Buy a Home in Thornbrooke at Stonebridge

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Buying a home in Thornbrooke at Stonebridge means buying one of 107 detached, fee-simple Taylor Woodrow homes, most with a private pool, on Winding Oaks Way, Pondside Lane, Langford Lane and Kitcheners Court inside Stonebridge Country Club in North Naples, Collier County, Florida 34109. It is the busiest single-family market behind the gate: 12 Southwest Florida MLS closings in the 24 months to September 26, 2026, at a median of $957,500. Every home comes with automatic club membership, a $20,012 FY2027 association bill, the lowest of any Stonebridge home, and, for an outside buyer, $18,399 due to the association at closing. This page is the purchase path. For the neighborhood itself, its three recorded supplements, plats and full sales history, read our Thornbrooke at Stonebridge neighborhood guide.

If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own in Thornbrooke and are selling to move, start with how we sell homes in Thornbrooke at Stonebridge and a free Thornbrooke at Stonebridge home valuation. Weighing the rest of the gate as well? Our Stonebridge Country Club community guide covers all ten neighborhoods.

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and in a neighborhood where 13 homes share one 1,917 square foot footprint and one home was listed for sale on September 24, 2026, we would rather you know which of the 107 fits you before the next one comes up.

What Does It Take to Buy a Home in Thornbrooke at Stonebridge?

Buying a home in Thornbrooke at Stonebridge takes five things most Naples purchases do not: a budget for $18,399 at closing and $20,012 a year to the association, one master estoppel, the county deed record read beside the MLS, a pool and lot check on every comparable, and a roof and wind file on a house built from 1995 to 2000.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Everything below comes from the three recorded supplemental declarations that created Thornbrooke between 1995 and 1998, the Stonebridge Unit Two, Three and Four plats, the club’s FY2019 to FY2027 fee schedules, the member-era Declaration, the Collier County 2026 preliminary tax roll for all 107 homes, the county’s qualified sales file, every Stonebridge closing in the Southwest Florida MLS for the five years to September 26, 2026, and FEMA’s flood records. Where the record stops, we say so and name the document that answers the question.

Four Streets and 107 Houses

The Collier County 2026 preliminary roll places 64 Thornbrooke homes on Winding Oaks Way, 25 on Pondside Lane, 9 on Langford Lane and 9 on Kitcheners Court. Every home on Pondside, Langford and Kitcheners is Thornbrooke. Winding Oaks Way is the two-mile loop road that carries the clubhouse at 2100, and it splits by house number: 1570 to 1685 with a unit number is Braeburn’s coach-home condominium, 1704 to 1842 without a unit number is Thornbrooke, and 1848 to 1996 is Hawthorne Estates. On a listing that says only “Winding Oaks Way”, the house number is the check.

Three Plats, Three Supplements

Thornbrooke is defined by lot number, not by plat. Its 25 Pondside Lane homes are lots 57 to 81 of Stonebridge Unit Two, created by the Second Supplemental Declaration recorded September 19, 1995; its 31 homes on Unit Three, lots 132 to 162, were added on January 10, 1996; and all of Stonebridge Unit Four, lots 167 to 217, joined on March 4, 1998. Unit Two and Unit Three also hold Hawthorne Estates and Shoreham lots, so a statistic by plat is never a Thornbrooke statistic.

Fee Simple Under the Master Association, With One Estoppel

You own the lot and the house outright. There is no condominium, no condominium fee and no Thornbrooke corporation: the neighborhood is governed and billed by Stonebridge Country Club Community Association, Inc., a Chapter 720 homeowners association that is also the club, with an advisory committee of Thornbrooke owners. The practical result for a buyer is one association, one bill on one quarterly club account and one estoppel certificate at closing.

What Thornbrooke Does Not Have

Thornbrooke has no neighborhood pool, clubhouse or gate of its own; those are the club’s. It has no lots and no new construction, because the Stonebridge planned unit development is closed out. It has no age restriction, no community development district, no optional membership and no boat access: under the master Declaration the lakes are aesthetic, and boats and trailers stay inside an enclosed garage.

Not the Lake Mary Thornbrooke, and Not Stonebridge North or South

Two name traps catch buyers. The Thornbrooke Homeowners Association on Florida’s corporate register, filed in 2014, is in Lake Mary and has nothing to do with this neighborhood, which has no corporation at all. And on the Southwest Florida MLS, Stonebridge North and Stonebridge South are separate developments. The MLS files Thornbrooke homes under the plain STONEBRIDGE development name, so every MLS figure on this page was matched to Thornbrooke by street and house number.

Why Do Thornbrooke at Stonebridge Buyers Work With McGreevy and Comisar?

Thornbrooke at Stonebridge buyers work with McGreevy and Comisar because the purchase turns on records a listing does not show: the county deeds that never reached the MLS, the prior sale price of the same house, the pool row on the county roll, the roof permit on a pre-code house, the FY2027 fee stack and the tax reset. We read every Thornbrooke sale before we write an offer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Record, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more at DomainRealtyGroup.com.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers on this page belong to the market, and each one carries its source, window and count so you can check it.

What Buyers Say About Working With Us

McGreevy and Comisar are a top-reviewed Thornbrooke at Stonebridge buyer’s agent team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review

What a Buyer’s Agent Owes You in Thornbrooke

In Thornbrooke your agent should hand you, before your deposit goes hard: every recorded Thornbrooke sale of your size band from the last two years, including the ones that never reached the MLS; the house’s own prior sale prices; whether the county roll carries a pool row for it; the roof’s age and permit; a current wind mitigation form; the master estoppel; and the section 720.401 disclosure summary before you sign. Anything less leaves you pricing a house you have not fully seen.

Key Takeaways for a Thornbrooke at Stonebridge Buyer

A Thornbrooke at Stonebridge buyer should carry eight facts into the first showing: the size of the neighborhood, the price record on two systems, the current supply, the pool and lot discount, the association bill, the cash due at closing, the tax reset and the flood position. Each is below with its source, window and count.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

• 107 detached homes on four streets, built 1995 to 2000, county base area 1,769 to 2,324 square feet (median 1,933, n=107), lots of about 0.15 to 0.32 acre, a private pool on the roll at 92.
• 12 MLS closings in the 24 months to September 26, 2026, median $957,500 (n=12, even: the mean of $940,000 and $975,000), median 96.0 percent of final list price, median 44 days on market.
• 14 qualified county sales in the 24 months to August 20, 2026, median $975,000 (n=14, even: the mean of the 7th and 8th sales, both $975,000), range $617,000 to $1,250,000.
• No home has closed above its final list price since January 2024, and the last 12 months’ five closings sold at a median 93.47 percent (n=5).
• One Thornbrooke listing on the September 24, 2026 MLS pull, a 1,917 square foot home asking $995,000 after 129 days.
• $20,012 a year to the association for FY2027, the $17,600 club-level charge plus the $2,412 Thornbrooke fee, and $18,399 at closing for an outside buyer.
• A 2026 preliminary median tax bill of $5,633 that resets to your price after the sale.
• Shaded Zone X at all five FEMA test points in Thornbrooke, on ground of about 9.6 to 10.6 feet.

How Do We Track the Thornbrooke at Stonebridge Market for a Buyer?

We track the Thornbrooke at Stonebridge market on two independent systems: every Stonebridge closing in the Southwest Florida MLS for five years, matched to Thornbrooke by street and house number, and every qualified sale on the Collier County Property Appraiser’s sales file since the first Thornbrooke home sold in November 1995. Each catches sales the other misses.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

What We Tracked

We pulled all 190 Stonebridge closings in the Southwest Florida MLS from September 26, 2021 to September 26, 2026 and assigned each to its neighborhood; 33 are in Thornbrooke. We read the county’s qualified improved sales for all 107 Thornbrooke homes, 14 in the 24 months to August 20, 2026 and seven in the latest twelve. We also read the roll: 62 of the 107 homes are homesteaded (57.9 percent), and owner mailing addresses are led by Florida (72) and Massachusetts (12).

Why the MLS and the Deed Record Differ Here

Inside the overlapping 24 months, 11 sales appear in both systems. Three qualified county sales never appear in the Stonebridge MLS pull: $1,100,000 on Langford Lane in April 2025, $1,100,000 on Winding Oaks Way in July 2025 and $975,000 on Pondside Lane in May 2026. One MLS closing, a $975,000 Winding Oaks Way sale in February 2025, is not among the county’s qualified sales. A buyer who watches only the MLS misses two of the three highest recorded prices of the period.

Why the Numbers Are the Market’s, Not Ours

Every figure here is the market’s, with its window and count beside it. Price per square foot on the MLS uses MLS living area; on the county file it uses the county’s base area of the residence. For most Thornbrooke houses the two sit close together, but they are different measures, so we never set one against the other.

What Is the Thornbrooke at Stonebridge Market Like for Buyers Right Now?

The Thornbrooke at Stonebridge market has shifted toward buyers: 12 MLS closings in the 24 months to September 26, 2026 at a median of $957,500 and 96.0 percent of final list, none above list, the last 12 months at a median 93.47 percent, and one Thornbrooke listing on the September 24, 2026 MLS pull.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The 24-Month MLS Picture: 12 Closings

We widen the window until it holds ten or more closings, and for Thornbrooke the first window that does is 24 months. In the 24 months to September 26, 2026 the Southwest Florida MLS recorded 12 Thornbrooke closings: median sold price $957,500 (n=12, even: the mean of $940,000 and $975,000), range $617,000 to $1,250,000, $11,512,000 in volume, median $498 per square foot of MLS living area (n=12), median sold-to-final-list 96.0 percent (n=12, the mean of 95.85 and 96.10 percent; no closing in the window was an after-the-fact Sold Data Entry) and median days on market 44 (n=12, the mean of 42 and 46).

Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026, matched to Thornbrooke by street and house number. Sold-to-list divides the sold price by the final list price.

Every Thornbrooke MLS Closing of the Last 24 Months

Southwest Florida MLS Matrix, retrieved September 26, 2026; street only, no house numbers. The 12 together sold for 94.9 percent of their combined final list prices ($11,512,000 against $12,128,000, our arithmetic), and the median gap between final list and sold price was $42,500 (n=12, even: the mean of $40,000 and $45,000).

What the Sold-to-List Record Means for Your Offer

Of Thornbrooke’s 33 MLS closings in five years, 10 closed at or above the final list price, and nine of those ten closed from 2021 through 2023. Since January 2024 one Thornbrooke home has closed at its list price and none above it. In the 12 months to September 24, 2026 the five closings sold at a median 93.47 percent of final list (n=5, an observed ratio), and across Stonebridge’s eight fee-simple closings in the same window the median was 92.96 percent (n=8, even: the mean of 92.44 and 93.47 percent). The buyer now negotiates.

Year by Year, the Market Peaked in 2024

By calendar year, Thornbrooke’s MLS closings ran: 2022, 5 closings at a median of $885,000; 2023, 6 at $918,500 (the mean of $912,000 and $925,000); 2024, 6 at $1,062,500 (the mean of $1,050,000 and $1,075,000); 2025, 9 at $975,000; and 2026 to September 26, 3 at $930,000. The county’s recorded medians agree: $1,050,000 in 2024 (n=7) and $985,000 in 2025 (n=10). A listing priced off a 2024 memory is priced above today’s buyer.

How Thornbrooke Compares With Stonebridge

Over the same 24 months, Stonebridge Country Club recorded 76 MLS closings at a median of $616,000, 95.4 percent of final list (n=75) and 31 days on market; its 19 fee-simple closings had a median of $985,000 and 95.5 percent; its 57 condominium closings a median of $466,000 and 95.3 percent. Thornbrooke produced 12 of the 19 fee-simple closings. The fair yardstick for a Thornbrooke offer is the fee-simple side, not the community median, which condominiums pull down.

The County’s Recorded Sales, the Second Layer

The county’s 12-month window, August 21, 2025 to August 20, 2026, holds seven qualified Thornbrooke sales at a median of $975,000 (n=7, odd), fewer than ten, so we widened it. From August 21, 2024 to August 20, 2026 the county recorded 14 qualified Thornbrooke sales: median $975,000 (n=14, even: the mean of the 7th and 8th sales, both $975,000), range $617,000 to $1,250,000, $13,712,000 in recorded volume (our sum), and a median of $500.35 per county base square foot (n=14, even: the mean of $492.22 and $508.47). None was a builder sale.

Collier County Property Appraiser, 2026 preliminary roll, sales, building and parcel files dated August 29 and 31, 2026; qualified sales only; recording dates, not contract dates. Price per square foot is our arithmetic on county base area and is never compared with the MLS living-area figures above.

What Is for Sale Right Now

On September 24, 2026 the Southwest Florida MLS showed one active Thornbrooke listing: a 1,917 square foot home on Winding Oaks Way asking $995,000 after 129 days on market. The county file records a qualified sale of the same house at $925,000 in February 2025. Stonebridge as a whole showed nine actives asking $389,000 to $995,000, so the one Thornbrooke home was the highest-priced listing inside the gate. At the 24-month pace of 12 closings, one listing is about two months of supply (1 divided by 12/24, our arithmetic).

A Public-Record Sale, Walked Through

This is a public-record sale. In January 2026 a 1999 Winding Oaks Way pool home of 1,917 square feet, the most repeated footprint in Thornbrooke, closed in the MLS at $940,000 after 91 days on market, against a final list price of $985,000: $45,000 below list, 95.43 percent. The county recorded the deed on January 5, 2026 at the same price on a 0.21-acre lot, $490.35 per county base square foot, just under the 24-month county median of $500.35. The same house had closed in April 2023 at $865,000 after 22 days, so it gained $75,000 in under three years, less than the 2024 peak would have suggested.

Here is how we walk a buyer through it. The buyer paid the association $18,399 at closing as an outside buyer, about 2.0 percent of the price, and took on $20,012 a year in FY2027 club and neighborhood charges. An owner’s title policy at Florida’s promulgated rate on $940,000 is about $4,775, our arithmetic; with 80 percent financing, a $752,000 note would add about $2,632 in documentary stamp tax and $1,504 in intangible tax. At the 2025 rate of 9.5058 mills a taxable value equal to the price would bill about $8,935 a year, against a Thornbrooke median bill of $5,633, an illustration of the reset rather than a quote. Now set it beside today’s one listing: the same 1,917 square foot footprint, asking $995,000 after 129 days, on a house that recorded $925,000 in February 2025. The record says where a buyer’s offer starts.

Ready to Buy in Thornbrooke? Talk to Us Before You Tour

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With one Thornbrooke home on the MLS on September 24, 2026, no closing above list since January 2024 and three of the 14 latest county sales recorded without an MLS closing, the buyer who has a pre-approval, the sales for their size band and the fee stack in hand is the buyer who gets the right house at the right price. Start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. Selling a home to buy here? Get a free Thornbrooke at Stonebridge home valuation or call Jesse direct at (239) 898-6072.

What Does a Thornbrooke at Stonebridge Home Cost, and What Do You Get?

A Thornbrooke at Stonebridge pool home has recently cost $925,000 to $1,100,000 on the county record, for a detached house of about 1,800 to 2,250 county square feet built from 1995 to 2000 on a 0.15 to 0.32 acre lot. The county’s 2026 median just value is $705,760, an assessment well below every recent pool-home price.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026)

The Homes on the County Roll

A Handful of Repeated Plans

The roll shows a small set of repeated sizes, which reads as a handful of Taylor Woodrow production plans (our inference; no plan book surfaced, so we name no models and state no bedroom counts). The single most repeated base area is 1,917 square feet, on 13 homes, all in Unit Four, then 2,144 on six.

For a buyer this is an advantage: you can tour three versions of the same plan in a season and compare condition, pool, lot and roof directly, and the county record usually holds a recent sale of your exact footprint.

Street by Street

Our tabulation of the Collier County Property Appraiser 2026 preliminary roll. Kitcheners Court carries the largest typical houses and, with Langford Lane, the largest typical lots; Pondside Lane carries the highest typical county value per house and sits nearest Airport-Pulling Road.

The Pool Row Sets the Price Band

The county roll records a private pool at 92 of 107 homes. The two qualified sales of the last 24 months with no pool row, both with a spa, recorded the two lowest prices per base square foot, $318.70 and $437.97, while pool homes ran $446.43 to $650.03. If a listing has no pool, price it against the no-pool sales, and budget any pool you plan to add as an Architectural Review Committee and county permit project.

The Lot Moves the Price on the Same Plan

The same-plan test is clean on Pondside Lane: two 1996 homes of 2,184 base square feet recorded $1,075,000 on a 0.28-acre lot in February 2025 and $975,000 on a 0.15-acre lot in May 2026. The top sale, $1,250,000 on Winding Oaks Way, was a 1,923 square foot pool home on a 0.16-acre lot, so condition and position set the record, not size. Which lots back onto golf, water or preserve is on the recorded plats, not the roll, so we confirm the view lot by lot.

What the Developer Charged, and What the County Says Today

The median of each home’s first recorded improved sale price, from Taylor Woodrow’s first Thornbrooke sale on November 8, 1995 through 2000, was $265,600 (n=107, odd). The county’s 2026 median just value of $705,760 is its January 1 tax estimate, well below the $975,000 recorded median; it is an assessment, not a value an appraiser will use.

How Should a Buyer Read a Thornbrooke at Stonebridge Listing?

A buyer should read a Thornbrooke at Stonebridge listing for five things the photographs do not settle: the house number, which proves the neighborhood; the pool row on the county roll; the lot size and what it backs onto; the roof permit date on a 1995 to 2000 house; and the home’s own prior sale price, which the county file usually holds.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The House Number Is the Neighborhood

Winding Oaks Way numbers 1704 to 1842 without a unit number are Thornbrooke; 1848 and above are Hawthorne Estates, whose tested points on Springberry Circle and Wexford Court map in FEMA Zone AE. No Thornbrooke home is numbered above 1842. A buyer comparing a “Stonebridge single-family home on Winding Oaks Way” should confirm which side of that line it is on before comparing prices, fees or flood.

Seven Homes That Sold Twice

Seven Thornbrooke homes closed through the MLS more than once in five years, and their price paths are the best negotiation evidence a buyer has. One 1,932 square foot Winding Oaks Way home closed at $1,000,000 in June 2023, $1,050,000 in July 2024 and $975,000 in February 2025. A Pondside Lane home closed at $915,000 in February 2024 after 127 days and at $1,075,000 a year later with no days on market. A 1,925 square foot Winding Oaks Way home went from $885,000 in 2022 to the $1,250,000 record in 2025. Ask for a house’s prior sales before you write.

Living Area, Base Area and Adjusted Area

The county records base area, the heated residence, and adjusted area, which adds garage and covered space at partial weight; the MLS records living area as the listing agent enters it. In Thornbrooke they usually agree closely: 1,917 base and 1,917 living on the January 2026 sale, 2,249 and 2,249 on the December 2025 sale. Ask which measure any price per foot uses before you compare two homes.

The Pre-Code Question

Every Thornbrooke house predates Florida’s first statewide building code, effective March 1, 2002. The supplement already requires concrete tile, so the insurance question is the roof’s age, its permit date and how it is attached, plus the protection on each glazed opening and the garage door. A listing that names a permitted re-roof after March 1, 2002 and a current wind mitigation form is answering the buyer’s first underwriting question.

What a Screen Enclosure Year Tells You

The roll dates each pool, spa, deck and screen enclosure it records. Across Thornbrooke’s 104 screen enclosures, 53 carry a year of 2018 or later, 12 of them 2018, which fits a wave of cage replacement after Irma; that is our reading of feature years, not a permit record. The roll does not record roofs, windows or air conditioners, so the permit file is where those facts live.

What Does It Cost to Own a Thornbrooke at Stonebridge Home Every Year?

Owning a Thornbrooke at Stonebridge home costs $20,012 a year in FY2027 association charges, about $1,668 a month: the $17,600 club-level charge every Stonebridge residence pays plus the $2,412 Thornbrooke neighborhood fee, the lowest in Stonebridge, both billed by the master association on one club account, before property tax, insurance and club usage.

Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; Cost of Ownership page; Collier County 2026 preliminary roll, 29 Aug 2026)

The FY2027 Club-Level Charges, Line by Line

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.

The club’s two FY2027 documents label these two lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it. FY2027 adds a new $100 Strategic Reserves line.

The Thornbrooke Neighborhood Fee and How It Moved

The club’s FY2026 schedule is members-only, so this page publishes no FY2026 neighborhood fee. From FY2019 to FY2027 the Thornbrooke fee rose 10.7 percent (our arithmetic), because it is essentially a landscape contract.

What the Fee Pays For, and What You Pay For

Under the Second Supplemental Declaration, association lawn and landscape maintenance is mandatory in Thornbrooke and billed as a user assessment, and every lot’s irrigation ties to the community’s central system. The roof, exterior paint, pool, screen enclosure, homeowners and flood insurance and everything inside stay with the owner. That is the main difference from Shoreham next door, where the $4,560 fee includes the villas’ insurance and roof and paint reserves.

What a Year Costs, Before Insurance

On the published figures, a Thornbrooke home carries $20,012 in FY2027 association charges plus a property tax bill whose 2026 preliminary median is $5,633, about $25,645 a year before homeowners and flood insurance, utilities and club usage, by our arithmetic. The tax figure is the median seller’s bill; a new owner’s will be higher, as the tax section shows. Usage is by consumption: $35 for 18 holes with a cart in FY2027, $7 fitness classes and dining by the meal.

The Renovation Fee Runs to February 2035

The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035. A buyer in Thornbrooke today should expect to pay it for about eight more years.

A Service Charge Instead of a Food Minimum

Stonebridge has no food-and-beverage minimum. Instead every residence pays a $950 annual F&B service charge (FY2027) in lieu of a per-meal gratuity. There is also no initiation fee, equity certificate or membership deposit.

No CDD and No Master Special Assessment

Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line.

How Much Is the Capital Contribution When You Buy in Thornbrooke at Stonebridge?

An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing, plus a $600 membership transfer fee and a $299 estoppel fee: $18,399 in all under the FY2027 schedule. On Thornbrooke’s $975,000 county median that is about 1.9 percent of the price.

Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; FY2025 schedule updated 11 Apr 2025 and archived Cost of Ownership page)

The Three Charges and the Total

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.

From a Formula to a Flat $17,500

Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change.

The Existing-Owner Rule

The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. A Carrington, Willow Bend or Braeburn owner moving into a detached pool home is the case this rule was written for.

What $18,399 Means at a Thornbrooke Price

On a Thornbrooke price the contribution is real money but not a deal-breaker. When a listing has sat, as the one active home had at 129 days on September 24, 2026, a seller credit toward it is a fair ask.

How Does Club Membership Work When You Buy in Thornbrooke at Stonebridge?

Club membership in Thornbrooke at Stonebridge is automatic, bundled and non-equity: buying the house makes you a member of the association that owns the golf course and clubhouse, with no initiation fee, no deposit and nothing refunded when you sell. A Thornbrooke owner pays the same $17,600 club charge as every other Stonebridge residence and gets the same privileges.

Data updated: September 2026 (Stonebridge membership, golf and real estate pages; FY2027 Rates and Fees schedule dated 2 Sep 2026)

Automatic, Bundled and Non-Equity

“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club, which says “there are no equity or deposits required to become a member.” The golf course and clubhouse belong to the owners’ association: the county roll lists the association as owner of record. Each Thornbrooke home carries one vote among 799.

Golf

The course is 18 holes, par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee, across six rated tee sets, with a 71.6 rating and 136 slope from the back tee, per the club’s scorecard. Gene Bates laid out the original course and Kipp Schulties redesigned it in 2023. Members pay no green fee: $35 for 18 holes with a cart in FY2027.

Tennis, Fitness, the Pool and Dining

The racquet program is five Har-Tru tennis courts, open 8:00 a.m. to 10:00 p.m. daily; no pickleball appears in the club’s published schedules, and Collier County’s Veterans Community Park, about 1.7 miles away, has 14 pickleball courts. The fitness center was expanded in the 2014 clubhouse renovation, with $7 member classes in FY2027. The new Bistro and resort-style pool were open by spring 2024. Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro. Thornbrooke homes sit on the same loop road a short distance from the clubhouse at 2100 Winding Oaks Way.

Tenants and the Club

Under the master Declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Tenants pay renter rates on the FY2027 schedule: 18 holes with a cart at $92 from January to April, $78 in November and December and $35 from May to October, and $9 a fitness class.

What Are the Steps to Buy a Home in Thornbrooke at Stonebridge?

The steps to buy a home in Thornbrooke at Stonebridge are: get pre-approved and set alerts, read the sales of your size band on both systems, budget the fee stack and the tax reset, receive the section 720.401 summary before signing, order the master estoppel, clear the roof, wind, pool and insurance questions, and close with the association’s charges on the statement.

Data updated: September 2026 (Stonebridge FY2027 schedule; Florida Statutes 720.401 and 720.30851, current text)

Step 1: Get Pre-Approved and Set Alerts

Thornbrooke produces five to ten qualified sales in a typical recent year, and the best-priced pool homes in 2025 went under contract in 0 to 15 days. A pre-approval sized for a $925,000 to $1,100,000 purchase and a saved search for the four streets put you first in line.

Step 2: Read the Sales of Your Size Band, on Both Systems

Ask for the MLS closings and the county’s qualified sales for your band, 1,800, 1,900 or 2,100 square feet, pool or not. Three of the 14 latest county sales are only on the county record.

Step 3: Budget the Fee Stack and the Tax Reset

Put $18,399 in your cash to close, $20,012 a year in your carrying cost and a tax bill on your price, not the seller’s, in your budget before you tour.

Step 4: Pull the House’s Own History

Ask for the home’s prior sale prices, its permit history from Collier County Growth Management and the dates on its pool and screen enclosure rows. On a house that sold in 2023 or 2024, the prior price is the first negotiation fact.

Step 5: Receive the Disclosure Summary Before You Sign

The seller owes you the section 720.401 disclosure summary before you sign the contract. Make sure it is attached.

Step 6: Write the Offer With the Right Calendar

Build in the estoppel, a four-point and wind mitigation inspection, the insurance quote, the appraisal and, outside a loan, the 30-day waiting period on a new flood policy.

Step 7: Order the Master Estoppel on Day One

The estoppel comes from the association’s Controller’s office, $299 for FY2027. Thornbrooke needs only this one, because it has no separate neighborhood association.

Step 8: Clear Inspections, Insurance and the Appraisal

Inspect the roof, openings, pool equipment, screen enclosure, air conditioning and water heater, get a written insurance quote, and read the appraisal against the county’s sales.

Step 9: Close, Record and Join the Club

At closing the contribution, transfer fee and prorated charges are paid, the deed is recorded, and you become a member automatically.

Which Documents Should a Thornbrooke at Stonebridge Buyer Request?

A Thornbrooke at Stonebridge buyer should request the master estoppel, the section 720.401 disclosure summary before signing, the Second, Third and Fifth Supplemental Declarations, the master Declaration and rules, the FY2027 schedule and the seller’s account statement, the permit history, and for Unit Four Lot 197, FEMA’s 2008 letter and an elevation certificate.

Data updated: September 2026 (club governing documents page; Florida Statutes 720.401, 720.30851 and 720.3085, current text)

One Estoppel, From the Master Association

A Thornbrooke purchase needs one estoppel certificate, from Stonebridge Country Club Community Association, Inc., stating the quarterly club charges and neighborhood fee, any unpaid balance, the contribution and transfer fee to be collected from you and any special assessment in force. It costs $299 for FY2027 under the section 720.30851 cap as reset in 2024. Under section 720.3085 and the Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, which is why every open balance is cleared at closing.

The Section 720.401 Disclosure Summary and the Chapter 718 Fork

The master association is a Chapter 720 homeowners association, and Thornbrooke is fee simple with no condominium layer. Section 720.401 requires that a prospective buyer “be presented a disclosure summary before executing the contract for sale,” supplied by the owner on a resale, and the contract must say so in conspicuous type. If it is not provided before you sign, you may void the contract by written notice within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived. Section 720.401(2) carves out associations regulated under Chapters 718, 719, 721 and 723. Six of Stonebridge’s ten neighborhoods are Chapter 718 condominiums inside the Chapter 720 master, where disclosure also runs under section 718.503 and a condominium estoppel of up to $299 under section 718.116(8) is added; a Thornbrooke purchase has no Chapter 718 layer, so the Chapter 720 summary is the one that applies. Ask your closing attorney or title agent to confirm it for your contract. This is information, not legal advice.

The Three Thornbrooke Supplements

Collier County Clerk Official Records and the club’s June 2020 Supplemental Declarations compilation. The supplements also require concrete tile roofs and owner-maintained exteriors to the neighborhood committee’s standards, and amend the antenna rule.

What Is Not Published, and Who Holds It

What Flood Zone Is Thornbrooke at Stonebridge In?

Every Thornbrooke at Stonebridge street point we tested maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, on the maps effective February 8, 2024, on ground of about 9.6 to 10.6 feet NAVD88. Pondside Lane and the 1813 Winding Oaks Way point sit on panel 12021C0193J; the rest of Thornbrooke is on 12021C0194J.

Data updated: September 2026 (FEMA National Flood Hazard Layer and USGS 3D Elevation Program, queried 23 Sep 2026; Florida Division of Emergency Management surge zones; Collier County Floodplain Protection Newsletter, March 2026)

The Five Test Points

Each address geocoded with the U.S. Census geocoder, queried against FEMA’s National Flood Hazard Layer, ground elevation read from the USGS 3D Elevation Program at the same point, and the state’s surge layer checked, September 23, 2026. These are street points, not building footprints; the elevation certificate or a lender’s flood determination governs any single home.

What Shaded Zone X Means

Shaded Zone X is outside the 1 percent annual chance floodplain but inside the 0.2 percent annual chance area. It is not a Special Flood Hazard Area, so a federally backed lender does not normally require flood insurance, and it is not minimal hazard either. Next door in Hawthorne Estates, all three tested points on Springberry Circle and Wexford Court map in Zone AE on ground of 6.0 to 8.2 feet.

One Thornbrooke Lot on a FEMA Letter

Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge lots and buildings, and FEMA revalidated the list with the 2024 maps in letter 18-04-0009V. The list includes letter 08-04-1832A (February 14, 2008) for Stonebridge Unit Four Lot 197, a Thornbrooke lot, and a February 2008 letter covering various lots in Units Three and Five. No map revision applies to the community.

Surge and Evacuation

The state’s surge planning layer returns Category 2 at 1854 Pondside Lane: in a worst-case Category 2 track, water could reach the ground here. It is a planning model, not a forecast or a depth. 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.

The Storm Record

No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). That describes the record, not any single home; the seller’s section 689.302 flood disclosure speaks to a specific property.

Your Flood Checklist Before You Go Firm

1. Look up the address on FEMA’s Map Service Center and note the panel.
2. If the home is on Unit Four Lot 197, ask for letter 08-04-1832A and any elevation certificate.
3. Read the seller’s section 689.302 flood disclosure.
4. Get a flood quote inside the inspection period, remembering the 30-day wait on a new policy outside a loan.
5. Check the evacuation zone in Collier County’s lookup.

What Will It Cost to Insure a Thornbrooke at Stonebridge Home?

Insuring a Thornbrooke at Stonebridge home turns on four facts: you insure the whole house, because no association policy covers it; every tested point is shaded Zone X, so a federally backed lender’s flood mandate generally does not apply; the houses date from 1995 to 2000, before the statewide code; and Citizens requires flood coverage on every wind policy from January 1, 2027.

Data updated: September 2026 (Citizens Property Insurance flood requirement page; Florida Office of Insurance Regulation form OIR-B1-1802; club Hurricane Shutter Standards; Collier County Floodplain Protection Newsletter, March 2026)

You Insure the Whole House

Thornbrooke owners carry their own homeowners policy with wind, plus separate flood if they choose or must. Unlike Shoreham’s villas or the six condominiums, no association policy covers any part of a Thornbrooke home, so the roof, openings and pool cage are all on your quote.

Citizens’ Flood Rule Reaches Every Policy in 2027

A Thornbrooke owner insured through Citizens needs flood coverage by January 1, 2027, whatever the zone. A buyer who may end up with Citizens should carry flood in the budget from the start.

The Wind Mitigation Form on a 1995 to 2000 House

Wind credits come from the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, valid up to five years. Every Thornbrooke home was built after Hurricane Andrew and before Florida’s first statewide building code took effect on March 1, 2002, so the credits turn on a permitted re-roof after that date, roof-deck and roof-to-wall attachment, roof shape (a hip roof earns the largest single credit), secondary water resistance and impact protection on every glazed opening and the garage door. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region.

The Club’s Shutter Rules

The club’s Hurricane Shutter Standards set which devices may stay up during the season by elevation: strap-and-buckle and Bahama shutters cannot face the street, and plywood is allowed only on a preserve view. Impact glass or impact-rated panel, rolling, accordion or fabric shutters can satisfy both the club and an insurer, and any new shutter or window needs Architectural Review Committee approval.

My Safe Florida Home

Florida’s My Safe Florida Home program offers a free wind inspection and matching hardening grants of up to $10,000 to homesteaded owners of homes built before 2008 with an insured value of $700,000 or less, under section 215.5586. With a median county just value of $705,760, Thornbrooke is one of the two Stonebridge neighborhoods whose owners are likeliest to qualify once homesteaded, by our inference. Just value is not insured value; check the program’s own test.

The CRS Discount and the 30-Day Wait

Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, and a new NFIP policy typically waits 30 days unless it is bought in connection with a loan.

Why This Page Does Not Quote a Premium

No source we hold supports a premium for any Thornbrooke home, so we publish none. With the flood determination, any elevation certificate, the wind mitigation report, the roof permit date and a four-point inspection, a licensed Florida insurance agent can quote a specific address inside your inspection period.

How Much Will Property Taxes Be After You Buy in Thornbrooke at Stonebridge?

Property taxes after you buy in Thornbrooke at Stonebridge follow your purchase price, not the seller’s bill. The 2026 preliminary median Thornbrooke bill is $5,633, and at the 2025 rate of 9.5058 mills a taxable value equal to the county’s 24-month median price of $975,000 would bill about $9,268 a year.

Data updated: September 2026 (Collier County 2026 preliminary tax roll, 29 Aug 2026; Collier County Tax Collector)

Millage Area 133

Every Stonebridge parcel sits in millage area 133 of unincorporated Collier County, which carried 9.5058 mills for tax year 2025 and shows 9.4020 mills on the 2026 preliminary roll; the 2026 rates are proposed, not adopted. There is no city millage, because Stonebridge is outside the City of Naples, and non-ad-valorem assessments are $0 on every Stonebridge parcel.

Why Your Bill Will Not Look Like the Seller’s

Sixty-two of the 107 Thornbrooke homes are homesteaded, and their assessments have been capped under Save Our Homes. Under section 193.155 a homestead’s assessed value rises each year by no more than 3 percent or the change in the Consumer Price Index, whichever is lower, and resets to just value after a change of ownership; the seller’s exemption does not pass to you. Florida’s section 689.261 disclosure warns buyers not to rely on the seller’s bill for exactly this reason.

The Reset, Illustrated

An illustration of the mechanism, not a quote; the county’s assessment of a new owner usually lands below the price paid, and a homestead exemption lowers the taxable value.

Homestead and Portability

If Thornbrooke will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A buyer leaving another Florida homestead may be able to port part of that Save Our Homes benefit; ask the Property Appraiser’s office before you close.

Paying the Bill

Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February, per the Collier County Tax Collector. Your closing prorates the current year against the seller’s bill, so the first full bill in your name arrives the November after you buy. Ask your lender to escrow off the projected figure.

Which Thornbrooke at Stonebridge Rules Decide Whether a Home Works for You?

The Thornbrooke at Stonebridge rules that decide whether a home works for you are the master Declaration’s 30-day minimum and four-lease cap, the household-pet rule, the garage-only rule for boats, trailers and commercial vehicles, architectural approval for any exterior change and the club’s sign rules. Thornbrooke’s supplements add mandatory landscaping and tile roofs.

Data updated: September 2026 (member-era Declaration, archived 21 Sep 2021; Thornbrooke supplemental declarations; club open house rules)

Leasing

A lease must cover the whole home, be in writing, run at least 30 days, and a home may be leased no more than four times in a calendar year, with no subleasing or assignment without Board approval. Thornbrooke has no condominium association, so there is no second approval layer; the current master rule on lease approval is not stated in the documents we read, so we confirm it with the association on each lease. That suits seasonal tenants, not vacation rentals.

Pets

Owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” under the master Declaration. Pets are leashed whenever outside the home, owners pick up after them, and pets are never allowed on the golf course. A fence or pet enclosure is an exterior improvement for the Architectural Review Committee. An assistance animal is an accommodation under section 760.27, not a pet.

Vehicles, Boats and Garages

Commercial or lettered vehicles, RVs, trailers, boats and boat trailers stay inside an enclosed garage, garage doors stay closed except to come and go, and violators may be fined up to $50 a day.

Landscaping You Do Not Choose

Association lawn and landscape care is mandatory in Thornbrooke and billed in the neighborhood fee, and each lot’s irrigation ties to the central system. Watering follows the county’s rules: three days a week, never between 10 a.m. and 4 p.m. and never on a Friday. A buyer who wants a personal garden plan should ask the neighborhood committee what the contract covers before closing.

Architectural Review

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 Thornbrooke that includes a re-roof, new windows or shutters and repainting.

Not Age-Restricted

Stonebridge is not age-restricted, and Thornbrooke’s supplements add no restriction. Any buyer may buy, live in or lease a Thornbrooke home under the ordinary rules; the only age rules are club rules for golf and cart driving.

Signs and Open Houses

The club bars “For Sale” signs on the home and in vehicles. Open houses must be registered with the association office by 1:00 p.m. Friday and use only the approved sign, noon to 5 p.m., at most twice a week; a side-street home on Pondside, Langford or Kitcheners may add one sign at its Winding Oaks Way intersection. Most Thornbrooke homes are found through the MLS, alerts and agents, not a drive-by.

What Is Being Built Around Thornbrooke at Stonebridge That a Buyer Should Know?

Thornbrooke at Stonebridge is built out, so the changes are around Stonebridge Country Club: Collier County’s $42 million widening of Airport-Pulling Road to six lanes along the west side, with no noise wall, a planned Livingston Road flyover at Immokalee Road, an I-75 interchange rebuild and new apartments outside the gate. Pondside Lane is the Thornbrooke street nearest the road.

Data updated: September 2026 (Collier County Airport Road 60 percent design handout, 27 Mar 2025; FDOT Southwest Florida project pages)

Airport-Pulling Road Goes to Six Lanes

The widening runs along the west side of Stonebridge at $42.0 million per the county’s March 27, 2025 design handout, with 11-foot lanes, a raised median and a 6-foot sidewalk on the Stonebridge side. The county said construction was “anticipated to begin in June 2026 and last up to two years,” and its noise study found no barrier cost reasonable and feasible, so no wall will be built. By our reading of the flood panel lines and street coordinates, Pondside Lane is the part of Thornbrooke nearest the road, so road noise is a fair question at a Pondside showing.

The Wider Corridor

A Livingston Road flyover over Immokalee Road had its design contract approved July 28, 2026; the I-75 at Immokalee Road diverging diamond interchange is expected to start construction in early 2027; and the Vanderbilt Beach Road Extension’s first phase opened June 12, 2026. No builder will ever put a new home in Thornbrooke to compete with a resale.

Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge: Which Should You Buy?

Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge is the choice most Stonebridge buyers of a detached pool home weigh. Thornbrooke offers 107 homes of about 1,933 median base square feet on 0.17-acre lots at a $957,500 MLS median; Hawthorne Estates offers 78 larger homes on 0.24-acre lots at higher prices, with lake-edge flood pockets.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Both were created by Taylor Woodrow in 1995, both are neighborhoods of the same master association with advisory committees and no corporation, both require concrete tile roofs and association landscaping, and both are zoned to the same three schools. Beyond that they are different buys. Hawthorne Estates has its own Hawthorne Estates at Stonebridge neighborhood guide and its own guide to buying a home in Hawthorne Estates at Stonebridge.

The Thornbrooke vs Hawthorne Estates Decision Table

Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file, August 29, 2026; the club’s FY2027 schedule; FEMA National Flood Hazard Layer, queried September 23, 2026. Hawthorne Estates never reaches ten MLS closings in any window, so its medians rest on four and six sales.

Per Square Foot, the Two Are Closer Than the Prices

Hawthorne’s four MLS closings of the last 24 months ran $985,000, $1,375,000, $1,500,000 and $1,810,000, at $411 to $597 per MLS living square foot, against Thornbrooke’s $498 median (n=12). Most of Hawthorne’s price premium is size, not a higher rate per foot. A buyer who wants a larger house but a Thornbrooke budget should look first at Thornbrooke’s 2,100 to 2,300 square foot plans on Kitcheners Court and Pondside Lane.

What the Choice Costs Each Year

The association bills differ by $1,008 a year, Thornbrooke’s $20,012 against Hawthorne’s $21,020, and the median tax bills by about $310. The larger differences are the purchase price and the flood file: a Hawthorne home on an AE street brings an elevation certificate and, often, a lender flood requirement that a Thornbrooke home in shaded Zone X generally does not.

Which Priorities Point to Thornbrooke, and Which to Hawthorne Estates

Choose Thornbrooke at Stonebridge if you want a detached pool home inside the gate for about $925,000 to $1,100,000, the lowest association bill in Stonebridge, a street that tests in shaded Zone X, and a market with enough sales to price against now and when you sell. Choose Hawthorne Estates at Stonebridge if you want the larger standard lots and houses, will wait for one of about two sales a year, and will read an elevation certificate and a flood quote before you offer. Call Marc at (239) 287-5873 and we will lay the two neighborhoods’ sales side by side before you tour.

How Do We Find You the Right Home in Thornbrooke at Stonebridge?

We find you the right home in Thornbrooke at Stonebridge by knowing the 107 houses by plan, pool and lot before one is offered, watching the county record as well as the MLS, reaching owners through our network when a quiet sale is possible, and touring with the roof, wind, pool and flood questions in hand.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Knowing 107 Houses Before One Is Offered

Thornbrooke’s base areas cluster in three bands, 1,800 to 1,899 (18 homes), 1,900 to 1,999 (42) and 2,100 to 2,299 (41), and 15 homes have no pool row. We narrow the neighborhood to the plans, streets and lots that fit your list, so you recognize the right house the day it becomes available.

Three Recent Sales Never Reached the MLS

Three of the 14 qualified Thornbrooke sales of the last 24 months, at $1,100,000, $1,100,000 and $975,000, are not among the Stonebridge MLS closings. Some owners prefer a quiet sale, and when an owner in our network is considering one we can introduce a qualified buyer before a public launch, always within the seller’s instructions.

Showings Behind a Guarded Gate

Every buyer and agent enters through Stonebridge’s gated entrances on Immokalee Road or Airport-Pulling Road North. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling Road gate staffed (management listed un-staffing it as a $75,000 savings option and kept it). We clear each showing at the gate.

Touring: Roof, Openings, Pool and Lot

On every tour we check the roof’s age and permit, the window and garage door protection, the pool, spa and cage equipment and their roll dates, the air conditioning, which way the lanai faces and what it looks onto, and, on Pondside Lane, the road.

Set Up Custom Listing Alerts for Thornbrooke at Stonebridge

Set up a saved search with alerts for Winding Oaks Way 1704 to 1842, Pondside Lane, Langford Lane and Kitcheners Court through our site and it will notify you when a matching home is listed. If you would rather we tune it, call Marc at (239) 287-5873, or start from our buyer resources for Southwest Florida.

How Do We Negotiate for You in Thornbrooke at Stonebridge?

We negotiate a Thornbrooke at Stonebridge purchase on the record: the 12 MLS closings and 14 county sales of the last 24 months, the house’s own prior sale prices, the 93.47 percent median of the last 12 months, the pool row, the age of the roof and openings on a 1995 to 2000 house, the insurance quote and the tax reset.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Price: The Plan’s Record and the Listing’s History

We price your offer against recorded Thornbrooke sales of the same size band and pool status, read on the same measure, and against the listing’s own history, including price changes and prior sales. In December 2025 a 2,249 square foot no-pool home closed $110,000 under its $1,095,000 list price after 12 days; in April 2026 a 1,830 square foot pool home closed $65,000 under list after 87 days. A listing priced above its plan’s record is where negotiation room lives.

Days on Market as Leverage

The last 24 months’ days on market ran from 0 to 91, median 44. The three longest, 85, 87 and 91 days, closed at 97.37, 93.47 and 95.43 percent of list. When a listing passes 60 days, as the one active home had at 129 on September 24, 2026, the seller has usually already heard the market’s answer.

Condition and Insurance as Leverage

On a 26 to 31 year old house, the roof, openings, air conditioning, water heater, pool equipment and screen enclosure all show up in the inspection and the insurance quote. A wind mitigation form and a flood quote obtained inside the inspection period turn condition into numbers.

The Contract Calendar

A Thornbrooke contract has fewer outside clocks than a Stonebridge condominium: one estoppel, no condominium approval. We write the inspection period and closing date around the estoppel, the insurance quote, the appraisal and any 30-day flood waiting period.

Protecting Your Escrow Deposit

Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline and make sure the disclosure summary, the estoppel, the roof facts and the insurance quote arrive before your deposit goes hard.

Appraisal Versus Assessed Just Value

The county’s median just value of $705,760 is an assessment, not a price, and every recent Thornbrooke pool-home sale closed well above it. If an appraisal comes in below contract, we go back to the recorded sales of your plan, including the three that never reached the MLS, to decide whether to renegotiate, bridge or walk.

What Are Buyer Closing Costs in Thornbrooke at Stonebridge?

A Thornbrooke at Stonebridge buyer pays ordinary Florida closing costs plus $18,399 to the association as an outside buyer, the prorated club and neighborhood charges, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.

Data updated: September 2026 (Stonebridge FY2027 schedule; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133)

The Association’s Lines

An outside buyer’s settlement statement carries the $17,500 New Owner Capital Contribution and the $600 membership transfer fee, and the $299 master estoppel fee unless the contract assigns it to the seller. There is no condominium estoppel or condominium application in Thornbrooke.

Title Insurance and the Promulgated Rate

Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, then $2.50 per $1,000 from $1 million to $5 million. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though the contract controls.

Estimates only; reissue credits and rounding change the figure, and a lender’s policy is a separate buyer cost.

Taxes on a Financed Purchase

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 $780,000 loan, 80 percent of the county’s 24-month median, that is 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.

Prorations and the Quarterly Club Bill

Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill, which is not a forecast of yours. Club charges and the neighborhood fee are billed quarterly, so the closing date decides which quarter’s charges are prorated.

Inspections and Survey

Budget for a general inspection, a wind mitigation inspection and a four-point inspection, plus a pool and screen enclosure inspection. A survey is worth ordering before you plan a pool, enclosure, fence or driveway change the Architectural Review Committee will review.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation changed on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, the agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.

Data updated: September 2026 (National Association of REALTORS settlement pages)

The Written Buyer Agreement Before a Tour

The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent or ask us about Thornbrooke; the line is the tour.

Compensation Is Negotiated in the Transaction

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.

What This Means in Thornbrooke

In Thornbrooke, representation earns its keep in the diligence: three of the latest 14 county sales outside the MLS, prior sale prices on houses that have sold twice, a pool row that moves the price band, a roof and wind file on a pre-code house, a capital contribution whose recorded amendment is not yet located and a tax reset that can add thousands a year. Read more about our team and our credentials before you decide.

What Schools, Healthcare and Drive Times Come With a Thornbrooke at Stonebridge Address?

A Thornbrooke at Stonebridge address, tested at five points on all four streets, is zoned for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all graded A by the Florida Department of Education in 2026. NCH North Naples Hospital is about five minutes from the clubhouse off-peak and I-75 about six.

Data updated: September 2026 (Collier County Public Schools zone database for zone year 2027; 2026 Accountability Brief; OSRM off-peak routing from the clubhouse)

The Three Zoned Schools

The district’s zone database returned the same three schools, with no rezone flag, for 1854 Pondside Lane, 1795 Langford Lane, 1724 and 1813 Winding Oaks Way and 1777 Kitcheners Court. Confirm any address in the district’s zone lookup, because boundaries are reviewed every year.

Everyday Drives

Off-peak model estimates from the clubhouse at 2100 Winding Oaks Way on OpenStreetMap roads; Thornbrooke homes sit on the same loop road a short distance away. From January to April, Immokalee Road, US 41 and I-75 add time.

The Beach

Stonebridge sits about three miles, straight line, from the Gulf beaches. Collier County residents, including part-time owners, park free at county beach parks with a resident permit from the Tax Collector.

Is Thornbrooke at Stonebridge the Right Place for You to Buy?

Thornbrooke at Stonebridge is the right place to buy if you want a detached pool home inside a bundled, no-CDD golf club for the lowest association bill in Stonebridge, with association lawn care and shaded Zone X test points, and you accept small lots, pre-code houses, owner-maintained exteriors and a mandatory $17,600 club bill.

Data updated: September 2026 (Collier County 2026 preliminary roll and sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

The Case For

• The lowest association bill of any Stonebridge home, $20,012 a year for FY2027.
• A private pool on the roll at 92 of 107 homes.
• No yard work: association lawn and landscape care is mandatory.
• Shaded Zone X at every tested point, on about 9.6 to 10.6 feet of ground.
• The deepest single-family sales record in the gate: 12 MLS closings in 24 months, so pricing rests on real comparables.
• A negotiating market: no closing above list since January 2024.
• Golf with no green fee, tennis, fitness, a resort-style pool and four dining rooms, with no food minimum.

The Case Against

• A mandatory $17,600 club layer whether or not you golf, plus $18,399 at closing for an outside buyer.
• Small lots: a 0.17-acre median leaves limited room beyond the pool deck.
• Houses built before the statewide building code, so insurance credits depend on later permitted work.
• The roof, paint, pool, cage and insurance are the owner’s.
• Fifteen homes without a pool row, which trade at a visible discount.
• Up to two years of Airport-Pulling Road construction on the west side, with no noise wall.
• A 30-day lease minimum and four-lease cap rule out vacation rentals.

Get Your Personalized Thornbrooke at Stonebridge Buyer Consultation

A personalized Thornbrooke at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will set the 12 MLS closings and 14 county sales for your size band beside your budget, build the fee stack and the tax reset for your price, pull the prior sales of any house you like, and tell you honestly whether Thornbrooke fits how you live.

The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.

Jesse McGreevy

Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the county’s deed file, the MLS, the recorded supplements and FEMA’s records rather than a portal feed. Reach him at (239) 898-6072 or [email protected].

Marc Comisar

Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Thornbrooke buyer that means the roof, openings, pool and cage on a 1995 to 2000 house, what the lanai looks onto, and a calendar that lines up the estoppel, insurance and appraisal with your closing. Reach him at (239) 287-5873.

How to Reach Us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Why Does a Thornbrooke at Stonebridge Specialist Matter?

A Thornbrooke at Stonebridge specialist matters because the facts that decide a purchase here, three recent sales that never reached the MLS, houses that sold twice, a pool row that moves the price band, a house-number line on Winding Oaks Way, a contribution that nearly tripled in 2025 and a tax bill that resets at sale, live in records a general Naples search never surfaces.

Data updated: September 2026 (Collier County Property Appraiser sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

Eight Facts a General Naples Agent Will Not Have

1. Thornbrooke is 107 homes on lots 57 to 81, 132 to 162 and 167 to 217 of Stonebridge Units Two, Three and Four.
2. Winding Oaks Way 1704 to 1842 is Thornbrooke; 1848 and above is Hawthorne Estates.
3. The 24-month MLS median is $957,500 on 12 closings, and no closing has topped list since January 2024.
4. Three of the 14 latest county sales are not among the MLS closings.
5. The two no-pool sales of the last 24 months recorded the two lowest prices per base square foot.
6. The Thornbrooke fee is $2,412 for FY2027, the lowest in Stonebridge.
7. An outside buyer pays $18,399 at closing; a qualifying existing owner pays no contribution.
8. The median tax bill is $5,633 and resets after the sale.

Read the Full Thornbrooke at Stonebridge Neighborhood Guide

This page is the purchase path. For the neighborhood’s history from Southampton at Naples to the Unit Four plat, the declarations layer by layer and the full sales record back to 1995, read our complete Thornbrooke at Stonebridge neighborhood guide, and for the whole gate our Stonebridge Country Club community guide and our Stonebridge Country Club buyer guide.

Selling Your Current Home to Buy Here?

If you are selling a home to buy in Thornbrooke, including a move from a Stonebridge condominium into a detached pool home, see how we sell Thornbrooke at Stonebridge homes and request a free Thornbrooke at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Thornbrooke at Stonebridge buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and work the North Naples golf-community market that Stonebridge sits in. Reach Jesse direct at (239) 898-6072.

More about how we work and the team behind us is on our about McGreevy and Comisar page. We tracked every one of Thornbrooke’s 33 MLS closings in five years and every qualified Thornbrooke deed on the county record since November 1995, which is how we know which recent sales never reached the MLS and which houses have sold twice.

The Record on This Point, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Frequently Asked Questions, Buyer Edition

Thornbrooke at Stonebridge buyers ask the same questions before they tour, and the answers below come from the recorded Thornbrooke supplements, the Stonebridge Declaration and FY2027 schedule, the Collier County 2026 roll and sales file, FEMA’s records and the Southwest Florida MLS, each in one paragraph. Nothing here is legal, tax or insurance advice.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

What is Thornbrooke at Stonebridge?

A neighborhood of 107 fee-simple, detached single-family homes inside Stonebridge Country Club in North Naples, ZIP 34109, built by Taylor Woodrow from 1995 to 2000 and created by a supplemental declaration recorded September 19, 1995 (OR 2101, Page 152). It is governed by the master association, not by its own corporation.

Is this the Thornbrooke in Stonebridge Country Club in Naples?

Yes: the Thornbrooke neighborhood of Stonebridge Country Club, Naples, FL 34109. It is not the Thornbrooke Homeowners Association in Lake Mary, not the Boca Raton Stonebridge club, and not in the MLS developments Stonebridge North or Stonebridge South.

How many homes are in Thornbrooke at Stonebridge?

107: 64 on Winding Oaks Way, 25 on Pondside Lane, 9 on Langford Lane and 9 on Kitcheners Court, per the Collier County 2026 preliminary roll.

Are any Thornbrooke homes for sale right now?

One was listed on the September 24, 2026 MLS pull: a 1,917 square foot Winding Oaks Way home asking $995,000 after 129 days. Call Marc at (239) 287-5873 for today’s list, including anything coming soon.

How much does a home cost in Thornbrooke?

The MLS recorded 12 Thornbrooke closings in the 24 months to September 26, 2026 at a median of $957,500, from $617,000 to $1,250,000. The county recorded 14 qualified sales in the 24 months to August 20, 2026 at a median of $975,000.

What have Thornbrooke homes sold for recently on the MLS?

The five MLS closings of the 12 months to September 24, 2026 were $985,000 and $985,000 in December 2025, $940,000 in January 2026, and $930,000 and $617,000 in April 2026.

How far below list do Thornbrooke homes sell?

Over 24 months the median is 96.0 percent of final list (n=12); over the last 12 months, 93.47 percent (n=5). No Thornbrooke home has closed above list since January 2024.

How long do Thornbrooke homes take to sell?

The 24-month median is 44 days on market (n=12), with a range of 0 to 91 days. Well-priced pool homes often go under contract inside two weeks.

What is the price per square foot in Thornbrooke?

On MLS living area the 24-month median is $498 (n=12). On county base area the 24-month median is $500.35 (n=14). The two measures are not comparable.

What is the highest price a Thornbrooke home has sold for?

$1,250,000, for a 1997 Winding Oaks Way pool home of 1,923 county base square feet on a 0.16-acre lot, recorded August 25, 2025.

Why do some Thornbrooke sales not appear on the MLS?

The county file includes sales that never ran through the MLS. Three of the 14 qualified sales of the last 24 months, at $1,100,000, $1,100,000 and $975,000, are not among the Stonebridge MLS closings.

How big are Thornbrooke homes?

County base area runs 1,769 to 2,324 square feet, median 1,933; the most common size is 1,917 square feet, on 13 homes. Bedroom counts are not on the county roll, so confirm them on each listing.

How big are the lots in Thornbrooke?

About 0.15 to 0.32 acre, median 0.17 acre. Langford Lane and Kitcheners Court have the largest typical lots at 0.22 acre.

Do all Thornbrooke homes have pools?

No. The county roll records a private pool at 92 of 107 homes, a spa at 39 and a screen enclosure at 104. The 15 without a pool row trade at a discount.

Are Thornbrooke homes on the golf course?

Some Unit Two and Unit Four lots border golf tracts on the plats, but the county roll does not flag golf frontage, so we confirm the view for each home from the plat, the survey and on site.

What are the HOA fees in Thornbrooke?

The Thornbrooke neighborhood fee is $2,412 a year for FY2027 ($603 a quarter), plus the $17,600 club-level charge every Stonebridge home pays: $20,012 a year in all, the lowest of any Stonebridge home.

What does a buyer pay the association at closing?

An outside buyer pays a $17,500 capital contribution, a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all under the FY2027 schedule.

Does a Stonebridge owner moving to Thornbrooke pay the capital contribution?

The FY2027 schedule lists the existing-owner contribution as $0; the club’s web wording ties it to owning a single home and buying within a year of selling. Confirm with the association’s Controller before contract.

Is club membership mandatory in Thornbrooke?

Yes. Membership is automatic with the deed, bundled and non-equity, with no initiation fee or deposit.

Is there a food and beverage minimum?

No. Every residence pays a $950 annual F&B service charge in lieu of a per-meal gratuity.

What are property taxes on a Thornbrooke home?

The 2026 preliminary median is $5,633. A buyer’s bill resets after the sale; at the 2025 rate, a taxable value of $975,000 would bill about $9,268.

Is there a CDD or special assessment in Thornbrooke?

No CDD and no special-district assessment, and no master special assessment in the club’s FY2019 to FY2027 schedules.

What flood zone is Thornbrooke in?

All five Thornbrooke test points, on Pondside Lane, Langford Lane, Winding Oaks Way and Kitcheners Court, returned shaded Zone X on the FEMA maps effective February 8, 2024. Confirm any home with its elevation certificate or a lender’s flood determination.

Do I need flood insurance in Thornbrooke?

A shaded-X home generally does not trigger a federally backed lender’s mandate, but Citizens requires flood coverage on every wind policy from January 1, 2027, and many owners carry it regardless.

Did Thornbrooke flood in Hurricane Ian?

No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). That describes the record, not any single house; read the seller’s flood disclosure.

What should I ask about the roof and windows?

The roof permit date, whether the openings carry impact-rated glass or approved shutters, and whether a current wind mitigation form (OIR-B1-1802) exists. Every Thornbrooke house predates the March 1, 2002 building code.

Who maintains the yard and the exterior of a Thornbrooke home?

The association provides lawn and landscape maintenance and central irrigation. The owner keeps the roof, paint, pool, screen enclosure and insurance.

Can I rent out a Thornbrooke home?

Yes, for at least 30 days, no more than four leases a calendar year, whole home only and in writing, under the master Declaration. Short-term vacation rentals are not permitted.

Are pets allowed in Thornbrooke?

Yes: household pets in a reasonable number set by the Board, leashed outside the home, never on the golf course.

Can I keep a boat or trailer at a Thornbrooke home?

Only inside an enclosed garage, with the door closed except to come and go.

Is Thornbrooke at Stonebridge age-restricted?

No. Stonebridge’s master Declaration carries no age restriction, and Thornbrooke’s supplements add none.

What schools serve Thornbrooke at Stonebridge?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all graded A in 2026, per the district’s zone database at five Thornbrooke addresses.

Is Thornbrooke at Stonebridge gated?

Yes, through Stonebridge’s two gated entrances on Immokalee Road and Airport-Pulling Road North; Thornbrooke has no separate gate.

Will the Airport-Pulling Road widening affect a Thornbrooke home?

It may matter most on Pondside Lane, the Thornbrooke street nearest the road by our reading of the map, during up to two years of construction with no noise wall.

Do I need a written buyer agreement before touring a Thornbrooke home?

Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.

Who pays the buyer’s agent on a Thornbrooke purchase?

It is negotiated. Your agreement sets what your agent may receive; a seller may cover some or all of it in the transaction.

What closing costs does a Thornbrooke buyer pay?

Ordinary Florida costs, including the owner’s title policy by Collier custom and, if financed, note stamps and intangible tax, plus the $18,399 in association charges.

Thornbrooke or Hawthorne Estates: which is the better buy?

Thornbrooke for the lowest association bill, shaded Zone X test points and the deepest sales record; Hawthorne Estates for larger houses and lots at higher prices, with AE flood pockets. The decision table above sets them side by side.

Who is the best buyer’s agent for Thornbrooke at Stonebridge?

An agent who has read the county’s sales as well as the MLS, knows which houses have sold twice, and will put the fees, roof and tax reset on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Selling One Home to Buy in Thornbrooke

Buyers who are selling another home first, including a Stonebridge condominium, ask these questions. These answers cover the sequence, the contribution and the homestead, and point to our seller pages for the rest.

Should I sell my current home before I buy in Thornbrooke?

With five to ten Thornbrooke sales a year and one listing on September 24, 2026, many buyers write a contingent or bridge-financed offer rather than wait. Get a free Thornbrooke at Stonebridge home valuation if you already own here, or a valuation of your current home first, and call Jesse direct at (239) 898-6072.

Do I pay the capital contribution again if I move from another Stonebridge neighborhood?

The FY2027 schedule lists $0 for a qualifying existing owner; the club’s wording ties it to a single-home owner buying within one year of selling. Confirm with the Controller before contract.

Can I transfer my Florida homestead benefit to a Thornbrooke home?

You may be able to port part of your Save Our Homes benefit to a new Florida homestead. Ask the Collier County Property Appraiser before closing.

What happens to my club membership if I sell one Stonebridge home and buy another?

Membership follows the home you own. You remain a member through the new home, and the estoppels on both sides state what each account owes.

How do I sell my Thornbrooke home if I am moving on?

Start with how we sell homes in Thornbrooke at Stonebridge, which covers pricing to the 12 MLS closings and the three county sales that never reached the MLS.

Sources and Authoritative References

Every Thornbrooke at Stonebridge figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the club’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and our own guides. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (Stonebridge closings September 26, 2021 to September 26, 2026 and actives, retrieved September 24 and 26, 2026)
• Collier County Clerk, Official Records document search
• Collier County Clerk, Official Records legal description search
• Collier County Clerk official records
• Collier County government, publisher of the Property Appraiser 2026 preliminary roll files, August 29, 2026
• Collier County Tax Collector, real estate property taxes
• Collier County Tax Collector, beach parking sticker
• Florida Department of Revenue, Property Tax Data Portal
• Florida Department of Revenue, property tax information for taxpayers
• Collier County PUD Master List, Southampton PUD, Ordinance 92-24
• Collier County irrigation water and watering rules

Stonebridge Country Club documents

• Stonebridge Country Club home page
• Stonebridge Country Club, about
• Stonebridge Country Club, history
• Stonebridge Country Club, site plan and location
• Stonebridge Country Club, membership
• Stonebridge Country Club, golf
• Stonebridge Country Club, course tour and scorecard
• Stonebridge Country Club, lifestyle
• Stonebridge Country Club, fitness and tennis
• Stonebridge Country Club, real estate information and estoppel contact
• Stonebridge Country Club, Cost of Ownership, FY2027
• Stonebridge Country Club, open house rules
• Stonebridge Country Club, governing documents file list
• FY2027 Rates and Fees schedule, September 2, 2026
• FY2025 Dues and Fees with Board resolution and budget memo, August 30, 2024
• FY2025 Dues and Fees Schedule, updated April 11, 2025
• FY2019 detailed neighborhood fees, February 18, 2019
• Supplemental Declarations compilation with the 2016, 2019 and 2020 amendments, June 2020
• Restated Articles of Incorporation, March 1995
• Golf Rules and Regulations with Appendix A course history, October 9, 2019
• Hurricane Shutter Standards
• Hurricane Preparedness Guidelines, version 6
• Amended and Restated Declaration, member-era copy, archived September 21, 2021
• Amended and Restated Bylaws, archived September 21, 2021
• Board Policy Manual, revised January 25, 2019, archived September 21, 2021
• FY2021 dues and fees schedule, archived November 2020
• FY2022 dues and fees schedule, archived December 2022
• Cost of ownership page, archived May 2025
• FY2025 schedule update with capital contribution change notice, archived April 26, 2025
• Minutes of the November 1, 2001 turnover meeting, archived March 21, 2002
• Thornbrooke neighborhood committee minutes, landscape contract, archived September 15, 2003
• Club + Resort Business, clubs make a splash with refreshed pools, May 28, 2024

Florida statutes, rules and buyer representation

• Florida Statutes 720.401, homeowners association disclosure summary
• Florida Statutes 720.30851, estoppel certificates
• Florida Statutes 720.3085, assessment liens and buyer liability
• Florida Statutes 718.503, condominium resale disclosure
• Florida Statutes 718.116, condominium assessments and estoppel certificates
• Florida Statutes 689.302, seller flood disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, Save Our Homes assessment limits
• Florida Statutes 215.5586, My Safe Florida Home program
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 201.08, documentary stamp tax on notes
• Florida Statutes 199.133, nonrecurring intangible tax
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 760.27, assistance animals
• CS/CS/HB 979, 2024 estoppel certificates, House staff analysis
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Department of Financial Services, title insurance overview
• Florida Department of Revenue, documentary stamp tax
• Florida Division of Corporations entity search
• Florida official list of special districts
• National Association of REALTORS, settlement frequently asked questions
• National Association of REALTORS, what the settlement means for buyers and sellers
• National Association of REALTORS, written buyer agreements

Flood, storm and insurance

• FEMA National Flood Hazard Layer, flood hazard zones query service
• FEMA National Flood Hazard Layer, FIRM panels 12021C0193J and 12021C0194J
• FEMA revalidation letter 18-04-0009V, Collier County letters of map change, February 2024
• FEMA Flood Map Service Center search
• FEMA Community Rating System
• U.S. Census Bureau geocoder
• USGS 3D Elevation Program point query service
• Florida Division of Emergency Management, storm surge planning zones
• Collier County, What is my Evacuation Zone lookup
• Collier County Floodplain Protection Newsletter, March 2026
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• National Weather Service Miami, Hurricane Ian summary
• National Weather Service Miami, Hurricane Milton summary
• Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
• Florida Office of Insurance Regulation, wind mitigation resources
• Citizens Property Insurance, flood insurance requirement
• My Safe Florida Home
• Ultimate design wind speeds, Risk Category II contours

Roads, schools and area

• Collier County, Airport Road widening 60 percent design handout, March 27, 2025
• Collier County, Airport Road widening public comments and responses
• Collier County, Vanderbilt Beach Road Extension Phase One opening
• FDOT, I-75 at Immokalee Road interchange
• Gulfshore Business, Collier approves design contract for Livingston Road flyover, July 2026
• Collier County Public Schools, school zone lookup
• Collier County Public Schools, 2026 Accountability Brief
• Pelican Marsh Elementary School
• Pine Ridge Middle School
• Aubrey Rogers High School
• Florida Department of Education, school grades
• NCH North Naples Hospital
• Collier County Parks, Veterans Community Park
• Collier County Parks, beach parking information
• Delnor-Wiggins Pass State Park
• OSRM driving route service on OpenStreetMap data

Our own assets

• McGreevy and Comisar Thornbrooke at Stonebridge neighborhood guide
• McGreevy and Comisar Stonebridge Country Club community guide
• McGreevy and Comisar Hawthorne Estates at Stonebridge neighborhood guide
• How we represent buyers in Southwest Florida
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Thornbrooke at Stonebridge buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.

Three documents that matter to a Thornbrooke buyer are not public and cannot be linked: the association’s estoppel certificate for the home, from the Controller’s office; the members-only FY2026 fee schedule, which the seller can download; and the home’s elevation certificate, from the seller or Collier County Floodplain Management.

Market data from Southwest Florida MLS, pulled September 24 and 26, 2026, and from Collier County’s 2026 preliminary roll and sales file, published August 29, 2026. Brokered by Domain Realty.