Updated September 2026
The purchase path for Willow Bend at Stonebridge in North Naples: two floor plans on one street, 11 MLS sales at a $400,000 median, the $25,100 fee stack, $18,399 at closing, board approval and a split flood map, from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Willow Bend at Stonebridge means buying one of 56 condominiums in seven buildings of eight on a single street, Willow Bend Circle, on the north side of Stonebridge Country Club in unincorporated North Naples, Collier County, Florida 34109. It is the smallest of Stonebridge’s three condominium neighborhoods and the club’s most heavily traded one for its size: the Southwest Florida MLS recorded 11 Willow Bend closings in the 24 months to September 26, 2026 at a median of $400,000. Every owner also pays the club. For fiscal year 2027 that means $17,600 in club-level charges on top of a $7,500 condominium fee, and an outside buyer brings $18,399 to the master association at closing. This page is the purchase path, building by building and dollar by dollar. For the neighborhood itself, its history, floor plans and full record, read our Willow Bend 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 at Willow Bend and are selling to move, start with how we sell Willow Bend at Stonebridge condos and a free Willow Bend at Stonebridge home valuation. For the club around it, all ten neighborhoods and the master association, read our Stonebridge Country Club community guide.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a Willow Bend condo we will show you which building sits on which side of the flood line, and what the residence costs to carry once you own it.
Buying a home in Willow Bend at Stonebridge takes five things most Naples condominium purchases do not: a choice between two floor plans on one street, $25,100 a year in association charges budgeted before the offer, $18,399 in cash to the master association, two estoppel certificates, and approval of your purchase by the Willow Bend board of directors.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Everything below comes from the recorded Willow Bend declaration, the association’s posted purchase and lease application, the club’s FY2027 Rates and Fees schedule dated September 2, 2026, the Collier County 2026 preliminary tax roll and its recorded sales, the Southwest Florida MLS pulled September 26, 2026, the Florida Division of Corporations and FEMA’s flood records. Where the public record stops, this page says so and names the document that answers the question.
Willow Bend is a single street, not a split neighborhood like Carrington. All 56 residences sit in seven buildings of eight, addressed 1920 to 1980 Willow Bend Circle, on two floor plans: a 1,433 square foot interior plan and a 1,592 square foot end plan, four of each per building. Both plans pay the same $7,500 condominium fee for calendar 2026, so the plan you choose sets your size and your carrying cost per foot, not your association bill.
Every Willow Bend building falls in the 1920-to-1980 run on Willow Bend Circle, so there is no address trap here the way there is at Carrington and Heatherwood’s shared Harmony Lane. What Willow Bend has instead is a flood line that runs through the neighborhood itself: the street point at 1940 Willow Bend Circle maps in FEMA Zone AE, the 1 percent annual chance floodplain, while 1920 and 1980 map in shaded Zone X. Confirm the flood status of a specific building before you compare it with another.
Three absences decide Willow Bend purchases. The roll records no private pool on any of the 56 units; the association runs a shared neighborhood pool. Garages are not documented by unit: the association’s application says vehicles park “only in the garages or driveways serving the Units,” which confirms garages or driveways exist but not which residences carry one. And there is no community development district, at Willow Bend or anywhere in Stonebridge. (Willow Bend purchase and lease application)
Every Willow Bend residence was built between 1997 and 1999, the fifth of Stonebridge’s six condominiums declared. No builder will ever compete with a Willow Bend resale, and every building predates the statewide Florida Building Code of March 1, 2002, so the roof, the windows and the association’s maintenance record matter more than the floor plan’s name.
Two name traps catch buyers. Willow Bend is a common subdivision name elsewhere in Florida; this page covers only Willow Bend at Stonebridge Condominium Assocation, Inc. (the state’s own spelling of “Association,” filed May 14, 1997 as document N97000002725), on Willow Bend Circle in ZIP 34109. A different Stonebridge club exists in Boca Raton. And on the Southwest Florida MLS, Stonebridge North and Stonebridge South are separate developments; every MLS figure here comes from Development STONEBRIDGE, assigned to Willow Bend by street and house number.
Willow Bend at Stonebridge buyers work with McGreevy and Comisar because a Willow Bend purchase turns on records a listing never shows: which building sits on which side of the flood line, what its 27 MLS closings since 2021 say about price, the board approval, both estoppels, the Chapter 718 resale package, and why the fee runs $2,200 above the identical plans next door.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Florida Division of Corporations record, read 24 Sep 2026)
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you the whole Willow Bend market, sale by sale, from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the window and the count beside every figure.
McGreevy and Comisar is a top-reviewed Willow Bend at Stonebridge buyer’s agent team on Google. The quotes below are genuine five-star client reviews in each client’s own words; every review is on our McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Marc is 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
★★★★★ “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.” Verified Google review
At Willow Bend your agent should hand you, before you are committed: the plan and building comparables for the exact residence, the garage or driveway assignment in writing, the Willow Bend estoppel and the master estoppel, the association’s budget, reserve schedule and master insurance declarations, its written statement on the structural integrity reserve study, proof that its 2026 state annual fee is paid, and a flood determination for the specific building rather than the street.
This Willow Bend at Stonebridge buyer page runs in the order a purchase happens: the market and the most recent sale, the price of each plan, the yearly cost, the cash at closing and the club, the steps and documents, the buildings, flood, insurance, taxes and rules, then how we find, negotiate and close, and the choice between Willow Bend and Heatherwood.
We track the Willow Bend at Stonebridge market from two independent systems: every Southwest Florida MLS closing in Stonebridge for five years, assigned to Willow Bend by street and house number, and Collier County’s recorded, qualified deeds. On a neighborhood of 56 condominiums split across two plans, a buyer needs the plan and the building, not a blended average.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked all 190 Stonebridge Country Club closings on the Southwest Florida MLS from September 26, 2021 to September 26, 2026 and assigned 27 of them to Willow Bend, each with its building, MLS living area, final list price, sold price and days on market. We tracked the county side too: 11 qualified Willow Bend resales recorded in the 24 months since September 2024, and every year of county sales back to 2021.
Every figure on this page belongs to the market, and each carries its source, window and count so you can check it.
The MLS counts closings that were listed or entered on the MLS; the county counts deeds its analysts flagged as arm’s-length market sales. The MLS also measures living area, while the county measures base area, so this page never mixes their price per square foot. One MLS record in this window shows 1,443 square feet on a plan the county carries at 1,433; the two systems measure differently by design.
A twelve-month window at Willow Bend holds only six closings, too few for a median to mean much. The first MLS window with ten or more Willow Bend closings is 24 months, 11 closings, so that is the window this page leads with, and the 36 and 60-month windows sit beside it for trend.
The Willow Bend at Stonebridge market moves fast once a listing is priced right. The Southwest Florida MLS recorded 11 Willow Bend closings in the 24 months to September 26, 2026, at a median of $400,000 and a median 95.1 percent of final list price. Median days on market was 71 over that window, but the three most recent closings took just 5, 8 and 21 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Window to Sep 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 11 | $400,000 (n=11) | $365,000 to $540,000 | $279 | 95.1% (n=11) | 71 |
| 36 months | 12 | $420,000 (n=12, even) | $365,000 to $540,000 | $292 | 95.8% (n=12) | 46 |
| 60 months | 27 | $435,000 (n=27) | $305,000 to $540,000 | $284 | 97.5% (n=27) | 20 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, Willow Bend closings assigned by street and house number, retrieved September 26, 2026. Sold-to-list is sold price over final list price.
At the 24-month median, a Willow Bend buyer closed at about 95.1 percent of the final asking price, roughly $20,000 under list on a $420,000 asking price, our arithmetic on the median ratio rather than a forecast for any residence. Because the ratio uses the final list price, a residence that was cut before its buyer arrived still shows a strong ratio, so we pull every listing’s full price history before you write.
Across all of Stonebridge the same MLS window recorded 76 closings at a 95.4 percent median sold-to-list (n=75) and 31 median days on market; its 57 condominium closings had a median of $466,000 at 95.3 percent. Willow Bend’s 11 closings sat about $66,000 under the condominium median, at a slightly softer ratio, and took roughly twice as long by the 24-month median, though its most recent sales moved much faster. Willow Bend produced 11 of Stonebridge’s 76 closings, about 14 percent, from 7 percent of its homes.
Willow Bend’s most recent closings tell a clearer story than the 24-month median: the three 2026 closings took 5, 8 and 21 days, while the three 2025 closings in the trailing twelve-month set took 84, 174 and 190 days. That swing reads as a market that found its price level over the winter season, not a neighborhood that is uniformly slow.
In 2021, one Willow Bend closing sold at 109.25 percent of its final list price after three days on market. Since 2022 no Willow Bend closing in our five-year file has sold above its final list price, and the most recent closings, while faster, still closed under list. That swing, from a seller’s pace to a buyer’s negotiating room, is the main reason to price your offer on the record rather than the asking price.
On September 24, 2026 the MLS showed two Willow Bend listings: a 1,433 square foot interior-plan home in the 1940 building asking $455,000 at 131 days on market, and a 1,592 square foot end-plan home in the 1970 building asking $399,999 at 69 days. The pair runs against the plan order, the larger end-plan home asking $55,001 less than the smaller interior plan, which condition, floor and furnishings can explain. Listings change daily; call Marc at (239) 287-5873 for today’s list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. At Willow Bend, where the most recent closings moved in days rather than months, the buyer who has a pre-approval, the plan and building comparables and the document list ready writes the strongest offer without overpaying. Start with our Willow Bend at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a Willow Bend condo to buy another home? Get a free Willow Bend at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
This is a public-record sale, and it is the most recent Willow Bend closing on the MLS. In May 2026, a residence in the 1960 building with 1,443 square feet of MLS living area closed at $370,000 after 21 days on market, against a final list price of $415,000.
| Closed | Building | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 1960 Willow Bend Cir | 1,443 | $415,000 | $370,000 | 89.16% | 21 |
| Mar 2026 | 1950 Willow Bend Cir | 1,592 | $525,000 | $515,000 | 98.10% | 5 |
| Mar 2026 | 1920 Willow Bend Cir | 1,433 | $399,000 | $385,000 | 96.49% | 8 |
| Dec 2025 | 1980 Willow Bend Cir | 1,433 | $395,000 | $365,000 | 92.41% | 190 |
| Oct 2025 | 1940 Willow Bend Cir | 1,433 | $450,000 | $440,000 | 97.78% | 84 |
| Oct 2025 | 1940 Willow Bend Cir | 1,433 | $449,000 | $400,000 | 89.09% | 174 |
| Apr 2025 | 1940 Willow Bend Cir | 1,592 | $499,000 | $485,000 | 97.19% | 10 |
| Feb 2025 | 1930 Willow Bend Cir | 1,592 | $550,000 | $540,000 | 98.18% | 0 |
| Jan 2025 | 1970 Willow Bend Cir | 1,433 | $490,000 | $466,000 | 95.10% | 71 |
| Dec 2024 | 1970 Willow Bend Cir | 1,433 | $450,000 | $400,000 | 88.89% | 299 |
| Nov 2024 | 1980 Willow Bend Cir | 1,592 | $429,000 | $400,000 | 93.24% | 168 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, building address only. The 24-month dollar volume was $4,766,000, our sum. Days on market ran from 0 to 299 across this window, a wider spread than most Stonebridge neighborhoods, so a single listing’s history matters more here than the median alone suggests.
Collier County’s sales file, independent of the MLS, recorded 11 qualified Willow Bend resales in the 24 months since September 2024, the first county window with ten or more, at a median of $400,000 (n=11, an observed sale), from $365,000 to $540,000; the newest recording in the file is May 7, 2026. All 11 were resales, none a builder sale. The county’s twelve months to August 20, 2026 held 6 qualified sales at a $395,000 median and $276 per square foot of county base area, the lowest per-foot figure of any Stonebridge neighborhood, a figure never compared with the MLS’s living-area price per foot.
Reading the five-year file, Willow Bend’s closings cluster in the winter and spring months the way most of Stonebridge does, though with only 27 closings in five years the seasonal split carries less statistical weight here than at a larger neighborhood like Carrington. A buyer who tours in late fall sees the listings that northern owners bring to market before the winter rush.
A Willow Bend at Stonebridge condo cost $365,000 to $540,000 on the MLS over the last 24 months. The 1,433 square foot interior plan closed at $365,000 to $440,000 over the trailing twelve months, and the one 1,592 square foot end-plan closing in that same window was $515,000. The county’s 2026 median just value is $369,000, the second-lowest in Stonebridge after Carrington.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Plan (county base area) | Position in each building | Homes | Twelve-month MLS closings |
|---|---|---|---|
| 1,433 sq ft interior plan | the 02 and 03 positions, lower and upper | 28 | 5 (one MLS record listed at 1,443) |
| 1,592 sq ft end plan | the 01 and 04 positions, lower and upper | 28 | 1 |
| Total | 8 per building | 56 | 6 |
Source: Collier County 2026 preliminary tax roll (floor areas and counts); Southwest Florida MLS. The unit-to-area pattern is the roll’s; which areas sit on which floor is our reading, not a plot plan.
The four 1,433 square foot closings of the trailing twelve months ran $365,000 to $440,000 at $254.71 to $307.05 a square foot; the one 1,592 square foot closing was $515,000 at $323.49 a square foot. With only one end-plan closing in that window, we do not state a median for it; the 24-month file above adds three more 1,592 closings, at $429,000, $485,000, $525,000 (final list) and $540,000 (final list), for a broader read.
The MLS measures living area; the county measures base area, and the two never mix on this page. On the MLS, Willow Bend’s 24-month median was $279 per living square foot. On the county side, the twelve months to August 20, 2026 recorded $276 per base square foot (n=6), the lowest of any Stonebridge neighborhood. A flat fee and a fixed club charge on every residence, whatever its plan, push the smallest plans toward the highest price per foot.
On the 2026 preliminary roll the median just value of a Willow Bend residence is $369,000, from $343,920 to $394,080, the second-lowest median in Stonebridge (Carrington $329,445, Heatherwood $376,500). Just value is the county’s mass-appraisal figure, not a price: the trailing twelve-month median qualified sale, $395,000, sits about 7 percent above it.
| Year | County qualified sales | County median | Median per base sq ft |
|---|---|---|---|
| 2021 | 9 of 18 deeds | $305,000 | $213 |
| 2022 | 5 of 7 deeds | $445,000 | $283 |
| 2023 | 7 of 10 deeds | $469,000 | $308 |
| 2024 | 2 of 5 deeds | two sales, $400,000 and $400,000 | $265 |
| 2025 | 6 of 9 deeds | $453,000 | $306 |
| 12 months to Aug 20, 2026 | 6 of 10 deeds | $395,000 | $276 |
Collier County 2026 preliminary tax roll, qualified sales. Both records tell the same story: a pandemic-era climb from 2021 into a 2023 peak, and an easing of about 16 percent since, which is a buyer’s opening rather than a warning, because the fixed carrying cost did not ease with it. What Willow Bend sold for new, 1997 to 1999: a median of $163,250, about 2.4 times below the latest twelve-month median.
A Willow Bend at Stonebridge condo costs $25,100 a year in association charges for the FY2027 club year: the $7,500 Willow Bend condominium fee for calendar 2026, billed at $1,875 a quarter, plus Stonebridge Country Club’s FY2027 club-level charge of $17,600, billed at $4,400 a quarter. Property tax and your HO-6 insurance come on top.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; club Cost of Ownership page, retrieved 26 Sep 2026)
The club’s FY2027 schedule lists the Willow Bend condominium fee at $7,500 for calendar 2026, “primarily cover[ing] property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” Condominium fees are calendar 2026 figures, billed quarterly by each association’s manager, Complete Property Management of SWFL for Willow Bend. Among Stonebridge’s six condominiums, Willow Bend’s fee is the third-highest: Heatherwood charges $5,300 plus $200 a year for garage owners, Carrington $6,024, Middleburg $7,080, Willow Bend $7,500, Braeburn $7,552 and Ashton Oaks $7,800.
For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400.
| Line, FY2027 | Annual | Quarterly |
|---|---|---|
| Country Club Dues | $9,094 | $2,273.50 |
| Master Base Assessment / Master Association Fees | $2,667 or $2,869 | $666.75 or $717.25 |
| Master Association Capital Reserves | $2,869 or $2,667 | $717.25 or $666.75 |
| Clubhouse Renovation Fee | $1,920 | $480 |
| Food and Beverage Service Charge | $950 | $237.50 |
| Strategic Reserves (new) | $100 | $25 |
| Total | $17,600 | $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. FY2027 adds a new $100 Strategic Reserves line. 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.
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. Stonebridge has no food-and-beverage minimum; instead every residence pays the $950 annual service charge in lieu of a per-meal gratuity.
| Item | Annual |
|---|---|
| Willow Bend condominium fee (calendar 2026) | $7,500 |
| Stonebridge club-level charges (FY2027) | $17,600 |
| Association charges before tax and insurance | $25,100, about $2,092 a month |
| Golf, if you play | $35 per 18 holes with a cart, $29 walking (FY2027) |
| Property tax | Resets at purchase; see the tax section |
| HO-6 insurance | Quote-specific; see the insurance section |
Willow Bend and Heatherwood sell the same 1,433 and 1,592 square foot floor areas in the same eight-unit building form, yet Willow Bend’s calendar-2026 fee is $7,500 against Heatherwood’s $5,300, a $2,200 a year gap, or $183 a month. No public document says why. The candidates are the usual ones in a Florida condominium: a larger reserve contribution, a catch-up after a reserve study, a higher master insurance premium (Willow Bend has a building street point in FEMA Zone AE, and Heatherwood’s tested point does not), a special project, or simply a smaller association spreading fixed costs over 56 units instead of 88. Only the Willow Bend budget and reserve schedule answer it, and a buyer is entitled to both under the Chapter 718 resale disclosures.
| Year | Willow Bend fee | Source |
|---|---|---|
| FY2019 fee detail | $3,808 | club FY2019 neighborhood fee detail |
| Calendar 2020 | $3,560 | club FY2021 schedule |
| Calendar 2021 | $4,008 | club FY2022 schedule |
| Page captured June 2023 (year not stated) | $5,795.24 | club Cost of Ownership page, archived |
| Calendar 2024 | $7,500 | club FY2025 schedule, September 2024 |
| Calendar 2025 | $7,500 | club FY2025 schedule, April 2025 update |
| Calendar 2026 | $7,500 | club FY2027 schedule |
The fee rose 87 percent from $4,008 to $7,500 between calendar 2021 and 2024, in the years Florida’s condominium reserve and insurance costs rose statewide, and has held flat for three published years since.
Every Stonebridge roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and no master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Condominium buyers should still ask the Willow Bend association about pending special assessments: they appear on its estoppel certificate.
An outside buyer at Willow Bend at Stonebridge pays the master association $18,399 at closing under the FY2027 schedule: a one-time, non-refundable $17,500 New Owner Capital Contribution, a $600 membership transfer fee and the $299 master estoppel fee. The schedule lists the contribution for an existing owner as $0. There is no initiation fee, equity certificate or deposit.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; FY2025 schedule updated 11 Apr 2025, retrieved 26 Sep 2026)
| Charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, outside buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership transfer fee | $600 |
| Master association estoppel fee | $299 |
| Outside buyer’s cash to the master association | $18,399, our sum |
| Willow Bend condominium estoppel | set by the association, within the statutory cap under s. 718.116(8) |
| Willow Bend application processing fee | $100 non-refundable, per the posted form |
The association’s estoppel fee is $299 for FY2027. Membership transfer fee: $600 (FY2027).
At Willow Bend’s 24-month low of $365,000 the $18,399 is about 5.0 percent of the price; at the $400,000 median, about 4.6 percent; at the $515,000 high of the trailing twelve months, about 3.6 percent (our arithmetic). Put it in your cash to close from the first conversation, alongside your down payment.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change.
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. An owner keeping one Stonebridge home and buying a Willow Bend condo as a second should not assume the $0 applies.
The buyer. The Declaration provides for a non-refundable contribution made by the purchaser, collected at closing. Every cost line in a Florida contract can still be negotiated, and with two Willow Bend listings on the market well past 60 days as of September 2026, asking a seller to credit part of it is part of our offer strategy when the record supports it. Nothing is refunded when you later sell: membership is non-equity.
Club membership at Willow Bend at Stonebridge is automatic, bundled and non-equity. At closing you become a member of Stonebridge Country Club Community Association, Inc., the nonprofit that is both the master homeowners association and the club, and holds title to the golf course and clubhouse. Separately, the Willow Bend board must approve your purchase.
Data updated: September 2026 (club membership page, FY2027 schedule and Willow Bend application, retrieved 26 Sep 2026)
“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. The golf course and clubhouse belong to the owners’ association: the county roll lists the association as owner of record. A Willow Bend owner who never plays pays the same club-level charges as one who plays daily.
The course is par 71, 6,414 yards from Tee I down to 4,068 from Tee VI, with six rated tee sets and a 71.6 rating and 136 slope from the back tee, per the club. Gene Bates laid out the original course, which opened in February 1992; Kipp Schulties redesigned it in 2023, and water comes into play on 15 of the 18 holes. There is no green fee: members pay $35 for 18 holes with a cart in FY2027. The club runs five Har-Tru tennis courts, a fitness center, four dining venues, The Lounge, The Dining Room, The Veranda and The Bistro, and a resort-style pool that opened by spring 2024.
The association’s combined “Application for Approval to Purchase or Lease a Condominium Unit” covers purchases as well as leases and states that the application “must be approved or disapproved by the Condominium Board of Directors.” It asks how you will use the home, full time, part time or as a rental, and carries a $100 non-refundable processing fee plus a $450 check payable to Stonebridge Country Club on the posted form; confirm both amounts with the manager. Build the approval into your contract calendar, and ask the association for its current timeline the day your contract is signed.
The Willow Bend application caps overnight occupancy at two persons per bedroom, requires vehicles to park “only in the garages or driveways serving the Units,” and states plainly, “NO PICK UP TRUCKS ALLOWED.” Smoking is prohibited in the common areas, “which includes unit lanai.” A buyer who owns a truck or expects street parking should plan around this before touring.
The steps to buy a Willow Bend at Stonebridge condo are: choose the plan, budget the $25,100 stack and the $18,399, confirm the building’s flood status, write the offer around the board approval and the document clocks, order both estoppels, request the Chapter 718 package, clear inspections and insurance, confirm the tax reset, then close and join the club.
Data updated: September 2026 (Willow Bend application and club FY2027 schedule, retrieved 26 Sep 2026; Florida Statutes 718.503 and 718.116, current text)
The 1,433 square foot interior plan for the lower ticket, or the 1,592 square foot end plan for more room at a premium; the trailing twelve months shows only one end-plan closing, so pricing an end unit takes the fuller 24-month record.
Put four numbers on paper before touring: the $7,500 condominium fee, the $17,600 club-level charge, the $18,399 an outside buyer pays the master association, and a line for any Willow Bend special assessment the documents disclose.
Willow Bend’s flood map is split within the neighborhood. Before you fall for a specific building, ask for its elevation certificate or a lender’s flood determination rather than assuming the whole street shares one zone.
Make the inspection period long enough for both estoppels, the Chapter 718 resale package, the board approval and insurance quotes. Price against the plan’s record and the listing’s history, not the asking price alone.
Request the master association’s certificate ($299 for FY2027) and the Willow Bend association’s certificate the same day. Only the Willow Bend certificate shows the condominium’s dues status and any special assessment.
Ask for the declaration, articles, bylaws and rules, the budget and financial statement, the reserve schedule, the master insurance declarations with its hurricane deductible, the frequently asked questions document, the structural integrity reserve study or the association’s statement that none was completed, recent minutes, and proof of the 2026 state annual fee.
Order a general inspection, and ask the association for the roof’s permit date, the building’s wind mitigation form and its exterior history; none of this was pulled for this page. Get an HO-6 quote with loss-assessment coverage before the inspection period ends.
Budget from your price rather than the seller’s bill, and ask your lender to escrow off the projected figure.
Membership attaches at closing: the capital contribution and transfer fee are paid in the amounts the master estoppel states. Order your resident gate bar code, $15 plus sales tax on the FY2027 schedule, and, as a new Collier County resident, pick up the free county beach parking permit.
A Willow Bend at Stonebridge buyer should request two estoppel certificates, the Chapter 718 resale package, the association’s budget, reserves and master insurance, its structural integrity reserve study statement, the board’s approval, the FY2027 fee schedule, the seller’s account statement and proof that the association’s 2026 annual fee to the state is paid.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 718.111 and 718.112, current text; Florida Division of Corporations record, read 24 Sep 2026)
A Willow Bend purchase needs two estoppels: one from Willow Bend at Stonebridge Condominium Assocation, Inc. and one from the master association, Stonebridge Country Club Community Association, Inc. The master certificate should state the quarterly club charges, any unpaid balance, the capital contribution and transfer fee to be collected from you, and whether you qualify as an existing owner. Under the master Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, so the estoppels are how you make sure the seller pays them.
The master estoppel is $299 for FY2027, and the Declaration requires the association to issue it within 15 days. The Willow Bend certificate is governed by s. 718.116(8), which caps a standard certificate for a current account at $299, allows set additions for an expedited or delinquent account, and requires delivery within 10 business days of a request. Who pays each certificate is a contract term.
Under s. 718.503(2), a resale buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary “if applicable,” the association’s most recent structural integrity reserve study “or a statement that the association has not completed” one, the frequently asked questions document and the Division’s governance form. The contract must either confirm delivery more than 7 business days before signing or let you cancel within 7 days, excluding weekends and legal holidays, after signing and receipt.
Under s. 718.111(12)(g), an association managing a condominium with 25 or more units must post specified official records on a website or a mobile application. Willow Bend has 56 units, so a buyer should expect the association to provide its budget, rules and other posted records through that channel; ask the manager for the owner portal once under contract.
Willow Bend at Stonebridge Condominium Assocation, Inc. filed with the Florida Division of Corporations on May 14, 1997 as document N97000002725, filed Amended and Restated Articles on May 3, 2022, and filed its latest annual report on April 28, 2026, per the record read September 24, 2026. The misspelling “Assocation” is the state’s own filed name; searching the correct spelling may not find it.
| Missing figure | How a Willow Bend buyer gets it |
|---|---|
| Willow Bend budget, reserve schedule and financial statement | The Chapter 718 resale package |
| Master insurance limits and hurricane deductible | The association’s insurance declarations page |
| Any pending special assessment | The Willow Bend estoppel certificate |
| Garage assignment for the residence | The declaration’s exhibits and the association, in writing |
| Roof permit dates and exterior history | The association, then Collier County permit records |
| Why the fee runs $2,200 above Heatherwood’s | The Willow Bend budget and reserve schedule |
| Which FY2027 master label is correct | The master Board’s dues resolution, requested in writing |
A Willow Bend at Stonebridge buyer should check four things about the buildings: the story count that decides whether Florida’s milestone and SIRS laws apply, the reserves the association funds anyway, the roof and window history on buildings finished before the 2002 Florida Building Code, and the garage or driveway arrangement for the residence.
Data updated: September 2026 (Collier County 2026 preliminary tax roll; Collier County milestone inspection registry, queried Sep 2026; Florida Statutes 553.899 and 718.112)
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings, including zero rows for Willow Bend Circle. We have not confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification. Willow Bend’s buildings, permitted 1997 to 1999, reach 30 years of age from 2027 to 2029, which would matter only if they were three stories.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance or replacement items over $10,000 unless the owners vote to waive or reduce them, under s. 718.112. The Willow Bend fee’s step from $4,008 to $7,500 between 2021 and 2024 happened in the same years these rules tightened statewide; whether reserves drove it is in the budget, not in any public document. Ask whether the association has waived or reduced reserves in recent years, and compare the reserve balance with the roof and paint schedule.
Every Willow Bend building was completed before the statewide Florida Building Code took effect on March 1, 2002. The county roll dates two buildings’ worth of units (16) to 1997, 16 more to 1998 and the last 24 units to 1999. We did not pull roof or window permits for this page; ask the association for its roof and exterior history and the permit numbers, because an insurer’s wind mitigation credits turn on them.
The association’s application says vehicles “shall be parked only in the garages or driveways serving the Units,” which confirms garages or driveways serve the units but not how many residences carry a garage. Heatherwood, with the same floor areas, charges garage owners $200 a year more, which shows that some but not all homes in that plan family carry one; no equivalent line appears on Willow Bend’s fee schedule. Ask for the declaration’s limited-common-element exhibit or the listing’s garage detail before you compare two Willow Bend units.
No Willow Bend unit has a private pool on the county roll; the condominium fee pays for the shared neighborhood pool. Where the pool sits relative to a given building is drawn on the declaration’s plans, recorded August 29, 1997 at Official Records Book 2342, Page 2248.
Willow Bend at Stonebridge splits on FEMA’s flood map: the street point at 1940 Willow Bend Circle maps in Zone AE, the 1 percent annual chance floodplain, while 1920 and 1980 Willow Bend Circle map in shaded Zone X, outside it, on panel 12021C0194J, effective February 8, 2024. The building, not the street, decides.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; USGS 3DEP; Florida Division of Emergency Management surge zones)
| Address tested | FEMA zone | In the 1% floodplain? | Ground, ft NAVD88 | State surge planning zone |
|---|---|---|---|---|
| 1940 Willow Bend Cir | AE | Yes | 9.42 | Category 2 |
| 1920 Willow Bend Cir | X (shaded) | No | 10.07 | not tested |
| 1980 Willow Bend Cir | X (shaded) | No | not tested | not tested |
| 1930, 1950, 1960, 1970 Willow Bend Cir | not tested |
“X (shaded)” is the 0.2 percent annual chance flood hazard. The nearest mapped base flood elevation lines read about 9.0 feet NAVD88, roughly 0.2 kilometers north of the 1940 point. The AE point at 1940 and the shaded-X point at 1920 are only a couple of hundred feet apart, which is what “split” means here: our checks are street points, not building footprints, so confirm any specific home with its elevation certificate or a lender flood determination.
FEMA revalidated a 1998 to 2008 series of letters of map change for specific Stonebridge buildings and lots with the 2024 maps, in letter 18-04-0009V; whether any Willow Bend building holds one is not confirmed for this page, and that letter’s list is where to check. No map revision (LOMR) applies to the community.
In the state’s surge planning model, the 1940 Willow Bend Circle point falls in the Category 2 surge zone: a Category 2 storm on a worst-case track could reach that ground. It is a planning model, not a forecast. 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.
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). For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41. Willow Bend sits roughly three miles inland from the Gulf.
Insuring a Willow Bend at Stonebridge condo splits between the association’s master policy on the buildings and your own HO-6 policy on the interior and contents. The premium turns on the master policy’s hurricane deductible, whether it carries flood coverage given the AE point at 1940 Willow Bend Circle, the building’s roof and opening protection, and whether you carry flood coverage; none is public, so this page quotes no premium.
Data updated: September 2026 (Florida Statutes 718.111 and 627.714; Citizens Property Insurance flood requirement, retrieved 23 Sep 2026)
Under s. 718.111(11) the Willow Bend association must insure the condominium property for full insurable value, with replacement cost determined at least every three years, and the association policy excludes floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner’s HO-6 covers those items and contents. Willow Bend’s master policy limits and hurricane deductible arrive with the resale documents.
Under s. 627.714 an HO-6 policy must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Once you know the master policy’s hurricane deductible, raise your loss-assessment coverage toward your share of it, because an uninsured building loss is billed to owners.
Association flood coverage is allowed but not required by statute. Whether the Willow Bend association carries master flood coverage, on which buildings, and at what hurricane deductible is not public; those figures arrive with the resale disclosure package. The AE result at 1940 Willow Bend Circle makes confirming this Willow Bend’s first insurance question, ahead of Heatherwood’s or Carrington’s.
Citizens Property Insurance requires flood coverage on personal residential wind policies on a phased schedule, all policies from January 1, 2027, but “condominium unit-owner policies” are not required to purchase flood insurance coverage, per Citizens. A Willow Bend HO-6 on Citizens is therefore exempt, though a lender still requires flood coverage on a federally backed mortgage secured by a residence in the Special Flood Hazard Area.
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 state’s wind mitigation form, OIR-B1-1802, documents roof covering, deck attachment, roof-to-wall connections and opening protection, and insurers must offer credits for them under s. 627.0629. On a building finished by 1999, ask the association for its most recent form and roof permit.
We obtained no Willow Bend insurance quotes, and an HO-6 premium depends on the residence’s floor, coverage limits, deductible and carrier. Get a quote on the specific residence inside your inspection period.
Property taxes after you buy at Willow Bend at Stonebridge follow your purchase price, not the seller’s bill. The 2026 preliminary median Willow Bend bill is $3,252, on a median just value of $369,000. At the $400,000 24-month county median price and the 2025 rate, a buyer’s bill would be about $3,802 a year before any exemption.
Data updated: September 2026 (Collier County 2026 preliminary tax roll, files dated 29 Aug 2026; Collier County Tax Collector, retrieved 24 Sep 2026)
Every Stonebridge parcel sits in millage area 133 of unincorporated Collier County: 9.5058 mills for tax year 2025 and 9.4020 on the 2026 preliminary roll, which is proposed, not adopted. At 9.4020 mills each $100,000 of taxable value costs about $940 a year. There is no city millage, because Stonebridge is outside the City of Naples, and non-ad-valorem assessments are $0 on every Stonebridge parcel.
On the 2026 preliminary roll, 14 of the 56 Willow Bend units (25.0 percent) carry a homestead exemption, so most current bills already sit near full value for three in four owners. The gap for a buyer comes from the reset itself: Florida’s assessment caps follow the owner, not the unit, and your taxes are recalculated on the new assessment after the sale.
At the $400,000 24-month county median price, with no exemption and taxable value equal to price, the 2025 rate of 9.5058 mills gives about $3,802 a year and the 2026 preliminary rate of 9.4020 about $3,761, against a $3,252 median bill today (our arithmetic). It is an illustration of the mechanism, not a quote; the county’s just value usually lands below the price paid.
If the Willow Bend residence will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A homestead caps future assessment increases under Save Our Homes, and a prior Florida homestead benefit may be portable.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, falling monthly to 1 percent in February. 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.
The Willow Bend at Stonebridge rules that decide whether a condo works for you are the 30-day, four-a-year leasing limit with board approval of every tenant, the tenant pet ban, the no-pickup-truck parking rule, the smoking ban on lanais, and the occupancy limit of two persons per bedroom.
Data updated: September 2026 (Willow Bend purchase and lease application; master Declaration, archived copy, retrieved 26 Sep 2026)
| Rule | Willow Bend | Source |
|---|---|---|
| Minimum lease | 30 consecutive days | Willow Bend application; master Declaration |
| Maximum leases | 4 per calendar year | Willow Bend application |
| Approval | Board approval of every lease | Willow Bend application |
| Application fee | $100 non-refundable, plus a $450 check to Stonebridge Country Club | Willow Bend application |
| Lessee | Must be a natural person; whole unit only | Willow Bend application |
| Occupancy | Two overnight occupants per bedroom, including children | Willow Bend application |
| Pets in leased units | None | Willow Bend application |
| Vehicles | Garages or driveways only; no pickup trucks | Willow Bend application |
| Smoking | Prohibited in common areas, lanais included | Willow Bend application |
| Club rights during a lease | May be delegated to the tenant under the master Declaration | Master Declaration |
The application’s delinquency clause lets the association collect rent directly from the tenant if the owner falls 30 days behind and a claim of lien is recorded. Tenants pay renter golf rates in FY2027: $92 for 18 holes with a cart from January to April, $35 from May to October and $78 in November and December. Leases of six months or less require collecting Florida and Collier County sales tax under s. 212.03.
Owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” leashed outside the unit and never on the golf course, under the master Declaration. Tenants may keep none, and the application says so twice. Any weight, breed or number limits specific to Willow Bend sit in its declaration and rules. An assistance animal is a housing accommodation under Florida Statutes 760.27, not a pet.
Garages or driveways serving the units only, never described as street parking on the posted form, and pickup trucks are barred outright. Commercial vehicles, boats, trailers and RVs belong in enclosed garages under the master rules.
Exterior changes need Architectural Review Committee approval under the master Declaration, and inside a condominium the association’s own rules govern alterations, so plan any renovation around both.
The club requires open houses to be registered with the association office by 1:00 p.m. Friday, allows only its own Open House sign from noon to 5:00 p.m., at most twice a week per unit, and bars “For Sale” signs on the home and in vehicles. That is why Willow Bend listings reach buyers through the MLS and agents rather than yard signs.
Willow Bend at Stonebridge is not age-restricted: the master Declaration contains no age restriction and Willow Bend’s posted application sets no age rule. The occupancy rule that exists is density, two persons per bedroom.
Around Willow Bend at Stonebridge, Collier County plans to widen Airport-Pulling Road on Stonebridge’s west side over up to two years, a Livingston Road flyover over Immokalee Road is in design, and FDOT is rebuilding the I-75 and Immokalee Road interchange. Willow Bend Circle is an interior street north of the clubhouse, so every owner will feel gate and commute traffic from the work rather than construction noise at the property line.
Data updated: September 2026 (Collier County Transportation project documents; FDOT Southwest Florida project pages, retrieved 23 Sep 2026)
The county’s widening of Airport-Pulling Road from four to six lanes, Vanderbilt Beach Road to Immokalee Road, runs past Stonebridge’s west gate. The county said construction was anticipated to begin in June 2026 and last up to two years, and found no noise wall “cost reasonable and feasible.”
A Livingston Road flyover over Immokalee Road, about a mile east of the Immokalee gate, had its design contract approved on July 28, 2026, at a reported total estimate of about $111 million. FDOT’s diverging diamond interchange at I-75 and Immokalee Road, two to three miles east, is anticipated to start construction in early 2027, and the Vanderbilt Beach Road Extension Phase One opened on June 12, 2026 as an east-west alternative.
We find you the right Willow Bend at Stonebridge condo by fixing the plan first, watching all 56 residences for the next listing, checking each building’s flood status before you fall for it, and touring with the garage, roof, lanai and flood questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County 2026 preliminary tax roll)
With two plan sizes stacked on two levels across seven buildings, most of the decision is made before you see a residence. We narrow Willow Bend to the plan and the level that fit, so you recognize the right one the day it lists.
Willow Bend averaged about 5.5 MLS closings a year over the last two years, roughly 10 percent of its residences a year, one of the highest turnover rates of any Stonebridge neighborhood relative to its size. A saved search on all seven Willow Bend Circle buildings, and a pre-approval in hand, let you act in the first days.
Some Willow Bend owners prefer a quiet sale, especially from out of state. On the 2026 preliminary roll, 42 of the 56 units carry no Florida homestead exemption, and owners’ mailing addresses run from Massachusetts to Quebec and Ontario, so a meaningful share of the neighborhood is not local. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Showings pass the Stonebridge gate by appointment, and the club’s open house rules limit public open houses. With many Willow Bend owners away part of the year, many listings show through a manager or a lockbox, so plan tours for a single morning with several residences lined up.
On every Willow Bend tour we check the level and the stairs to an upper residence, whether a garage or a driveway serves it, the lanai and its view, the age of the air conditioning and water heater, the window and door protection, the building’s flood status against its street point, and the building’s roof and paint cycle from the association’s records.
Set up a saved search with alerts for Willow Bend at Stonebridge through our site and it will notify you when a matching residence lists. If you would rather we tune it by plan and building, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Willow Bend at Stonebridge purchase on the record: the same plan’s 24-month sales, the listing’s own price history, the building’s condition, flood status and insurance picture, the association file, and a contract calendar that fits the board approval and both estoppels. Willow Bend’s 95.1 percent median sold-to-list shows buyers here negotiate, even in a fast-moving market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
We price your offer against the same plan, read per MLS living square foot, and the listing’s history, including any price changes. Over the trailing twelve months the 1,433 square foot plan ran $365,000 to $440,000; the single 1,592 closing was $515,000. A residence priced above its plan’s recent record, or on the market past 60 days when recent comparable closings moved in days, is where the room lives.
On buildings 27 to 29 years old, the air conditioning, water heater, windows and interior finishes show up in the inspection, and the master policy’s deductible, the reserve balance, any pending assessment and the building’s flood status show up in the file. Each is a number that can move price or credits.
A Willow Bend contract has more outside clocks than most: two estoppels, the board’s approval, the seven-day review window under s. 718.503, the HO-6 quote and the appraisal. We write the inspection period and closing date around them.
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 estoppels, the resale package, the board approval and the insurance quote arrive before your deposit goes hard.
The county’s 2026 median just value of $369,000 is an assessment, not a price, and recent Willow Bend sales have closed both above and below it. If an appraisal comes in below contract, we go back to the MLS and county sales on the same plan, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Willow Bend at Stonebridge buyer pays ordinary Florida closing costs plus community items: $18,399 to the master association as an outside buyer, the Willow Bend estoppel and application fees, prorated condominium and club 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, current text)
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. The Willow Bend estoppel fee and the $100 application fee plus the $450 club check are separate lines.
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, so what varies between title companies is the settlement services around it. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though the contract controls.
Documentary stamp tax on the note runs at $0.35 per $100 under s. 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under s. 199.133; neither applies to a cash purchase. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller in Florida, and the Collier County Clerk charges recording separately.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill. The Willow Bend fee and the club-level charges are billed quarterly, so the closing date decides which quarter is prorated; the estoppels state what the seller has paid and through what date.
| Item, on a $400,000 purchase with an 80 percent loan | Estimate |
|---|---|
| New Owner Capital Contribution | $17,500 |
| Membership transfer fee | $600 |
| Master estoppel, if the contract assigns it to you | $299 |
| Willow Bend estoppel, standard, if assigned | within the statutory cap |
| Willow Bend application, plus the club check | $550 |
| Owner’s title policy, promulgated rate | about $2,075 |
| Documentary stamp tax on a $320,000 note | about $1,120 |
| Intangible tax on the mortgage | about $640 |
| Subtotal before lender fees, recording, inspections, prepaid items and prorations | about $22,784 |
Our arithmetic on the FY2027 schedule, the Willow Bend application and the state rates; an illustration, not a quote.
Budget for a general inspection on the residence, and ask the association for the building’s wind mitigation and roof records rather than commissioning your own on a shared roof. A four-point inspection may be required by your carrier on a building of this age.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Willow Bend at Stonebridge buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 23 Sep 2026)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent, interview several or ask us to check a Willow Bend building’s plan, flood point and fee history; the line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive.
At Willow Bend, representation earns its keep in the diligence: a split flood map within one street, a board approval, two estoppels, a Chapter 718 package with a seven-day window, an unexplained $2,200 fee gap against Heatherwood, and a county deed record that does not always match the MLS closing price. Read more about our team and our credentials before you decide.
For the 2026-27 school year, Collier County Public Schools zones Willow Bend at Stonebridge to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, all graded A for 2026. NCH North Naples Hospital is about 1.7 road miles from the clubhouse, and Vanderbilt Beach about 5.2.
Data updated: September 2026 (Collier County Public Schools zone lookup, queried at 1940 Willow Bend Circle; CCPS 2026 Accountability Brief)
| School | Address | Grades | 2026 grade | Drive from the clubhouse (off-peak) |
|---|---|---|---|---|
| Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | PK to 5 | A | 1.6 mi, about 5 min |
| Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | A | 5.5 mi, about 11 min |
| Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | 9 to 12 | A | 5.3 mi, about 11 min |
All 11 district records returned for 1940 Willow Bend Circle named those three schools. Zones can change; confirm any address with the district’s lookup. Aubrey Rogers opened in August 2023 as Collier’s first new high school in 19 years.
NCH North Naples Hospital is about 1.7 road miles from the clubhouse. HSS at NCH, an orthopedic hospital, opened June 9, 2025 on the NCH North Naples campus, and NCH’s two hospitals have 713 beds combined.
| Destination | Road miles | Off-peak minutes |
|---|---|---|
| NCH North Naples Hospital | 1.7 | 5 |
| Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
| I-75 Exit 111 (Immokalee Rd) | 2.5 | 6 |
| Delnor-Wiggins Pass State Park | 3.8 | 9 |
| Mercato | 4.0 | 10 |
| Vanderbilt Beach | 5.2 | 11 |
| Waterside Shops | 6.4 | 12 |
| Naples Airport terminal | 8.2 | 16 |
| Downtown Naples, Fifth Avenue South | 10.9 | 21 |
| Southwest Florida International Airport terminal | 22.1 | 30 |
Origin: the clubhouse at 2100 Winding Oaks Way; Willow Bend Circle adds about a quarter mile. Routes from the public OSRM router on OpenStreetMap roads with no traffic data. January to April traffic on Immokalee Road, US 41 and I-75 adds time. For the wider city, see our Naples real estate guide.
Willow Bend at Stonebridge vs Heatherwood at Stonebridge is the choice most buyers of Stonebridge’s larger condominium plan face, because the two sell the identical 1,433 and 1,592 square foot floor areas. Willow Bend offers the lower price and a faster resale pace; Heatherwood offers a $2,200 lower fee, a possible garage and a tested flood point outside the floodplain.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; club FY2027 schedule)
| Question | Willow Bend at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 56 in 7 buildings of 8 | 88 in 11 buildings of 8 |
| Streets | Willow Bend Circle (1920 to 1980) | Chesterbrook Ct (2205 to 2235); Harmony Ln (2245 to 2285) |
| Plans (county base area) | 1,433 and 1,592 sq ft | 1,433 and 1,592 sq ft |
| Built | 1997 to 1999 | 1995 to 1997, the first Stonebridge condominium |
| Condominium fee, calendar 2026 | $7,500 | $5,300, plus $200 for garage owners |
| Yearly association charges with the FY2027 club level | $25,100 | $22,900, or $23,100 with a garage |
| Garages | Undocumented by unit | Some residences have garages ($200/yr surcharge) |
| MLS, 24 months | 11 closings, median $400,000, 95.1% (n=11), 71 days | 9 closings, median $455,000, 95.2% (n=9), 20 days |
| MLS, first window with 10+ closings | 24 months: 11, $400,000 | 36 months: 15, $455,000, 95.2% (n=15) |
| Median $ per MLS living sq ft, 24 months | $279 | $295 |
| County, first window with 10+ | 24 months, 11 sales, median $400,000 | 36 months, 11 sales, median $450,000 |
| Median 2026 preliminary tax bill | $3,252 | $3,254 |
| Homestead share | 25.0% | 23.9% |
| Tenant pets | Not allowed | Not allowed |
| Board approval of sales | Yes, on the posted form | The form covers sales as well as leases |
| Flood, tested points | 1940: Zone AE; 1920, 1980: shaded X | 2255 Harmony Ln: shaded X; letters of map change on file for Buildings 3-5 (2006) |
| State annual fee, 2026 | Filed Apr 28, 2026 (active corporate record) | Paid |
| Schools | Pelican Marsh, Pine Ridge, Aubrey Rogers | Same |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file; club FY2027 schedule; association forms posted on the club site; FEMA NFHL; Florida Division of Corporations. Yearly charges are our sums.
On the identical floor areas, Willow Bend’s 24-month closings ran a $400,000 median at $279 per living square foot and 71 median days on market, while Heatherwood’s nine 24-month closings ran a $455,000 median at $295 per foot and sold in a median 20 days. Heatherwood’s buyers pay more and wait far less; why is our reading, not a proven cause: a lower fee, a chance at a garage and a tested flood point outside the Special Flood Hazard Area.
Choose Willow Bend if you want the lowest entry price on Stonebridge’s larger condominium plans, a small single-street association, and a market that has recently been moving fast once priced right, and you are comfortable confirming a specific building’s flood status and asking hard questions about the fee gap. Choose Heatherwood if you would rather pay more at purchase for a lower monthly carry, want the option of a garage-owner unit, and prefer a tested shaded-X flood point. Our Heatherwood at Stonebridge neighborhood guide and our Heatherwood at Stonebridge buyer guide set out its side in full.
Carrington at Stonebridge’s Harmony Lane buildings, 2365 to 2405, use the same 1,433 and 1,592 square foot plans as Willow Bend, at a $6,024 condominium fee, $1,476 less than Willow Bend’s, and its tested Carrington Court street point maps outside the floodplain. Its 24-month MLS record for those Harmony Lane buildings ran a median around $445,000. A buyer set on the larger plan should tour all three associations before choosing.
Willow Bend at Stonebridge is the right place to buy if you want the lowest price per square foot in a bundled, no-CDD golf club with no equity or deposit, a market that has recently sold fast once priced right, and you accept a $25,100 fixed yearly bill, $18,399 at closing, an unexplained fee gap against the identical plans next door, and a flood map that splits within the neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A personalized Willow Bend at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to a plan and a building, build the $25,100 stack, the $18,399 and your tax reset, confirm the building’s flood status, list the Willow Bend documents to request, and tell you honestly whether Willow Bend or Heatherwood fits better.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on 27 Willow Bend MLS closings, the county’s recorded sales, the club’s schedules, the association’s application and the state’s corporate record. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the residences, at the inspections and at the closing table. For a Willow Bend buyer that means the garage and driveway questions, the lanai and the view, the building’s flood status, the association’s roof and reserve file, and a calendar that lines up the board approval and both estoppels with your closing. Reach him at (239) 287-5873.
A Willow Bend at Stonebridge specialist matters because the facts that decide a purchase here, the split flood map, the fixed fee on every plan, the unexplained $2,200 gap against Heatherwood, the board approval, two estoppels, and a county deed that does not always match the MLS price, live in documents and records a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Florida Division of Corporations record, read 24 Sep 2026)
This page is the purchase path. For the neighborhood itself, its declaration and corporate filing, the floor plans, the county record year by year and the seller’s side, read our complete Willow Bend at Stonebridge neighborhood guide, and for the club, the course and all ten neighborhoods, our Stonebridge Country Club guide.
If you are selling to buy at Willow Bend, including a move within Stonebridge, see how we sell homes at Willow Bend at Stonebridge and request a Willow Bend at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Willow Bend 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 condominium market that Willow Bend 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. Together they operate as McGreevy and Comisar under Domain Realty.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing at Willow Bend at Stonebridge, Naples, Florida 34109, answered from the recorded declaration, the association’s posted form, the club’s FY2027 schedule, Collier County and State of Florida records, FEMA and the Southwest Florida MLS, pulled September 26, 2026. To talk any of them through, call Marc at (239) 287-5873.
A 56-unit residential condominium in Stonebridge Country Club, Naples, Florida 34109, declared August 29, 1997 and built 1997 to 1999, run by Willow Bend at Stonebridge Condominium Assocation, Inc.
On Willow Bend Circle in unincorporated North Naples, roughly a quarter mile northwest of the clubhouse at 2100 Winding Oaks Way. Buildings are addressed 1920 to 1980 Willow Bend Circle.
56, in seven buildings of eight, the smallest of Stonebridge’s three condominium neighborhoods.
County base area of 1,433 square feet for the interior plan and 1,592 square feet for the end plan.
The county roll does not record bedrooms, and this page does not state them per plan. Check the listing and the declaration’s plan sheet.
The county’s 24-month window holds 11 qualified resales at a median of $400,000, from $365,000 to $540,000. The six MLS closings of the trailing twelve months ran $365,000 to $515,000, median $392,500.
A 1,443 square foot residence in the 1960 building that closed in May 2026 at $370,000, 89.16 percent of its $415,000 final list, after 21 days.
The 24-month median sold-to-list was 95.1 percent (n=11), close to the club-wide 95.4 percent, and no Willow Bend closing since 2022 has sold above its final list price.
A median of 71 days over 24 months, but the three most recent closings took just 5, 8 and 21 days.
Two on September 24, 2026, a 1,433 square foot home asking $455,000 and a 1,592 square foot home asking $399,999. Listings change daily.
Neither is better; they are different products. The 1,433 square foot interior plan closed at $365,000 to $440,000 over the trailing twelve months; the one 1,592 square foot end-plan closing was $515,000.
$7,500 a year for calendar 2026 to the Willow Bend association plus $17,600 for FY2027 to Stonebridge Country Club, $25,100 in total.
No public document says. Willow Bend’s $7,500 is $2,200 above Heatherwood’s $5,300 for the same plans; reserves, insurance, flood exposure, a special project or a smaller association spreading fixed costs are the usual candidates, and the Willow Bend budget answers it.
An outside buyer pays the master association $17,500, a $600 transfer fee and, if assigned, the $299 estoppel: $18,399. Add the Willow Bend estoppel and the $100 application fee plus the $450 club check.
The FY2027 schedule lists $0 for an existing owner; the club’s web wording limits it to a single home owner buying within one year of selling. Confirm with the Controller.
Yes. Membership is automatic, mandatory and non-equity, with no deposit, for every Stonebridge owner.
Yes. The association’s form covers sales as well as leases and requires it to be “approved or disapproved by the Condominium Board of Directors.”
No CDD, and no master special assessment appears in FY2019 to FY2027. Any Willow Bend special assessment shows on its estoppel.
The 2026 preliminary median bill is $3,252, but a buyer’s bill resets; at the $400,000 24-month median price and the 2025 rate it would be about $3,802 before exemptions.
Yes, for 30 days minimum, up to four leases a year, to a natural person approved by the board, with no tenant pets and no pickup trucks.
No stays under 30 days. Leases of six months or less require collecting Florida and Collier County sales tax.
Owners may keep usual household pets under the master rules; tenants may keep none.
Not documented by unit. The association’s form refers to garages or driveways serving the units; whether a specific residence has one is set in the declaration’s exhibits.
Split. The 1940 Willow Bend Circle street point is FEMA Zone AE; 1920 and 1980 are shaded Zone X, panel 12021C0194J, effective February 8, 2024. Confirm any building with an elevation certificate or lender determination.
If your building is in the Special Flood Hazard Area and your loan is federally backed, yes; a lender requires it. Citizens exempts HO-6 policies from its own flood mandate, but ask whether the association carries master flood coverage.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center reports for Ian, Helene or Milton.
Both apply to buildings three habitable stories or higher; Willow Bend’s buildings appear to be two stories and none is on Collier’s registry. The association must still give buyers its SIRS or a statement that none was completed.
No. No age restriction appears in the master declaration or Willow Bend’s posted application.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, all graded A for 2026.
Roughly three miles inland; Vanderbilt Beach is about 5.2 road miles from the clubhouse.
Willow Bend for the lowest price and a market that has recently moved fast; Heatherwood for a lower fee, a chance at a garage and a tested flood point outside the floodplain. The decision table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
Plan for the board approval, two estoppels and the seven-day Chapter 718 review window inside your contract; most closings run on the calendar those set.
An agent who prices on the plan’s record and puts the association file, and the building’s flood status, on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; see our Willow Bend at Stonebridge buyer guide or call Marc at (239) 287-5873.
Buyers who already own a home often ask how to sequence a sale and a Willow Bend purchase. These answers draw on the club’s FY2027 schedule and Florida’s homestead rules; for a price on your current home, request a valuation or call Jesse direct at (239) 898-6072.
It depends on your cash and your market. With Willow Bend’s most recent listings moving in days when priced right, a buyer with a pre-approval that does not rely on the sale often wins the better terms.
You can ask. With a median 95.1 percent sold-to-list and one active listing over 130 days as of September 2026, some Willow Bend sellers will consider it, usually with a kick-out clause.
The FY2027 schedule lists $0 for an existing owner; the club’s web page limits that to a single home owner buying within one year of selling. Confirm before contract.
Florida allows portability of a prior homestead benefit within the deadlines; apply with the Collier County Property Appraiser after you buy.
Start with a free Willow Bend at Stonebridge home valuation, or call Jesse direct at (239) 898-6072 for any Stonebridge neighborhood.
Every figure on this Willow Bend at Stonebridge buyer page traces to a primary source below, each retrieved in September 2026. The Southwest Florida MLS Matrix, pulled 26 September 2026, and the Collier County tax roll, 2026 preliminary, with its recorded sales file dated 29 August 2026, are cited in plain text, as they sit behind a login or in bulk files. No portal or outside brokerage is cited.
The club, the master association and the Willow Bend association
Club documents in the Internet Archive
Trade press on the club
State of Florida records and statutes
Collier County records, taxes and roads
Flood, storm and insurance
Buyer representation
Schools, healthcare and routing
Our own pages
These are the primary documents behind this Willow Bend at Stonebridge buyer page, each linked to the authority that publishes it. The documents that matter most to a Willow Bend buyer and are not public, the association’s budget, reserve schedule, master insurance and any special assessment, come with the Chapter 718 resale package and the estoppel certificate.
| Document | Date | What it settles for a Willow Bend buyer | Authority link |
|---|---|---|---|
| Willow Bend purchase and lease application | undated (posted with 2019-2020 forms) | Board approval of sales and leases, the fee, the tenant pet ban and the pickup-truck rule | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule | September 2, 2026 | The $17,600 club bill, the $7,500 Willow Bend fee, the $17,500 contribution, the $600 transfer and $299 estoppel | Stonebridge Country Club, PDF |
| FY2025 Dues and Fees Schedule, updated | April 11, 2025 | The notice of the capital contribution change effective April 25, 2025 | Stonebridge Country Club, PDF |
| FY2019 neighborhood fee detail | archived | The Willow Bend fee history back to FY2019 ($3,808) | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, master | archived September 21, 2021 | Mandatory membership, the contribution clause, leasing, pets and vehicles | Internet Archive copy, PDF |
| Amended and Restated Bylaws, master | archived September 21, 2021 | Board structure and one vote per unit | Internet Archive copy, PDF |
| Hurricane Shutter Standards | current file | Which storm devices may stay up | Stonebridge Country Club, PDF |
| FEMA revalidated letters of map change | February 2024 | The Stonebridge buildings and lots that hold a letter of map change | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter | March 2026 | The county’s flood hotline and elevation certificate lookup | Collier County, PDF |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | rev. January 2012 | The wind mitigation items insurers credit | Florida Office of Insurance Regulation, PDF |
| 2026 Accountability Brief, school and district grades | July 1, 2026 | The A grades for all three zoned schools | Collier County Public Schools, PDF |
| Airport Road widening, 60 percent design handout | March 27, 2025 | The six-lane design past the west gate | Collier County, PDF |
| NAR written buyer agreements | current | What your buyer agreement must say before a tour | National Association of REALTORS |
The Willow Bend Declaration of Condominium itself, recorded August 29, 1997 at Official Records Book 2342, Page 2248, is available through the Collier County Clerk’s Official Records search.
Market data from Southwest Florida MLS, pulled 26 September 2026, and the Collier County tax roll, 2026 preliminary, with its sales file dated 29 August 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.