Stonebridge Country Club, Naples Florida
What is your Braeburn at Stonebridge coach home worth? Eleven MLS closings in 24 months, $635,000 to $799,000, median $670,000, and lower-level plans outselling upper. Free written valuation from McGreevy and Comisar. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own one of the 132 coach homes of Braeburn at Stonebridge on Winding Oaks Way in North Naples, the honest answer to what it is worth starts with your plan and your level, not with the neighborhood average. Braeburn has four floor-area plans on the Collier County roll, 1,761 and 1,895 square feet on the lower level and 2,172 and 2,182 on the upper level, and the Southwest Florida MLS recorded 11 Braeburn closings in the 24 months to 26 September 2026, from $635,000 to $799,000, at a median of $670,000. Everything about the neighborhood itself, from the declaration and the buildings to the flood file and the schools, lives on our Braeburn at Stonebridge neighborhood guide. This page does one job: it shows how a Braeburn coach home is actually valued, plan by plan and year by year, from the MLS and Collier County’s recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Braeburn at Stonebridge coach home is worth what its plan, level, building, view and condition support. Across 11 Southwest Florida MLS closings in the 24 months to 26 September 2026, Braeburn sold from $635,000 to $799,000 at a median of $670,000 and a median 96.1 percent of final list price (n=10), in a median 22.5 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of the 26 Braeburn closings recorded in the Southwest Florida MLS in the five years to 26 September 2026, and read them beside Collier County’s 11 qualified Braeburn resales in the 24 months since September 2024, before we wrote a single figure on this page.
Braeburn resolves into two products under one roof. On the county’s record for the 24 months since September 2024, the six qualified sales of the lower-level plans, 1,761 and 1,895 square feet, ran from $650,000 to $799,000 at a median of $667,500 (n=6, the mean of $665,000 and $670,000). The five sales of the larger upper-level plans, 2,172 and 2,182 square feet, ran from $635,000 to $769,000 at a median of $650,000 (n=5). Buyers have paid at least as much for about 300 fewer square feet downstairs. A renovated upper-level home can still sell above a dated lower-level one, which is why the walk-through matters as much as the plan.
Stonebridge Country Club recorded 76 MLS closings in the same 24 months at a median of $616,000, and its 57 condominium closings at a median of $466,000. Neither figure describes Braeburn. The community median blends $400,000 garden condominiums with $1.8 million Manchester Court pool homes, and the condominium median is pulled down by the eight-unit buildings of Carrington, Heatherwood and Willow Bend, whose plans run 1,183 to 1,592 square feet. Braeburn’s own median, $670,000 on 11 closings, sits above both, and even that one needs the plan and level beside it.
We value a Braeburn home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, days on market, the final list price and the living area each listing agent entered. Collier County’s recorded sales give us every qualified deed, including transfers that never touched a listing, plus the county’s own base area, just value, taxes and homestead status for all 132 units. The club’s and the association’s published documents give us the $7,552 condominium fee, the $17,600 club layer and the one-time charges your buyer will underwrite. Then we walk the home, because level, view, air-conditioning age and the kitchen are the variables no record captures.
McGreevy and Comisar should value your Braeburn at Stonebridge coach home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, plan by plan, we read the club’s fee schedules and the Braeburn documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a 132-unit market, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
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 you will find the whole Braeburn market, all 26 MLS closings in five years and all 11 qualified county resales in 24 months, each with its source and date. Where this page needs a worked example, it walks through the most recent public-record sale in Braeburn, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the master association, Braeburn association and club paperwork your buyer will ask for. Marc Comisar walks the home and judges level, view, finish and building against what is actually selling on Winding Oaks Way, which is what lets a seasonal owner get a real opinion of value without flying down. Half of Braeburn, 66 of 132 units, carries a Florida homestead exemption on the 2026 preliminary roll, so the other half is often valued from a distance. Read more on the about McGreevy and Comisar page.
Braeburn produces a handful of sales a year: four on the MLS in the twelve months to 24 September 2026, and nine qualified county resales in calendar 2025, the most since 2021. On 24 September 2026 there was no Braeburn listing on the MLS at all. At that pace your listing is the comparable the next buyer reads, and a mispriced listing has nothing nearby to reset the conversation. That cuts both ways: a well-priced home can sell the day it lists, as one did at $799,000 in October 2025, and a stale price can sit for six months, as one did in 2025.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the two estoppels, read our guide to selling your home in Braeburn at Stonebridge. If you are buying your next home inside the same gate, perhaps a Stonebridge pool home, start with buying a home in Braeburn at Stonebridge, because an existing owner who qualifies pays no capital contribution on the next purchase under the club’s FY2027 schedule. For all ten neighborhoods on one page, see our Stonebridge Country Club home valuation guide.
These are the Braeburn at Stonebridge valuation facts that decide most prices on Winding Oaks Way, each drawn from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, or the club’s published documents, and each repeated with its source further down this page. Read them before you read any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A Braeburn at Stonebridge coach home is valued by narrowing the product and widening the window: same level, same plan, same building position and view, matched condition, then sales across enough months to be meaningful, adjusted for Braeburn’s own year-by-year record and tested against the 96.1 percent median sale to list of the last 24 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Winding Oaks Way is the loop road of Stonebridge Country Club, and it carries three neighborhoods by house-number range: 1570 to 1685 is Braeburn, always with a unit number, 1704 to 1842 is Thornbrooke and 1848 to 1996 is Hawthorne Estates. A Braeburn coach home is a Chapter 718 condominium unit, not a fee-simple house, so its comparables are other Braeburn units first, then the Ashton Oaks units built on the same four plans, and never the detached homes further along the same street.
Every Braeburn building repeats the same pattern on the county roll: one 1,761 and two 1,895 square foot units on the lower level, one 2,172 and two 2,182 square foot units on the upper level. That is 22, 44, 22 and 44 units across the neighborhood. Once the level and plan are fixed, the comparable pool is small and honest: five 1,895 square foot lower-level resales, one 1,761, three 2,182 and two 2,172 in the county’s 24-month window.
The listing agent’s square footage and the county’s often differ. The MLS entered 2,120 square feet at 1590 Winding Oaks Way for a unit the county carries at 1,895, and entered 2,372 square feet on a 2025 sale at 1685 Winding Oaks Way where the county’s plan is 2,172. We never divide an MLS price by a county area, or the reverse, and we always ask which square foot a quoted figure uses.
Lake, golf and preserve exposures vary building by building along Winding Oaks Way, and the county record does not map frontage unit by unit, so no Braeburn-wide view premium can be calculated from it. We measure it from closed sales of the same plan with and without the exposure, and say so when the sample is too thin. End position, stairs and garage access sit in the same step.
Braeburn went up in phases, 24 units carrying a 1998 year built, 30 in 1999, 36 in 2000 and 42 in 2001, so every unit is 25 to 28 years old and predates Florida’s first statewide building code of March 2002. The association handles the roof and exterior, so a unit’s own condition is the interior: air-conditioning, water heater, windows where the declaration makes them the owner’s, kitchen and baths. Those can separate two 1,895 square foot homes by more than $100,000, as the record below shows.
Every Braeburn buyer inherits the $7,552 calendar-2026 condominium fee and the $17,600 FY2027 club layer, $25,152 a year, the second-highest association charge of Stonebridge’s ten neighborhoods after Ashton Oaks. A buyer comparing Braeburn with Middleburg adds $472 a year to your side of the ledger; a buyer comparing it with a non-bundled club adds the whole club bill. It belongs in the valuation.
A condominium buyer also inherits the Braeburn association’s budget, reserves, master insurance, hurricane deductible and any pending special assessment. None of those is published; the club lists the Braeburn year-end financials and insurance policy only behind its member login. For a Braeburn home the resale package moves the price as surely as the kitchen does, so we request it before we set a number.
With four MLS closings in the latest twelve months, a ninety-day comparable search returns almost nothing. We widen to 24, 36 or 60 months inside your level and plan and adjust older sales with Braeburn’s county series, which runs year by year from a $510,000 median in 2021 through the $769,000 peak of 2024 and the $655,000 median of 2025. A 2024 comparable overstates today’s Braeburn market; a 2021 comparable understates it badly.
Finally we test the opinion of value against what a buyer can see this week. On 24 September 2026 that was no Braeburn listing at all, and nine Stonebridge listings from $389,000 to $995,000, none a coach home. A price that assumes a full-price offer ignores the 96.1 percent median of the last 24 months; a price built on the 2024 peak ignores the 188 days one upper-level home sat in 2025.
Braeburn at Stonebridge coach homes are worth different amounts by level more than by size. On Collier County’s record for the 24 months since September 2024, the six lower-level resales had a median of $667,500 and the five upper-level resales $650,000, while the MLS’s 11 closings in the 24 months to 26 September 2026 ran $635,000 to $799,000.
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 | Level | Units in Braeburn | County qualified resales, 24 months since Sep 2024 | The sales | Median |
|---|---|---|---|---|---|
| 1,761 sq ft | Lower | 22 | 1 | $650,000 | one sale |
| 1,895 sq ft | Lower | 44 | 5 | $655,000, $665,000, $670,000, $725,000, $799,000 | $670,000 |
| Lower level, both plans | Lower | 66 | 6 | $650,000 to $799,000 | $667,500 (pair) |
| 2,172 sq ft | Upper | 22 | 2 | $645,000 and $650,000 | two sales |
| 2,182 sq ft | Upper | 44 | 3 | $635,000, $701,500, $769,000 | $701,500 |
| Upper level, both plans | Upper | 66 | 5 | $635,000 to $769,000 | $650,000 |
| All Braeburn | 132 | 11 | $635,000 to $799,000 | $665,000 |
Source: Collier County Property Appraiser sales file joined to the 2026 preliminary roll, qualified improved sales only, newest Braeburn qualified recording February 27, 2026. The level medians are from our neighborhood guide; the per-plan sales are the same eleven deeds listed by plan, and where a plan holds one or two sales we list them rather than state a median. Units per plan follow the one, two, one, two pattern in every building.
Braeburn at Stonebridge sold 11 coach homes on the MLS in 24 months, from $635,000 to $799,000, and the lower-level plans have outsold the larger upper-level plans on the county record, so the only number that matters is the one built from your level, your plan and your building. The fastest start is the Home Valuation form at the top of this page, or our free Braeburn at Stonebridge home valuation if you are reading this somewhere else. Call Jesse direct at (239) 898-6072. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan, with the sources named, plus the fee stack, one-time charges and tax picture your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples, or call Marc at (239) 287-5873 so the sale and the purchase run on one timeline.
The 1,895 square foot plan is Braeburn’s most common lower-level home, two in every building, 44 in all, and the deepest sample in the record. Its five qualified county resales in the 24 months since September 2024 ran $655,000, $665,000, $670,000, $725,000 and $799,000, and the $799,000 sale closed on the MLS in October 2025 at 0 days on market. The highest qualified Braeburn sale on record, $850,000 in August 2024, was also a 1,895 square foot lower-level home. The spread inside one plan, $144,000 in two years, is condition and finish, not size.
The 1,761 square foot plan is the smallest Braeburn home, one per building, 22 in all. It produced one qualified county resale in the 24-month window, $650,000 in August 2025, which the MLS shows closing after 50 days at 96.30 percent of a $675,000 final list. With one sale, a 1,761 square foot valuation leans on the 1,895 square foot sales of the same level and says so, adjusting for the size difference rather than pretending a single sale is a market.
The 2,182 square foot plan is Braeburn’s most common upper-level home, 44 units. Its three qualified county resales in 24 months were $635,000 in April 2025, $701,500 in February 2026 and $769,000 in October 2024, a $134,000 spread. The MLS shows the $635,000 sale after 78 days at 94.92 percent of list and the $701,500 sale after 6 days at 100.36 percent, the only Braeburn closing above its final list price in five years. Same plan, very different outcomes: condition, timing and price set them.
The 2,172 square foot plan is one per building, 22 units, and it recorded two qualified county resales in the window, $645,000 in May 2025 and $650,000 in August 2025. The August sale is the slowest Braeburn closing of the five years on the MLS: 188 days on market and 92.99 percent of a $699,000 final list. Two sales are a direction, not a rate, so a 2,172 square foot valuation reads them beside the 2,182 square foot sales.
Ashton Oaks at Stonebridge uses the same four plans, and the county values both on one schedule: a median just value of $561,954 in each. Ashton Oaks is 52 units beside the clubhouse, with a $7,800 fee, and turns over far less: 8 MLS closings in 60 months at a median of $687,000 and 97.8 percent of list (n=8), and 10 qualified county sales in 60 months at a median of $710,000. Its sales are a useful cross-check on a Braeburn plan, never a substitute for Braeburn’s own.
The county’s sales file widens the window until it holds ten qualified improved sales. For Braeburn that happens at 24 months, the same window where the MLS first reaches ten closings, which means two independent records agree on the size of the market: 11 closings on the MLS, 11 qualified resales on the county file, $670,000 and $665,000 medians. They are not the same eleven sales. The June 2026 MLS closing is missing from the county’s qualified set, and the county’s October 2024 sale at $769,000 appears on the MLS as an after-the-fact entry with no marketed list price. We read both.
Price per square foot tells you where a Braeburn at Stonebridge home sits inside its own level, not what it is worth. The MLS shows a median of $346 per square foot of living area across 11 closings in 24 months, while the county’s eleven resales averaged $370.58 per base foot on the lower level and $312.23 on the upper.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS divides the sale price by the living area the listing agent entered; the county divides by its own base area for the unit. For Braeburn the county’s four plans are fixed, while the MLS entries in five years include 1,840, 2,100, 2,120, 2,132, 2,372 and 2,400 square feet, none of them a county plan size. Neither record is wrong, and neither may be restated against the other. Across the MLS windows the median ran $346 a living foot over 24 months (n=11), $364 over 36 months (n=16) and $332 over 60 months (n=26).
On the county’s base area, the eleven 24-month resales ran from $291.02 a foot, a 2,182 square foot upper-level home at $635,000, to $421.64, a 1,895 square foot lower-level home at $799,000, with a median of $350.92. The lower-level sales averaged $370.58 and the upper-level sales $312.23, a gap of about $58 a foot. That is the level premium stated per foot: a buyer pays more per foot for the smaller home without stairs.
Multiply 2,182 square feet by a lower-level rate and you overprice the upper unit by about $127,000; multiply 1,895 square feet by an upper-level rate and you underprice the lower unit by about $110,000, both our arithmetic on the two level averages. A model that multiplies square feet by one Braeburn rate misprices both halves of every building, which is the most common valuation error we see on Winding Oaks Way.
Compare your living area only with homes of your level and plan, from the same record. Never apply a Stonebridge-wide or condominium-wide figure to Braeburn, never apply an MLS figure to the county’s base area, and treat any figure built on two or three sales as a direction rather than a rate. For Braeburn, the per-plan sales in the table above are a better guide than any per-foot number.
Braeburn at Stonebridge coach homes recorded 26 Southwest Florida MLS closings in the five years to 26 September 2026, from $525,000 to $830,000, and 11 in the latest 24 months at a median of $670,000. Collier County recorded 11 qualified resales in the 24 months since September 2024, from $635,000 to $799,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 11 | $670,000 | $635,000 to $799,000 | $346 | 96.1% (10) | 22.5 |
| 36 months | 16 | $705,750 | $635,000 to $830,000 | $364 | 96.4% (15) | 10 |
| 60 months | 26 | $695,000 | $525,000 to $830,000 | $332 | 96.3% (25) | 11 |
Source: Southwest Florida MLS Matrix, Stonebridge development, closed 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each closing assigned to Braeburn by street and house number. The first window with ten or more closings is 24 months, so it leads this page. Sold to list divides the sold price by the final list price after any reductions. One closing in each window was entered after the fact with no marketed list price; it counts in closings and prices but not in sold to list.
| Closed | Building | MLS living sq ft as entered | Final list | Sold | Sold to final list | Days on market |
|---|---|---|---|---|---|---|
| 30 Jun 2026 | 1595 Winding Oaks Way | 1,895 | $730,000 | $710,000 | 97.26% | 8 |
| 5 Mar 2026 | 1595 Winding Oaks Way | 2,182 | $699,000 | $701,500 | 100.36% | 6 |
| 30 Oct 2025 | 1590 Winding Oaks Way | 2,120 | $799,000 | $799,000 | 100.00% | 0 |
| 17 Oct 2025 | 1605 Winding Oaks Way | 1,895 | $684,500 | $655,000 | 95.69% | 14 |
| 29 Aug 2025 | 1630 Winding Oaks Way | 1,761 | $675,000 | $650,000 | 96.30% | 50 |
| 14 Aug 2025 | 1595 Winding Oaks Way | 2,172 | $699,000 | $650,000 | 92.99% | 188 |
| 16 May 2025 | 1685 Winding Oaks Way | 2,372 | $699,000 | $645,000 | 92.27% | 31 |
| 17 Apr 2025 | 1650 Winding Oaks Way | 2,182 | $669,000 | $635,000 | 94.92% | 78 |
| 25 Mar 2025 | 1570 Winding Oaks Way | 2,120 | $729,000 | $725,000 | 99.45% | 7 |
| 6 Mar 2025 | 1635 Winding Oaks Way | 1,840 | $699,000 | $670,000 | 95.85% | 96 |
| 25 Oct 2024 | 1575 Winding Oaks Way | 2,182 | $769,000 | $769,000 | entered after the fact | none |
| 10 May 2024 | 1670 Winding Oaks Way | 2,182 | $825,000 | $795,000 | 96.36% | 10 |
| 16 Apr 2024 | 1680 Winding Oaks Way | 2,100 | $809,900 | $809,900 | 100.00% | 0 |
| 27 Mar 2024 | 1620 Winding Oaks Way | 1,895 | $739,000 | $700,000 | 94.72% | 89 |
| 16 Feb 2024 | 1570 Winding Oaks Way | 2,182 | $859,000 | $830,000 | 96.62% | 8 |
| 16 Jan 2024 | 1650 Winding Oaks Way | 1,895 | $769,000 | $750,000 | 97.53% | 6 |
| 21 Aug 2023 | 1605 Winding Oaks Way | 2,182 | $829,000 | $798,000 | 96.26% | 5 |
| 28 Mar 2023 | 1605 Winding Oaks Way | 2,172 | $739,000 | $700,000 | 94.72% | 121 |
| 21 Dec 2022 | 1605 Winding Oaks Way | 2,182 | $729,000 | $690,000 | 94.65% | 76 |
| 6 Sep 2022 | 1680 Winding Oaks Way | 2,400 | $710,000 | $665,000 | 93.66% | 40 |
| 29 Aug 2022 | 1595 Winding Oaks Way | 2,400 | $674,900 | $655,000 | 97.05% | 79 |
| 28 Jul 2022 | 1635 Winding Oaks Way | 2,182 | $729,900 | $700,000 | 95.90% | 4 |
| 12 Jan 2022 | 1630 Winding Oaks Way | 1,895 | $549,000 | $549,000 | 100.00% | 7 |
| 30 Dec 2021 | 1600 Winding Oaks Way | 1,895 | $559,000 | $559,000 | 100.00% | 11 |
| 25 Oct 2021 | 1665 Winding Oaks Way | 2,182 | $559,000 | $525,000 | 93.92% | 3 |
| 15 Oct 2021 | 1675 Winding Oaks Way | 2,132 | $539,000 | $539,000 | 100.00% | 25 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. Building street addresses only; unit numbers are withheld. Living area is as the listing agent entered it and is not the county’s plan size. One of these 26 closings was filed in the MLS under the community name rather than Braeburn, which is why we assign every Stonebridge closing by street and house number.
This is a public-record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Braeburn closing. On 30 June 2026 a 1,895 square foot lower-level coach home at 1595 Winding Oaks Way closed at $710,000 after 8 days on market, against a final list price of $730,000, a sale to list of 97.26 percent. It was the third sale in that one building in about eleven months, and the other two tell the valuation story. In August 2025 a 2,172 square foot upper-level home there closed at $650,000 after 188 days, at 92.99 percent of a $699,000 list. In March 2026 a 2,182 square foot upper-level home in the same building listed at the same $699,000 and closed at $701,500 in 6 days, the only Braeburn closing above list in five years. Then the smaller lower-level home sold for $8,500 more than that larger upper-level home, in June, outside the season. Three lessons sit in one building: the level set the band, the same list price produced 188 days in one season and 6 in the next, and the June buyer negotiated $20,000 off a price the record supported. The county coded the June deed as not qualified, so a valuation built only on county qualified sales would not see it at all.
| Recorded | Building | Plan, county base sq ft | Deed price | $ per county base sq ft |
|---|---|---|---|---|
| 21 Oct 2024 | 1575 Winding Oaks Way | 2,182 | $769,000 | $352.43 |
| 4 Mar 2025 | 1635 Winding Oaks Way | 1,895 | $670,000 | $353.56 |
| 20 Mar 2025 | 1640 Winding Oaks Way | 1,895 | $665,000 | $350.92 |
| 24 Mar 2025 | 1570 Winding Oaks Way | 1,895 | $725,000 | $382.59 |
| 15 Apr 2025 | 1650 Winding Oaks Way | 2,182 | $635,000 | $291.02 |
| 8 May 2025 | 1685 Winding Oaks Way | 2,172 | $645,000 | $296.96 |
| 11 Aug 2025 | 1595 Winding Oaks Way | 2,172 | $650,000 | $299.26 |
| 27 Aug 2025 | 1630 Winding Oaks Way | 1,761 | $650,000 | $369.11 |
| 10 Oct 2025 | 1605 Winding Oaks Way | 1,895 | $655,000 | $345.65 |
| 28 Oct 2025 | 1590 Winding Oaks Way | 1,895 | $799,000 | $421.64 |
| 27 Feb 2026 | 1595 Winding Oaks Way | 2,182 | $701,500 | $321.49 |
Source: Collier County Property Appraiser sales file joined to the 2026 preliminary roll, qualified improved sales only. The eleven deeds total $7,564,500, at a median of $665,000 (n=11, the sixth sale in order). None was a first sale from a developer; Braeburn’s last developer sales closed in early 2002.
The county’s recording dates trail or lead the MLS closing dates by days, the county’s area is its own base area, and the county’s qualification code excludes some genuine market sales: the $710,000 June 2026 closing recorded as a deed the county did not qualify. The MLS, for its part, carries one October 2024 sale as an after-the-fact entry with no marketed list price. Use the county for what sold and at what price, and the MLS for how long it took and how close to asking it closed.
Braeburn at Stonebridge coach homes took a median of 22.5 days on market and sold at a median 96.1 percent of final list price (n=10) across 11 MLS closings in the 24 months to 26 September 2026, against 31 days and 95.4 percent (n=75) for all of Stonebridge in the same window. On 24 September 2026, Braeburn had no active listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A median Braeburn buyer in the last 24 months negotiated a little under four percent off the final asking price, measured against the list price carried on each closing, which is the price after any reductions. On a $700,000 final list, the difference between Braeburn’s 96.1 percent and Middleburg’s 93.9 percent in the same window is about $15,400, our arithmetic. Across five years, 6 of the 25 marketed Braeburn closings sold at or above their final list, our count of the rows, and the lowest ratio was 92.27 percent.
Each Stonebridge neighborhood’s first MLS window with ten or more closings, from the same five-year pull, sets a yardstick a Braeburn seller can use. Braeburn’s median sale to list sits above every garden condominium, Thornbrooke and the Stonebridge-wide figure, and below only the two other coach-home neighborhoods, whose ratios come from 60-month windows.
| Neighborhood | First MLS window with 10+ closings | Closings | Median sold | Median sold to final list (n) |
|---|---|---|---|---|
| Braeburn | 24 months | 11 | $670,000 | 96.1% (10) |
| Middleburg | 60 months | 17 | $700,000 | 96.8% (15) |
| Ashton Oaks | none; 60 months shown | 8 | $687,000 | 97.8% (8) |
| Carrington | 24 months | 18 | $411,500 | 95.7% (18) |
| Heatherwood | 36 months | 15 | $455,000 | 95.2% (15) |
| Willow Bend | 24 months | 11 | $400,000 | 95.1% (11) |
| Thornbrooke | 24 months | 12 | $957,500 | 96.0% (12) |
| All Stonebridge, 24 months | 76 | $616,000 | 95.4% (75) |
Source: Southwest Florida MLS Matrix, 190 Stonebridge closings from 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to its neighborhood by street and house number; sold to list excludes after-the-fact entries. Windows differ by neighborhood, so compare ratios, not medians. In the same 24 months Middleburg recorded 7 closings at 93.9 percent (n=7) and a median of 59 days, against Braeburn’s 22.5.
On 24 September 2026 the Southwest Florida MLS showed nine active listings across Stonebridge, from $389,000 to $995,000, and none in Braeburn. At Braeburn’s pace of 11 closings in 24 months, that is 0.0 months of supply, against about 3.3 months for Stonebridge as a whole on its twelve-month pace. Braeburn is under-supplied rather than slow. An owner who lists into that gap has no Braeburn competition and sets the next comparable.
Four Braeburn homes closed at 0 to 8 days in the last 24 months: $799,000 at 0 days, $701,500 at 6, $725,000 at 7 and $710,000 at 8. At the other end, a 2,172 square foot home took 188 days, a 1,840 square foot entry took 96 and a 2,182 square foot home took 78, and all three closed at 92.99 to 95.85 percent of list. The record does not say why each sat, and we will not invent a reason. It shows that Braeburn rewards a price built from the right comparables with speed and near-full price, and charges the rest in months and in percentage points.
Across the five years, 14 of the 26 Braeburn MLS closings fell in December through May, our count of the rows. The fast off-season sales matter as much: $710,000 in 8 days in June 2026 and $799,000 at 0 days in October 2025. A home that is priced and documented by October meets the most buyers, and a Braeburn home priced to its level can still sell in summer.
In Braeburn the list price is the negotiation’s opening line, and the market has taken a little under four percent off it at the median over 24 months. That argues for listing where the level and plan evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The Braeburn homes that sat longest were not the most expensive; they were the ones whose price and evidence disagreed.
Braeburn at Stonebridge values climbed from a county qualified median of $510,000 in 2021 (n=8) to a peak of $769,000 in 2024 (n=7), then eased to $655,000 in 2025 (n=9), while the two 2026 MLS closings, $701,500 and $710,000, sit between the two. Today’s 24-month county median of $665,000 is about 2.8 times the original developer median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Year | Qualified of recorded deeds | Median or the sales | Range | Median $ per county base sq ft |
|---|---|---|---|---|
| 2021 | 8 of 25 | $510,000 (pair $500,000 / $520,000) | $305,000 to $559,000 | $243 |
| 2022 | 5 of 17 | $665,000 | $549,000 to $700,000 | $306 |
| 2023 | 2 of 11 | $700,000 and $798,000 | two sales | $322 and $366 |
| 2024 | 7 of 27 | $769,000 | $700,000 to $850,000 | $380 |
| 2025 | 9 of 21 | $655,000 | $635,000 to $799,000 | $351 |
| 2026, to August 20 | 1 qualified | $701,500 | one sale | $321 |
| 12 months, Aug 21, 2025 to Aug 20, 2026 | 4 of 15 | $678,250 (pair $655,000 / $701,500) | $650,000 to $799,000 | $357 |
Source: Collier County Property Appraiser 2026 preliminary roll and recorded sales, qualified sales only. The gap between qualified sales and recorded deeds is transfers into trusts, between family members, corrective deeds and deeds too recent to carry a code. The 2025 and twelve-month rows overlap.
The biggest single move in the Braeburn record came in one year: the county median rose from $510,000 in 2021 to $665,000 in 2022, up 30.4 percent, and the median per base foot from $243 to $306. It kept climbing to $769,000 and $380 a foot in 2024, then the 2025 median of $655,000 sat 14.8 percent below it, while the 2025 count, nine qualified sales, was the most since 2021. More homes changed hands at lower prices, which is what a market does when buyers regain choice.
The first sales from the developer ran from September 1998 to early 2002: the county file holds 131 qualified first sales at a median of $234,100, from $166,700 to $303,600. Since then 170 qualified resales have recorded at a median of $347,000 across all years. The highest qualified Braeburn sale on record is $850,000, recorded August 27, 2024 at 1675 Winding Oaks Way for a 1,895 square foot lower-level plan. An owner who bought before 2021 holds a large gain; an owner who bought at the 2024 peak may not, and the valuation should say so plainly.
| Period, as the club published it | Braeburn condominium fee |
|---|---|
| FY2019 page | $4,972 |
| FY2020 page | $4,972 |
| Calendar 2020 | $4,972 |
| Calendar 2021 | $5,208 |
| Cost of Ownership page captured June 2023 | $5,556 |
| Calendar 2024 | $6,820 |
| Calendar 2025 | $7,552 |
| Calendar 2026 | $7,552 |
Source: the club’s archived pages and schedules for FY2019 to FY2027. The Braeburn fee rose 52 percent from the FY2019 page to calendar 2026, less than Ashton Oaks (86 percent), Willow Bend (97 percent) or Middleburg (65 percent), and it was flat from 2025 to 2026. The club-level charge on every home rose from $8,739.48 in FY2019 to $17,600 in FY2027. We present the fee rise as context, not as a proven cause of the 2025 easing, but a buyer adds every dollar of it to the monthly payment.
For a Braeburn seller the trend is the time adjustment. A 2024 comparable overstates today’s market by roughly $100,000 at the median, $769,000 against $665,000 on the county’s 24-month record, and a 2021 comparable understates it by far more. The 2026 closings, both in the $700,000 range, are the best evidence of where a well-kept home stands now, and the level split is the second adjustment after time.
Braeburn at Stonebridge and Middleburg at Stonebridge are Stonebridge Country Club’s two larger coach-home condominiums, on the same upper-level plans, and a buyer comparing coach homes compares them first. Over the same 24 months Braeburn sold at a median 96.1 percent of list in 22.5 days, Middleburg at 93.9 percent in 59 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Deciding factor | Braeburn at Stonebridge | Middleburg at Stonebridge |
|---|---|---|
| Units and buildings | 132 in 22 buildings of six | 84 in 14 buildings of six |
| Street | Winding Oaks Way, 1570 to 1685 | Aberdeen Lane, 2055 to 2150 |
| Declared and built | September 9, 1998; built 1998 to 2001 | September 26, 1995; built 1995 to 1998 |
| Lower-level plans, county base area | 1,761 and 1,895 sq ft | 1,662 and 1,837 sq ft |
| Upper-level plans | 2,172 and 2,182 sq ft | 2,172 and 2,182 sq ft |
| MLS closings, 24 months to 26 Sep 2026 | 11, median $670,000 | 7, median $750,000 |
| Median sold to final list, 24 months | 96.1% (n=10) | 93.9% (n=7) |
| Median days on market, 24 months | 22.5 | 59 |
| MLS closings, 60 months | 26, median $695,000, 96.3% (n=25), 11 days | 17, median $700,000, 96.8% (n=15), 4 days |
| First MLS window with 10+ closings | 24 months | 60 months |
| County qualified sales, first ten-sale window | 24 months, n=11, median $665,000 | 60 months, n=13, median $650,000 |
| Condominium fee, calendar 2026 | $7,552 | $7,080 |
| With the $17,600 club layer | $25,152 a year | $24,680 a year |
| 2026 median just value | $561,954 | $514,112 |
| 2026 median preliminary tax | $4,850 | $4,482 |
| Homestead share | 50.0% | 34.5% |
| Garages | Not stated in any public document we read | Proven: lease rules confine parking to garages or driveways |
| Recreation parcel | None on the roll; pool within the condominium property | Own 0.17-acre parcel on Aberdeen Lane |
| Active listings on 24 Sep 2026 | 0 | 0 |
Sources: Southwest Florida MLS Matrix, retrieved 26 September 2026; Collier County Property Appraiser sales file and 2026 preliminary roll; the club’s FY2027 schedule; the Braeburn and Middleburg lease forms. The two county medians come from different windows, and Middleburg’s 24-month median rests on seven sales.
A buyer who chooses Braeburn wants the newer buildings, the larger lower-level plans, a neighborhood where half the owners live year-round and a market liquid enough to have produced 11 closings in 24 months. A buyer who chooses Middleburg at Stonebridge takes a $472 lower annual fee, a proven garage and a recreation parcel on its own land in exchange for 58 to 99 fewer square feet downstairs and older buildings. We price a Braeburn home for the first buyer and answer the second buyer’s comparison in the listing file. Middleburg owners get the same analysis for their own record on our Middleburg at Stonebridge home valuation page.
Middleburg’s 24-month MLS median of $750,000 sits above Braeburn’s $670,000, and a seller could read that as a reason to list higher. The record says otherwise: Middleburg’s seven sales closed at a median 93.9 percent of list after 59 days, while Braeburn’s eleven closed at 96.1 percent after 22.5, and Middleburg’s own ten-sale county window reaches back 60 months to a $650,000 median. Seven sales at slower pace and deeper discounts are a thinner benchmark than eleven fast ones. We use Middleburg as a cross-check on the upper-level plans the two share, never as a price floor.
The comparison changes a Braeburn valuation in two places. The $472 fee gap is small beside a $670,000 price, about $39 a month, so it rarely moves a buyer between the two by itself. The garage question is larger: until the Braeburn declaration’s limited common element exhibit confirms what your unit has, a buyer who needs a garage will ask, so we answer it from the documents before the listing goes live.
Online estimates miss on Braeburn at Stonebridge coach homes because automated models cannot see what drives price here: the level of the unit, four plans that the MLS records at a dozen different sizes, a bundled club membership priced into every sale, a $25,152 fee stack, and county qualification codes that drop genuine sales from the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A model sees square feet and bedrooms, not whether the home is up a flight of stairs. In Braeburn that is the variable that matters most: the lower-level plans have recorded a higher median than the larger upper-level plans. A model that prices by size will rank a 2,182 square foot upper-level home above a 1,895 square foot lower-level home in the same building, and the June 2026 sale at 1595 Winding Oaks Way shows the opposite.
The county has four Braeburn plans; the MLS rows in five years carry living areas from 1,761 to 2,400 square feet, including 1,840, 2,100, 2,120, 2,132, 2,372 and 2,400, none a county plan. Whatever size an estimate reads from a listing feed, it multiplies by a rate built from other listings with their own entries, and the error compounds.
Every Stonebridge sale conveys a club membership the buyer cannot decline: “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. A model comparing your home with a non-club condominium nearby is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.
A Braeburn owner pays $25,152 a year in condominium and club charges; a Carrington owner inside the same gate pays $23,624 and a Thornbrooke owner $20,012. Fee classes are not a standard listing field, so a model sees none of it, and over the life of a mortgage the difference changes what a buyer can pay for the home.
The county coded the $710,000 June 2026 Braeburn deed as not qualified, so a model trained on county qualified sales never saw the most recent Braeburn price. One of the 26 Braeburn MLS closings was filed under the community name rather than Braeburn. And the MLS carries two separately coded Stonebridge North and Stonebridge South developments that are not this community. A model that inherits those gaps values the wrong comparables before it starts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan and level in Braeburn, with every source named. The Home Valuation form at the top of this page starts exactly that, free.
A Braeburn at Stonebridge buyer prices five costs into an offer: the $7,552 calendar-2026 condominium fee, the $17,600 FY2027 club layer, property tax reset to the purchase price, an HO-6 policy, and $18,399 paid once to the master association at closing, including the $17,500 New Owner Capital Contribution.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Collier County Property Appraiser 2026 preliminary roll)
| Line, FY2027 | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920, until the loan is paid off in February 2035 |
| F&B Service Charge | $950, in lieu of a per-meal gratuity; no food minimum |
| Strategic Reserves (new) | $100 |
| Total | $17,600, billed at $4,400 a quarter |
Sources: the club’s FY2027 schedule dated September 2, 2026 and its Cost of Ownership page. The club’s two FY2027 documents label the two master lines oppositely; together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues.
| Item | Amount | Basis |
|---|---|---|
| Braeburn condominium fee | $7,552 a year, $1,888 a quarter | Calendar 2026 |
| Club and master layer | $17,600 a year | FY2027 |
| Recurring association charges | $25,152 a year, about $2,096 a month | Our sum |
| Property tax at the Braeburn median | $4,850 a year | 2026 preliminary roll |
| Before insurance and usage | about $30,002 a year | Our arithmetic |
| At closing, outside buyer, to the master association | $18,399 | FY2027 |
Among Stonebridge’s ten neighborhoods only Ashton Oaks, at $25,400, carries higher recurring association charges than Braeburn. Middleburg’s are $24,680 and Carrington’s $23,624. At Braeburn’s 24-month MLS median of $670,000, the recurring charges equal about 3.8 percent of the price a year, our arithmetic, before tax and insurance.
| One-time charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, new (outside) buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership Transfer Fee | $600 |
| Master Estoppel Fee | $299 |
| Outside buyer’s cash to the master association | $18,399 (our sum) |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing. The master Declaration says “a non-refundable contribution shall be made by the purchaser,” so under the club’s documents it is the buyer’s charge, though every cost in a contract is negotiable. The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and 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.” That makes Stonebridge owners moving within the gate a real Braeburn buyer pool. At $18,399, the outside buyer’s cash equals about 2.7 percent of Braeburn’s $670,000 median, our arithmetic.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, 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 that made the change. Four of Braeburn’s 11 MLS closings in the last 24 months, October 2024 to April 2025, were bought under the formula, by buyers who paid roughly $11,300 less to the association than today’s outside buyer, and a careful valuation reads those four that way.
Braeburn’s median 2026 preliminary tax bill is $4,850 on a median just value of $561,954, with no non-ad-valorem assessment. Florida’s Save Our Homes cap follows the owner, not the unit, and half of Braeburn is homesteaded, so a buyer’s first bill is often well above a homesteaded seller’s. Every Stonebridge parcel sits in millage area 133, which shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at that rate each $100,000 of taxable value costs about $940 a year. That is the mechanism, not a quote for any home.
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, though a Braeburn buyer should still ask the Braeburn association about any pending special assessment. Stonebridge has no food-and-beverage minimum either. Both absences belong in your listing presentation.
A Braeburn at Stonebridge seller owes the buyer disclosure before the contract is signed. Braeburn is a Chapter 718 condominium inside the Stonebridge master association, which is a Chapter 720 homeowners association, so a Braeburn sale runs through section 718.503’s resale package and may also involve the master association’s section 720.401 summary.
Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 718.116, 720.30851, 689.261 and 689.302, retrieved Sep 2026; Stonebridge Country Club Amended and Restated Declaration, member-era copy)
Under section 718.503, a Braeburn resale buyer is entitled to receive the declaration, articles, bylaws, rules, the latest year-end financial report and the association’s governance summary, and a contract signed before the core documents arrive gives the buyer a statutory window to cancel. Braeburn’s documents, including the 2009 amended condominium documents and the 2017 amendment, sit behind the club’s member login, so we request the package from the association’s manager the week you decide to sell.
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 Stonebridge residences, and section 720.401 requires a disclosure summary before the contract is signed on a resale of a parcel governed by a Chapter 720 association, supplied by the parcel owner, with the statutory warning in conspicuous type and a buyer’s right to cancel within three days after receiving it or before closing, whichever comes first. Section 720.401 also states that it does not apply to an association regulated under Chapter 718. Braeburn is such an association, and a Braeburn unit also sits inside the master association. Which disclosure regime governs a given Braeburn sale therefore depends on how the documents and the statutes apply to your unit, and a Braeburn seller may owe both the condominium package and the master association’s summary. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice.
The master association issues its estoppel certificate through the Controller’s office listed on the club’s real estate page, at $299 for FY2027, and the Braeburn condominium association issues a second one under section 718.116. Under section 718.116(8) and section 720.30851, as amended in 2024, the standard fee is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both the day a contract is signed.
Section 689.302, created in 2024 and amended in 2025, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Braeburn the tax item matters on every homesteaded sale, which is half the neighborhood.
These are the Braeburn facts a buyer’s attorney will find, and they are better coming from you: mandatory club membership and the $17,500 contribution with its 2025 change; the renovation fee to 2035; the master leasing limits of 30 days minimum and four leases a year, and Braeburn’s own board approval of leases with no pets for tenants; the unconfirmed garage count; the two-story reading of the buildings; and the Airport-Pulling Road widening on Stonebridge’s west edge, about three-quarters of a mile from Braeburn. Raise those items before the buyer does.
What moves a Braeburn at Stonebridge coach home’s number before listing is the evidence a buyer’s lender, insurer and attorney will ask for: the Braeburn resale package and reserves, both estoppels, the building’s FEMA map-change letter, the story-count answer for Florida’s condominium safety laws, the unit’s interior condition, and presentation timed to the season.
Data updated: September 2026 (FEMA National Flood Hazard Layer and revalidation letter 18-04-0009V, retrieved Sep 2026; Collier County 2026 Floodplain Protection Newsletter; Stonebridge Country Club hurricane shutter standards and open house rules)
In a Braeburn sale the budget, reserves, master insurance, hurricane deductible and any pending special assessment arrive in the resale package and the estoppel. Two stories does not mean no reserves: under section 718.112, a condominium generally must fund reserves for roofs, painting, paving and any item over $10,000 unless owners vote to waive them, and Braeburn’s 25 to 28 year old buildings are in roof-cycle territory. Ask the association for the package and the reserve status before you list, because a buyer’s lender will.
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run in 100 and 200 series, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification. If it holds, it is a real selling point against taller Naples condominiums, and we add the certifying route, the declaration’s plot plans, to the listing file.
Both Braeburn street points we tested, 1630 and 1595 Winding Oaks Way, map in FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, outside the Special Flood Hazard Area, with a ground elevation of 9.38 feet at 1630. FEMA’s revalidation letter 18-04-0009V carries forward three letters of map change naming Braeburn: 01-04-2330A of June 20, 2001 for Braeburn Phase 2, 03-04-3790A of April 18, 2003 for buildings 7 and 8 to 15, and 07-04-4087A of June 19, 2007 for building 1. If your building is on that list, the letter goes in the listing file. Collier County’s Flood Info Hotline, (239) 252-2942, will check whether the county holds an elevation certificate.
Under section 718.111, the Braeburn association insures the condominium property, and the buyer carries an HO-6 policy for interior finishes, fixtures and contents, with at least $2,000 of loss-assessment coverage under section 627.714. Citizens Property Insurance’s flood requirement, which reaches personal residential wind policies by January 1, 2027, does not apply to condominium unit-owner policies, per Citizens. That keeps a Braeburn buyer’s insurance question smaller than a house buyer’s.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position from May 1 to November 30, by which side of the building faces what. Clear, opaque, rolling, accordion and fabric systems are allowed on every elevation; Bahama and colonial shutters cannot stay up facing the street; plywood may stay up only on a preserve view. In a condominium the association may own the openings, so ask the Braeburn association whether it runs a window or shutter program before an inspector asks for you.
The club runs on a season, with peak golf and Saturday entertainment from January to April. Fourteen of Braeburn’s 26 MLS closings in five years fell in December through May, our count of the rows, so have the home photographed, documented and priced before the seasonal buyers arrive. The June 2026 and October 2025 fast sales show that a well-priced Braeburn home also sells off season.
Braeburn leases run at least 30 days and no more than four a calendar year under the master Declaration, whole unit only, with Braeburn board approval within 30 days, a $100 fee and no pets for tenants, per the Braeburn lease form. A lease does not stop a sale, but the buyer takes subject to it, so line up the lease end, showing access and the expected closing date from the start.
Stonebridge has its own rulebook. An open house must be registered with the association office by 1:00 p.m. Friday, only the approved 18 by 12 inch green-on-white “Open House” sign may be used, from noon to 5 p.m. and no more than twice a week per home, and no “For Sale” or “Open House” signs may go on the home or in a vehicle. A Braeburn listing that cannot rely on a yard sign has to reach its buyer before the buyer reaches the gate.
Selling a Braeburn at Stonebridge coach home costs the negotiated commission plus Florida’s deed stamp tax of $0.70 per $100, about $4,690 at the $670,000 24-month MLS median, two estoppel certificates, a prorated share of the year’s property tax and any credits you agree. In Collier County the buyer customarily pays the owner’s title policy.
Data updated: September 2026 (Florida Statutes sections 201.02, 718.116 and 28.24; Florida Department of Revenue; Collier County closing custom per our shared cost-of-selling research)
| Line | At $670,000 | Who customarily pays in Collier County |
|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $4,690 | Seller |
| Master association estoppel, FY2027 | $299 | Seller |
| Braeburn condominium estoppel, current account | up to $299 | Seller |
| Owner’s title insurance policy | promulgated rate | Buyer |
| Deed recording | about $18.50 to $35.50 | Buyer |
| Property tax proration | seller’s days of the year | Credit from seller to buyer |
| Settlement fee | commonly $500 to $1,500 | Negotiable |
| Listing and any buyer-side compensation | negotiable | Set in your listing agreement |
Source: section 201.02 and the Florida Department of Revenue for the stamp tax; sections 718.116 and 720.30851 for the estoppel caps; section 28.24 for recording; Collier County custom as the contract leaves it. The dollar figures are our arithmetic, not a quote; the contract always controls.
Commissions are negotiable and set in your listing agreement. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements with their own agents before touring. A seller may still offer to contribute toward a buyer’s costs. We walk every Braeburn seller through a written net sheet before a list price is set.
A free in-person Braeburn at Stonebridge valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from Braeburn’s recorded sales of your plan and level, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the MLS and county sales of your plan and level in Braeburn, matched for building position, view and condition, adjusted for time with Braeburn’s own year-by-year record, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $7,552 condominium fee, the $17,600 club layer, the $18,399 an outside buyer brings to the master association, the flood letter for your building and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or request a free Braeburn at Stonebridge home valuation, and call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Braeburn at Stonebridge covers pricing, marketing, negotiation, both estoppels and the condominium package in full.
McGreevy and Comisar is a top-reviewed Braeburn at Stonebridge listing agent team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Braeburn sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Braeburn at Stonebridge valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association and club paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Braeburn home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, return to our Braeburn at Stonebridge neighborhood guide, and for the club and all ten neighborhoods, our Stonebridge Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with buying a home in Braeburn at Stonebridge or call Marc at (239) 287-5873.
These are the valuation questions Braeburn at Stonebridge owners actually ask, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, FEMA’s records, Florida’s condominium statutes and the club’s published fee schedules and documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your level, plan, building position, view and condition. Across 11 MLS closings in the 24 months to 26 September 2026, Braeburn sold from $635,000 to $799,000 at a median of $670,000, and the county’s 11 qualified resales in the same span had a median of $665,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from sales of your plan and level in Braeburn, on both the MLS and the county record, matched for building position and condition, adjusted for time with Braeburn’s own series, tested against active listings, with every source named. We provide that free, with no obligation to list.
On the county record for the 24 months since September 2024, the lower-level plans recorded a median of $667,500 (n=6) and the larger upper-level plans $650,000 (n=5). Per county base foot the lower-level sales averaged $370.58 and the upper-level sales $312.23, so buyers paid at least as much for the smaller homes without stairs.
The MLS recorded 11 closings in the 24 months to 26 September 2026, from $635,000 to $799,000, including $799,000 in October 2025, $701,500 in March 2026 and $710,000 in June 2026. The county recorded 11 qualified resales since September 2024 totaling $7,564,500.
The highest qualified Braeburn sale on the county record is $850,000, recorded August 27, 2024 for a 1,895 square foot lower-level home. The highest MLS closing in five years was $830,000 in February 2024, a 2,182 square foot home.
On MLS living area the median was $346 over 24 months (n=11), $364 over 36 months and $332 over 60 months. On the county’s base area the 24-month resales ran $291.02 to $421.64 a foot, median $350.92. Never compare the two.
The median was 22.5 days on market across the 10 marketed Braeburn closings in the 24 months to 26 September 2026, against 31 days for all of Stonebridge. Individual sales ran from 0 to 188 days, and four of the eleven closed in 8 days or fewer.
At a median 96.1 percent of the final list price over 24 months (n=10), and 96.3 percent over 60 months (n=25). All of Stonebridge ran 95.4 percent (n=75) in the same 24 months, and Middleburg 93.9 percent (n=7).
None. On 24 September 2026 the Southwest Florida MLS showed nine active listings across Stonebridge and none in Braeburn, which is 0.0 months of supply. A Braeburn owner who lists now has no direct competition.
They have eased from their peak. The county’s qualified median was $769,000 in 2024 (n=7) and $655,000 in 2025 (n=9), and the two 2026 MLS closings were $701,500 and $710,000. All remain far above the 2021 median of $510,000 (n=8).
The county’s qualified median rose from $510,000 in 2021 (n=8) to $665,000 in 2022 (n=5), up 30.4 percent, and peaked at $769,000 in 2024. Today’s 24-month median of $665,000 is about 2.8 times the original developer median of $234,100.
Ashton Oaks uses the same four plans and carries the same $561,954 median just value, so its sales are a cross-check: 10 qualified county sales in 60 months at a median of $710,000, and 8 MLS closings in 60 months at $687,000. They never replace Braeburn’s own sales.
Because models cannot see your level, read MLS square footage entered a dozen different ways, cannot see the bundled membership or the $25,152 fee stack, and miss genuine sales the county did not qualify, such as the $710,000 June 2026 closing.
The MLS carries the living area the listing agent entered; the county carries its own base area. Braeburn has four county plans, but the MLS rows include 1,840, 2,120, 2,372 and 2,400 square feet among others. Always ask which square foot a figure divides by.
No. Just value is the county’s assessment for tax purposes. Braeburn’s 2026 preliminary median just value is $561,954, against a 24-month median resale of $665,000. It is useful for ranking and useless as a list price.
It can, and by how much varies by building. The county record does not map frontage unit by unit, so no Braeburn-wide premium can be calculated from it. We measure it from closed sales of your plan with and without the view.
It shapes who buys and what they can pay. Every buyer becomes a member automatically, with no equity or deposit, pays $17,600 a year in club-level charges for FY2027 plus the $7,552 condominium fee, and brings $18,399 to the master association at closing as an outside buyer.
The buyer, under the club’s documents: the Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift any cost, so we price with it in view.
Yes. Until April 2025 the contribution followed a Declaration formula, about $6,197 for an outside buyer in FY2025, so a buyer then paid roughly $11,300 less to the association than today’s outside buyer. Four of Braeburn’s 11 MLS closings in the last 24 months fall before the change.
Not as a lump sum on the club’s published billing. The $1,920 fee is billed at $480 a quarter until the loan is paid off in February 2035; on our reading you owe the installments due through closing, and the master estoppel confirms the figure.
Two: one from the Stonebridge master association, $299 for FY2027, and one from the Braeburn condominium association, capped at $299 for a current account under section 718.116(8), plus $119 for delivery within three business days.
The condominium resale documents under section 718.503, and possibly the master association’s section 720.401 summary as well, because Braeburn is a Chapter 718 condominium inside a Chapter 720 master. The flood disclosure under section 689.302 applies to every residential sale. Confirm the correct package with your closing agent or attorney; this is not legal advice.
The Braeburn lease form requires board approval of leases within 30 days. Whether the 2009 amended documents also require approval of a sale is in those member-only documents, so we confirm it with the association’s manager before listing and build the time into the contract.
Those laws apply to condominium buildings three or more stories tall. Braeburn’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building, but story counts are not yet confirmed from the recorded plans.
Only the Braeburn association’s estoppel can say. No master special assessment appears in the club’s schedules from FY2019 to FY2027; we ask the Braeburn association before listing so the answer is in the file.
Both street points we tested, 1630 and 1595 Winding Oaks Way, are FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, outside the Special Flood Hazard Area. That is a street test, not a building determination, so check your building’s letter of map change and elevation certificate.
Yes, as evidence. Three revalidated letters name Braeburn: Phase 2 (2001), buildings 7 and 8 to 15 (2003) and building 1 (2007). A letter documents a building’s elevation and speeds a lender’s and insurer’s review.
No. Stonebridge has no community development district and no special-district or MSTU assessment, and every Braeburn unit carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.
Usually higher if you are homesteaded, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. Braeburn’s median 2026 preliminary bill is $4,850; at 9.4020 mills each $100,000 of taxable value costs about $940 a year.
Before the season: 14 of Braeburn’s 26 MLS closings in five years fell in December through May. The June 2026 sale in 8 days and the October 2025 sale at 0 days show a well-priced Braeburn home sells off season too.
You can, but the lease shapes the sale. Showings run through the tenant and the gate, leases run at least 30 days under the master Declaration, and tenants may not keep pets. Time the lease end to the expected closing where you can.
Understand the rules first: whole unit, at least 30 days, no more than four leases a year, Braeburn board approval within 30 days and a $100 fee, no tenant pets. Holding also keeps $25,152 a year in association charges in play before tax and insurance.
Yes. List the furnishings in the contract; a lender values the real estate only, so we price furnished and unfurnished comparables separately and say which is which.
Florida’s deed stamp tax is $0.70 per $100, about $4,690 at the $670,000 median, customarily paid by the seller. Add two estoppels, a property tax proration and any negotiated commissions or credits. In Collier County the buyer customarily pays the owner’s title policy.
You can hold an open house if you register with the association office by 1:00 p.m. Friday and use only the approved green-on-white “Open House” sign, noon to 5 p.m., no more than twice a week. For Sale signs are not allowed on the home or in vehicles.
On the same 24 months Braeburn sold at 96.1 percent of list in a median 22.5 days on 11 closings, and Middleburg at 93.9 percent in 59 days on 7. Middleburg carries a $472 lower fee and proven garages. The decision table above sets them side by side.
Get a written valuation built from your plan’s and level’s recorded sales, ask the Braeburn association for the resale package, reserves and insurance summary, and find your building’s FEMA letter. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Braeburn at Stonebridge valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s recorded sales and public records, Florida Statutes and state agencies, FEMA, or the club’s and the Braeburn association’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 24 and 26 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser sales file and 2026 preliminary roll, files dated 29 August 2026.
The club, the master association and Braeburn, first-party sources
Club documents preserved in the Internet Archive
Collier County records
Flood mapping and federal records
Florida Statutes, bills and state agencies
Trade reporting
Our own assets
Every Braeburn at Stonebridge document below links its official custodian, the club and its community association, the Braeburn association, Collier County, FEMA or the State of Florida, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.
| Document | What it proves for a Braeburn valuation | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club layer, Braeburn’s $7,552 calendar-2026 fee, the $17,500 contribution, $600 transfer fee and $299 estoppel | Stonebridge Country Club, PDF |
| FY2025 Dues and Fees Schedule, updated 04/11/2025 | The notice changing the capital contribution from April 25, 2025 | Stonebridge Country Club, PDF |
| FY2019 detailed neighborhood fees | The $4,972 starting point for Braeburn’s fee history | Stonebridge Country Club, PDF |
| Braeburn lease application and rules | Board approval within 30 days, the $100 fee and no pets in leased units | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing and the master leasing limits | Stonebridge Country Club via the Internet Archive, PDF |
| Braeburn Declaration of Condominium and amendments, OR 2459 Page 3000 and later | The condominium’s creation, 1998, and its 1999 and 2000 amendments | Collier County Clerk Official Records search |
| Hurricane Shutter Standards | Which storm devices may stay up on each view | Stonebridge Country Club, PDF |
| FEMA revalidation letter 18-04-0009V | The three revalidated letters of map change naming Braeburn buildings | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the Class 5 discount and the flood hotline | Collier County, PDF |
| Airport Road widening, comments and county responses | The west-side road work near Stonebridge and no noise wall | Collier County, PDF |
| Florida Statutes section 718.503 | The condominium resale document package | Florida Legislature |
| Florida Statutes section 720.401 | The master association disclosure summary and its Chapter 718 exception | Florida Senate |
| Florida House staff analysis, HB 979 (2024) | The $299, $119 and $179 estoppel caps | Florida Senate, PDF |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation items an insurer reads | Florida Office of Insurance Regulation, PDF |
| Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | Florida Department of Revenue, PDF |
Three documents that matter most are not public: the Braeburn budget, reserve schedule and insurance summary, from the association; the 2009 amended condominium documents and 2017 amendment, behind the club’s member login; and your two estoppel certificates, from the Controller’s office and the Braeburn association on request.
You reach the Braeburn at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Braeburn at Stonebridge home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and with no Braeburn listing on the market, it is usually the most valuable hour a seller spends.
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 at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Braeburn at Stonebridge neighborhood guide, and about buying inside the gate on buying a home in Braeburn at Stonebridge. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.