Stonebridge Country Club, Naples Florida
What is your Carrington at Stonebridge condo worth? 18 MLS closings in 24 months, median $411,500, priced by street and plan on Carrington Court and Harmony Lane. 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 a condominium at Carrington at Stonebridge, the honest answer to what it is worth starts with two questions no online estimate asks: which street, and which plan. Carrington is 136 condominiums in 17 two-level buildings of eight, twelve on Carrington Court with compact plans of 1,183 and 1,213 square feet of county base area and five on Harmony Lane with the larger 1,433 and 1,592 square foot plans. Across the 24 months to 26 September 2026, the first window that holds ten or more Carrington closings, the Southwest Florida MLS recorded 18 closings at a median of $411,500, from $370,000 to $500,000, at a median 95.7 percent of the final list price. Everything about the neighborhood itself, from the declaration and the leasing rules to the flood map, lives on our Carrington at Stonebridge neighborhood guide, and the whole community sits on our Stonebridge Country Club community guide. This page does one job: it shows how a Carrington condominium is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, 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 Carrington at Stonebridge condominium is worth what its street, plan, level, view and condition support. Across 18 Southwest Florida MLS closings in the 24 months to 26 September 2026, Carrington sold at a median of $411,500, from $370,000 to $500,000, and Collier County recorded 17 qualified resales in the same span at a median of $410,000.
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 42 Carrington closings the Southwest Florida MLS recorded in the five years to 26 September 2026, and all 17 of the county’s qualified Carrington resales in the 24 months since September 2024, before we wrote a single figure on this page.
Carrington resolves into four plans on two streets, and each has its own band. In the 24-month MLS window, the Carrington Court end residences of 1,213 square feet closed six times, at $385,000, $390,000, $408,000, $410,000, $413,000 and $430,000. The Carrington Court interior residences of 1,183 square feet closed three times, at $370,000, $380,000 and $418,000, and a fourth residence in the same building family, entered at 1,190 square feet, closed at $375,000. The Harmony Lane interior residences of 1,433 square feet closed five times, from $375,000 to $500,000, and one more Harmony Lane residence the county measures at 1,433 was entered at 1,568 and closed at $415,000. The Harmony Lane end residences of 1,592 square feet closed twice, at $450,000 in May 2026 and $475,000 in August 2026. A renovated compact residence can still sell above an untouched larger one, which is exactly why we price from the plan and then walk the home.
The 24-month median of $411,500 is the mean of two middle sales in a list of 18, and it describes neither street well. It sits above every 1,183 square foot interior sale but one and below both 1,592 square foot end sales. Carrington is really two products sharing one declaration and one fee: Carrington Court’s 96 compact residences and Harmony Lane’s 40 larger ones, which use the same plans as Heatherwood and Willow Bend next door. A seller on Carrington Court who prices from a Harmony Lane sale, or the reverse, is pricing someone else’s home. On this page the MLS and county figures are never blended across streets when we value a residence, and the two data layers are never blended with each other.
We value a Carrington condominium from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. Collier County’s tax roll gives us every qualified recorded sale, including transfers that never touched a listing, plus base area, just value, taxes and homestead status for all 136 Carrington residences. The club’s and the association’s published documents give us the condominium fee, the club-level charge, the one-time charges and the approval and leasing rules your buyer will underwrite. Then we walk the residence, because level, view, the kitchen, the baths, the air conditioning and the windows are the variables no record captures.
McGreevy and Comisar should value your Carrington at Stonebridge condominium because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, street by street and plan by plan, we read the Carrington association’s forms and the club’s fee schedules before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
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 condominium, 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 Carrington market, 42 MLS closings over five years and 17 qualified county resales over two, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in Carrington, 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 Carrington association, master association and club paperwork your buyer will ask for. Marc Comisar walks the residence and judges level, view and condition against what is actually closing on your street. That matters at Carrington more than anywhere else inside the Stonebridge gate: only 23 of the 136 residences, 16.9 percent, carry a homestead exemption on the 2026 preliminary roll, the lowest share in Stonebridge, so most Carrington owners are deciding on a sale from somewhere else. Read more on the about McGreevy and Comisar page.
Carrington is the largest neighborhood in Stonebridge and the most active one: its nine MLS closings in the twelve months to 24 September 2026 were the most of any Stonebridge neighborhood, nine of 33. That sounds like plenty of evidence until you split it by street and plan, and then each plan has one to six closings in two years. At that pace your listing competes with the one or two residences of your own plan for sale at the same time, and with the buyer’s memory of the last one that closed. On 24 September 2026 both Carrington listings were 1,213 square foot Carrington Court end residences, so a seller of that plan meets the competition head on, while a Harmony Lane seller meets it next door in Heatherwood.
This page answers what your condominium is worth. If you have decided to sell and want the full listing plan, pricing, marketing, board approval, the two estoppels and the Chapter 718 package, read our guide to selling your home in Carrington at Stonebridge. If you are buying your next home inside the same gate, perhaps moving from a Carrington Court residence to a coach home or a pool home, start with buying a home in Carrington at Stonebridge, because an existing owner who qualifies pays no capital contribution on the next Stonebridge purchase under the club’s FY2027 schedule.
These are the Carrington at Stonebridge valuation facts that decide most prices on Carrington Court and Harmony Lane, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and sales file, or the club’s and association’s published documents, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026)
A Carrington at Stonebridge condominium is valued by narrowing the product and widening the window: same street, same plan, same level, matched view and condition, then sales across enough months to be meaningful, adjusted for Carrington’s own recorded trend and tested against the two active listings and the 95.7 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Harmony Lane is shared. The county roll places 2245 to 2285 Harmony Lane in Heatherwood at Stonebridge and 2365 to 2405 Harmony Lane in Carrington, so a Harmony Lane residence whose building number starts with 22 belongs to a different association with a different declaration and a different fee. We confirm the association from the deed’s legal description before choosing a single comparable, because a Heatherwood sale on the same street is a competitor to your listing, not a comparable for it.
Every Carrington building holds eight residences, four on each level, and the same plan repeats up and down. On Carrington Court the end residences are 1,213 square feet and the interior residences 1,183 on the county roll; on Harmony Lane the end residences are 1,592 and the interior 1,433. Listing agents do not always enter the county’s number: the MLS rows include 1,190, 1,200, 1,215, 1,350 and 1,568 square foot entries for residences of these four plans. We sort each sale back to its plan by building, then compare like with like.
A second-level residence and a first-level residence of the same plan share a floor area but not a buyer. Some buyers pay for the upper level’s outlook and the absence of footsteps overhead, others for no stairs. The MLS extract does not record the level, and the county roll does not map views lot by lot, so no Carrington-wide level or view premium can be calculated from the record. We measure it from closed sales we can see and say so when the sample is too thin to measure.
Every Carrington building was completed before Florida’s statewide building code took effect on March 1, 2002, the last on January 24, 2002. The association maintains the building exterior, so the roof, the paint and the grounds are shared questions answered in the association’s records. Inside the residence, the kitchen, the baths, the flooring, the air conditioning, the water heater and any impact-rated windows or doors are yours, and they separate two residences of the same plan by tens of thousands of dollars. No record captures them, so we see the residence.
Every Carrington buyer inherits the same $6,024 condominium fee and the same $17,600 FY2027 club-level charge, $23,624 a year, whatever the plan. That flat stack is about $5.09 a square foot a year on a 1,183 square foot residence and about $3.78 on a 1,592, our arithmetic on the published fee alone, which is one reason the compact plans carry a higher price per foot and a lower ticket. A buyer comparing Carrington with a community without a bundled club adds the whole stack to your side of the ledger, and a buyer comparing Carrington with Heatherwood notices Heatherwood’s lower $5,300 fee.
A Carrington buyer also inherits the association’s budget, reserves, master insurance, hurricane deductible and any pending special assessment, and none of them is published. The buyer’s lender and attorney read them, and the resale package moves the price as surely as the kitchen does. We start the package the week you decide to sell, together with proof that the association’s 2026 annual fee to the Division of Condominiums has been paid, a point the next sections explain.
On FEMA’s current maps, effective February 8, 2024, the Carrington Court points we tested are shaded Zone X, outside the 1 percent annual chance floodplain, on panel 12021C0194J. Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge buildings, and three name Carrington: Phase 3 (2001), Phase 4 Building 16 (2002) and Phase 2 Buildings 5, 6 and 17 (2006). A building on that list has certified elevation evidence in the public record, and it goes into the file with the price.
With one to six closings per plan in two years, a ninety-day comparable search returns almost nothing. We widen the window inside your plan to 24, 36 or 60 months and adjust older sales with Carrington’s own recorded series, which runs year by year from 2021. That matters here because Carrington’s county median rose from $235,000 in 2021 to $452,500 in 2023 and has eased to $410,000 since, so a 2023 comparable overstates today’s market and a 2021 comparable badly understates it.
Finally we test the opinion of value against the Carrington residences actively for sale and against the 95.7 percent median sale to list. On 24 September 2026 there were two, both 1,213 square foot Carrington Court end residences, asking $389,000 at 129 days on market and $425,000 at 161 days. A price that ignores what a buyer can see this week, or that assumes a full-price offer when the median Carrington buyer took a little over four percent off the final list, is a price that sits.
Carrington at Stonebridge condominiums are worth different amounts by street and plan. On the Southwest Florida MLS over 24 months, 1,213 square foot Carrington Court end residences closed at $385,000 to $430,000, 1,183 square foot interiors at $370,000 to $418,000, 1,433 square foot Harmony Lane interiors at $375,000 to $500,000 and 1,592 square foot Harmony Lane ends at $450,000 and $475,000.
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 | 18 | $411,500 | $370,000 to $500,000 | $319 | 95.7% (18) | 65 |
| 36 months | 25 | $418,000 | $370,000 to $525,000 | $322 | 95.9% (25) | 50 |
| 60 months | 42 | $420,500 | $265,000 to $550,000 | $327 | 96.9% (41) | 31 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closings 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to Carrington by street and building number. Sold to list divides the sold price by the final list price. The 24-month window is the first to hold ten or more Carrington closings, and with 18 closings its median is the mean of the middle pair. One 60-month closing was a Sold Data Entry record with no marketed list price, so it counts in closings and prices but not in sold to list.
Carrington at Stonebridge sold 18 condominiums on the MLS in 24 months, from $370,000 on Carrington Court to $500,000 on Harmony Lane, so the only number that matters is the one built from your street, your plan and your level. The fastest start is the Home Valuation form at the top of this page, or our free Carrington at Stonebridge valuation request if you are reading this somewhere else. It takes about a minute: the building and residence, 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 on your street, with the sources named, plus the condominium fee, club charge, one-time charges and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
Carrington Court’s 48 end residences are the most traded plan in the neighborhood. In the 24-month MLS window six closed: $413,000 in December 2024 after 79 days, $390,000 in April 2025 after 29, $385,000 in May 2025 after 19, $410,000 in December 2025 after 31, $408,000 in March 2026 after 34 and $430,000 in May 2026 after 26. The spread is $45,000 on an identical floor area, which is condition, level and outlook at work. Over 60 months this plan also produced the highest Carrington price on record, $550,000 at 100 percent of list after one day in March 2023, a reminder of how far the 2023 market ran. Both residences listed on 24 September 2026 are this plan.
The 48 interior residences are the entry price to Stonebridge. In 24 months three closed at the county plan size, $418,000 in April 2025 after 228 days, $370,000 in March 2026 after 112 and $380,000 in July 2026 after 85, and a fourth, entered at 1,190 square feet in the same Carrington Court building family, closed at $375,000 in March 2025 after 116 days. All four took more than eighty days. The interior plan sells to the most price-sensitive buyer inside the gate, the one weighing $23,624 a year of association charges against the lowest ticket, and that buyer negotiates.
Carrington’s 20 Harmony Lane interior residences share their plan with Heatherwood and Willow Bend. In 24 months five closed at that entered size: $440,000 in December 2024 after 40 days, $407,500 in January 2025 after 195, $500,000 in May 2025 after 178, $465,000 in May 2025 after 73 and $375,000 in December 2025 after 23. A sixth residence the county measures at 1,433 square feet was entered at 1,568 and closed at $415,000 in February 2026 after 57 days. A $125,000 spread on one plan in two years is the widest in Carrington, and it tells a Harmony Lane seller that condition and timing, not the plan, set the number.
The 20 Harmony Lane end residences are Carrington’s largest, and in 24 months two closed, both in the 2385 Harmony Lane building: $450,000 in May 2026 after 41 days and $475,000 in August 2026 after 107. Over 60 months the plan also closed at $444,000 in April 2022, $475,000 in May 2023 and $525,000 in April 2024. This is the plan a buyer compares directly with Heatherwood’s identical end residences on the same street, which sold higher in the last year, so a 1,592 square foot Carrington valuation always reads Heatherwood’s record beside its own.
The county record counts a different population and is the only source that captures qualified sales that never touched the MLS. Over the 24 months since September 2024, the first county window with ten or more qualified Carrington sales, it records 17 qualified resales at a median of $410,000, from $370,000 to $500,000, and none was a first sale from a builder. The newest Carrington recording in the county file is dated May 26, 2026, so the August and July 2026 MLS closings are not yet in it.
| County measure | Carrington | Window |
|---|---|---|
| Qualified resales, first window with 10 or more | 17, median $410,000 (an observed sale), $370,000 to $500,000 | 24 months since September 2024 |
| Qualified sales of recorded deeds | 7 of 17, median $410,000 | 12 months, Aug 21, 2025 to Aug 20, 2026 |
| Median $ per county base sq ft | $313 | same twelve months |
| Median 2026 preliminary just value | $329,445 (range $313,495 to $394,080) | 2026 preliminary roll |
| Median 2026 preliminary tax bill | $2,900 | 2026 preliminary roll |
| Homestead share | 23 of 136, 16.9% | 2026 preliminary roll |
Source: Collier County Property Appraiser sales file and 2026 preliminary tax roll, files dated 29 August 2026; DOR-qualified sales only, so recent counts are a floor. Just value is the county’s assessment for tax purposes, never a price: every recent Carrington sale closed above the median just value.
Price per square foot tells you where a Carrington at Stonebridge residence sits against its own plan, not what it is worth. The MLS median was $319 per living square foot over 24 months (n=18), and the county median was $313 per base square foot over twelve months (n=7), two measures that are never restated against each other.
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. At Carrington the two usually agree, but not always: a Harmony Lane residence the county measures at 1,433 square feet was entered on the MLS at 1,568, and Carrington Court residences appear as 1,190, 1,200 and 1,215 as well as the county’s 1,183 and 1,213. Neither figure is wrong and neither may be divided into the other system’s price, so always ask which square foot a quoted figure divides by.
In the twelve months to 24 September 2026, the five Carrington Court closings averaged $332.57 per living square foot and the four Harmony Lane closings $276.85, per our Carrington guide’s arithmetic on the MLS rows. Harmony Lane buys about 220 to 410 more square feet for a modestly higher price; Carrington Court buys a lower ticket at a higher rate per foot. The flat fee and the fixed club charge sit on every residence regardless of size, and buyers price that in.
On the county’s base area, Carrington’s median ran $190 a square foot in 2021, $344 in 2022, $342 in 2023, $340 in 2024, $322 in 2025 and $313 in the twelve months to August 20, 2026. On the MLS, the medians ran $327 over 60 months, $322 over 36 and $319 over 24. Both series say the same thing: the per-foot level set in 2022 has drifted down slowly, not collapsed.
Compare your living area only with residences of the same plan and street, and use the per-foot figure to rank them, not to price yours. Never apply a Harmony Lane per-foot figure to a Carrington Court residence, never apply the MLS figure to the county’s base area, and treat any figure built on four sales or fewer as a direction rather than a rate.
Carrington at Stonebridge condominiums recorded 18 Southwest Florida MLS closings in the 24 months to 26 September 2026, from $370,000 to $500,000, and nine in the twelve months to 24 September 2026, from $370,000 to $475,000 at a $410,000 median and 41 median days on market, with $3,713,000 in volume.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Closed | Building and street | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| 14 Aug 2026 | 2385 Harmony Lane | 1,592 | $498,000 | $475,000 | 95.38% | 107 |
| 31 Jul 2026 | 2310 Carrington Court | 1,183 | $384,900 | $380,000 | 98.73% | 85 |
| 27 May 2026 | 2310 Carrington Court | 1,213 | $469,999 | $430,000 | 91.49% | 26 |
| 4 May 2026 | 2385 Harmony Lane | 1,592 | $469,000 | $450,000 | 95.95% | 41 |
| 13 Mar 2026 | 2310 Carrington Court | 1,213 | $425,000 | $408,000 | 96.00% | 34 |
| 9 Mar 2026 | 2300 Carrington Court | 1,183 | $389,000 | $370,000 | 95.12% | 112 |
| 5 Feb 2026 | 2405 Harmony Lane | 1,568 | $450,000 | $415,000 | 92.22% | 57 |
| 16 Dec 2025 | 2405 Harmony Lane | 1,433 | $379,000 | $375,000 | 98.94% | 23 |
| 5 Dec 2025 | 2335 Carrington Court | 1,213 | $415,000 | $410,000 | 98.80% | 31 |
| 29 May 2025 | 2350 Carrington Court | 1,213 | $399,000 | $385,000 | 96.49% | 19 |
| 13 May 2025 | 2395 Harmony Lane | 1,433 | $495,000 | $465,000 | 93.94% | 73 |
| 6 May 2025 | 2385 Harmony Lane | 1,433 | $515,000 | $500,000 | 97.09% | 178 |
| 24 Apr 2025 | 2300 Carrington Court | 1,213 | $415,000 | $390,000 | 93.98% | 29 |
| 7 Apr 2025 | 2335 Carrington Court | 1,183 | $424,900 | $418,000 | 98.38% | 228 |
| 17 Mar 2025 | 2300 Carrington Court | 1,190 | $399,900 | $375,000 | 93.77% | 116 |
| 27 Jan 2025 | 2395 Harmony Lane | 1,433 | $439,000 | $407,500 | 92.82% | 195 |
| 27 Dec 2024 | 2295 Carrington Court | 1,213 | $425,000 | $413,000 | 97.18% | 79 |
| 23 Dec 2024 | 2375 Harmony Lane | 1,433 | $480,000 | $440,000 | 91.67% | 40 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. Building addresses only; residence numbers are withheld. Final list is the list price at close, after any reductions. Ten of the 18 closings were on Carrington Court and eight on Harmony Lane.
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 Carrington closing. On 14 August 2026 a 1,592 square foot Harmony Lane end residence in the 2385 building closed at $475,000 after 107 days on market, against a final list price of $498,000, 95.38 percent of list. Four facts stand out. It was the highest Carrington price in twelve months. It came $25,000 above the same-size residence in the same building that closed in May 2026 at $450,000 after 41 days, at 95.95 percent of a $469,000 list. It works out to $298.37 per living square foot, below every Carrington Court sale in the window on that measure, which is the Harmony Lane pattern. And it took 107 days, more than twice the twelve-month Carrington median of 41, because the widest Carrington plan sells to a narrower buyer who is also touring Heatherwood’s identical plans next door. For its buyer, the sale also carried costs the price does not show: $18,399 to the master association as an outside buyer and $23,624 a year in condominium and club charges, about 5.0 percent of the price every year before tax and insurance. Three lessons sit in one sale: the plan set the band, a list price about $23,000 above the evidence was negotiated back to it, and a summer closing took more than three months even at a price the record supported.
| Closed | Building and street | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| 20 Sep 2024 | 2385 Harmony Lane | 1,433 | $435,000 | $407,500 | 93.68% | 80 |
| 30 Apr 2024 | 2290 Carrington Court | 1,183 | $450,000 | $440,000 | 97.78% | 2 |
| 19 Apr 2024 | 2365 Harmony Lane | 1,592 | $550,000 | $525,000 | 95.45% | 25 |
| 9 Apr 2024 | 2315 Carrington Court | 1,213 | $549,000 | $525,000 | 95.63% | 50 |
| 5 Mar 2024 | 2325 Carrington Court | 1,183 | $465,000 | $450,000 | 96.77% | 33 |
| 7 Feb 2024 | 2280 Carrington Court | 1,350 | $437,000 | $428,000 | 97.94% | 48 |
| 8 Nov 2023 | 2290 Carrington Court | 1,200 | $439,000 | $430,000 | 97.95% | 165 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. These seven complete the 25 closings of the 36-month window. The spring of 2024 carried the highest Carrington prices of the three years, with a 1,213 square foot Carrington Court residence and a 1,592 square foot Harmony Lane residence each closing at $525,000.
| Closed | Building and street | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| 31 May 2023 | 2405 Harmony Lane | 1,592 | $490,000 | $475,000 | 96.94% | 85 |
| 14 Apr 2023 | 2295 Carrington Court | 1,183 | $524,999 | $505,000 | 96.19% | 0 |
| 28 Mar 2023 | 2350 Carrington Court | 1,213 | $550,000 | $550,000 | 100.00% | 1 |
| 21 Feb 2023 | 2305 Carrington Court | 1,213 | $429,000 | $390,000 | 90.91% | 48 |
| 19 Dec 2022 | 2295 Carrington Court | 1,215 | $424,900 | $422,000 | 99.32% | 3 |
| 1 Nov 2022 | 2325 Carrington Court | 1,183 | $415,000 | $415,000 | Sold Data Entry, excluded | none recorded |
| 18 May 2022 | 2315 Carrington Court | 1,213 | $475,000 | $450,000 | 94.74% | 0 |
| 5 May 2022 | 2295 Carrington Court | 1,213 | $440,000 | $440,000 | 100.00% | 0 |
| 28 Apr 2022 | 2310 Carrington Court | 1,213 | $409,000 | $440,000 | 107.58% | 2 |
| 11 Apr 2022 | 2295 Carrington Court | 1,215 | $389,000 | $419,000 | 107.71% | 4 |
| 4 Apr 2022 | 2395 Harmony Lane | 1,592 | $415,000 | $444,000 | 106.99% | 4 |
| 31 Mar 2022 | 2385 Harmony Lane | 1,433 | $509,900 | $525,500 | 103.06% | 3 |
| 31 Mar 2022 | 2345 Carrington Court | 1,200 | $323,000 | $333,000 | 103.10% | 15 |
| 22 Mar 2022 | 2310 Carrington Court | 1,183 | $385,000 | $405,000 | 105.19% | 4 |
| 11 Mar 2022 | 2280 Carrington Court | 1,213 | $395,000 | $390,000 | 98.73% | 0 |
| 18 Feb 2022 | 2310 Carrington Court | 1,215 | $319,000 | $355,000 | 111.29% | 0 |
| 29 Oct 2021 | 2305 Carrington Court | 1,200 | $279,000 | $265,000 | 94.98% | 0 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. These 17 complete the 42 closings of the 60-month window. The Sold Data Entry record of November 2022 was entered after the fact with no marketed list price, so it counts in closings and prices but not in sold to list.
The county’s 24 months since September 2024 count 17 qualified, arm’s-length resales at a median of $410,000, from $370,000 to $500,000. That is almost the same population the MLS shows for the same span, which tells a Carrington seller something useful: unlike the fee-simple streets of Stonebridge, where the county captured sales the MLS never saw, Carrington’s market runs through the MLS. 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.
Carrington at Stonebridge condominiums took a median of 65 days on market and sold at a median of 95.7 percent of their final list price across 18 MLS closings in the 24 months to 26 September 2026, against 31 days and 95.4 percent across Stonebridge’s 76 closings in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
A median Carrington buyer negotiated a little over four percent off the final asking price. That is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. Across the 24-month window the individual ratios ran from 91.49 to 98.94 percent. Four closed at 98 percent or better and four closed below 93 percent, including a 1,213 square foot residence listed at $469,999 that closed at $430,000. Across the nine closings of the twelve months to 24 September 2026 the median was 95.95 percent.
This is the yardstick a Carrington seller should use, because it compares named Stonebridge condominiums on the decision variables that set a listing strategy, all from the same five-year MLS pull.
| Condominium | 24 months: closings, median | 36 months: closings, median | 60 months: closings, median | First window with 10 or more | Median sold to final list, that window |
|---|---|---|---|---|---|
| Carrington | 18, $411,500 | 25, $418,000 | 42, $420,500 | 24 months | 95.7% (n=18) |
| Heatherwood | 9, $455,000 | 15, $455,000 | 19, $455,000 | 36 months | 95.2% (n=15) |
| Willow Bend | 11, $400,000 | 12, $420,000 | 27, $435,000 | 24 months | 95.1% (n=11) |
| Braeburn | 11, $670,000 | 16, $705,750 | 26, $695,000 | 24 months | 96.1% (n=10) |
| Middleburg | 7, $750,000 | 8, $750,000 | 17, $700,000 | 60 months | 96.8% (n=15) |
| Ashton Oaks | 1, $625,000 | 4, $757,000 | 8, $687,000 | none; 60 months shown | 97.8% (n=8) |
| All Stonebridge | 76, $616,000 | 109, $625,000 | 190, $587,500 | 24 months | 95.4% (n=75) |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, 190 closings 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to its neighborhood by street and building number; Sold Data Entry closings excluded from sold to list. Across Stonebridge’s 57 condominium closings over 24 months the median was $466,000 at 95.3 percent of list. On time to sell, Carrington’s 24-month median of 65 days compares with 20 days for Heatherwood’s nine closings and 31 for all of Stonebridge, so Carrington closes the most volume and takes the longest to do it.
On 24 September 2026 Carrington had two active listings against nine closings in twelve months, about 2.7 months of supply at the recent pace, against about 3.3 for Stonebridge as a whole (33 closings, 9 active), 6.0 for Heatherwood and 4.0 for Willow Bend, our arithmetic on the individual rows. Your listing does not compete with the community. It competes with the zero to two Carrington residences of your plan, and on Harmony Lane with Heatherwood’s.
An asking price is a market-condition signal, never a value, and we label it that way. On 24 September 2026 a 1,213 square foot Carrington Court end residence in the 2335 building was asking $425,000 at 161 days on market; the MLS carries the same residence and size on the December 2025 closing in that building at $410,000, so it appears to be that residence offered again, $15,000 above what it last sold for. A second 1,213 square foot end residence in the 2345 building was asking $389,000 at 129 days. Against six 24-month closings of that plan at $385,000 to $430,000, both asks sit inside the band, and both had been listed far longer than the 65-day Carrington median. That is the gap between a price the record supports quickly and one it supports slowly.
The slowest Carrington closing of the 24 months was a 1,183 square foot interior residence at 2335 Carrington Court: listed at $424,900, it closed at $418,000 in April 2025 after 228 days, the highest interior price of the window but the longest wait. A 1,433 square foot Harmony Lane residence listed at $515,000 closed at $500,000 after 178 days, the high sale of the window. At the other end, a 1,213 square foot Carrington Court residence closed in 19 days in May 2025 at $385,000, 96.49 percent of list, and a 1,433 square foot Harmony Lane residence listed at $379,000 closed in 23 days at $375,000. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that at Carrington the top of a plan’s range is reachable, but it costs months.
Of the 18 closings in the 24-month window, 16 closed from December through May: four in December, one in January, one in February, three in March, two in April and five in May, with one each in July and August and none in June or from September to November, our count of the rows. Closing dates trail contracts by weeks, and Carrington’s owners and buyers are largely seasonal, so a residence that is priced, documented and photographed by October meets the most buyers.
At Carrington the list price is the negotiation’s opening line, and the market has taken a little over four percent off it at the median. That argues for listing where your plan’s evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The Carrington residences that sat longest were not the smallest or the largest; they were the ones whose price and evidence disagreed, and the ones that met the market out of season.
Carrington at Stonebridge values surged in 2022, peaked in 2023 and have eased since on Collier County’s recorded deeds: the qualified median ran $235,000 in 2021, $417,000 in 2022, $452,500 in 2023, $440,000 in 2024, $407,500 in 2025 and $410,000 in the twelve months to August 20, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Period | Qualified of recorded deeds | Median qualified price | Range | Median $ per base sq ft |
|---|---|---|---|---|
| 2021 | 19 of 30 | $235,000 (n=19) | $200,000 to $390,000 | $190 |
| 2022 | 10 of 17 | $417,000 (n=10, mean of $415,000 and $419,000) | $333,000 to $525,500 | $344 |
| 2023 | 6 of 11 | $452,500 (n=6, mean of $430,000 and $475,000) | $380,000 to $550,000 | $342 |
| 2024 | 7 of 16 | $440,000 (n=7) | $407,500 to $525,000 | $340 |
| 2025 | 9 of 34 | $407,500 (n=9) | $375,000 to $500,000 | $322 |
| 12 months to Aug 20, 2026 | 7 of 17 | $410,000 (n=7) | $370,000 to $450,000 | $313 |
Source: Collier County Property Appraiser sales file and 2026 preliminary tax roll, files dated 29 August 2026, qualified-sale flag; price per square foot is deed price over county base area. The 2025 row recorded 34 deeds on Carrington residences, of which the county qualified only 9 as arm’s-length market sales; transfers into trusts, between family members and corrective deeds are coded non-qualified.
The MLS rows show how the surge happened. From February to April 2022, seven Carrington residences closed above their final list price: at 111.29 percent in February, 105.19 and 103.06 and 103.10 percent in March, and 106.99, 107.71 and 107.58 percent in April, most of them within four days of listing. A 1,215 square foot Carrington Court residence listed at $319,000 closed at $355,000 in no days at all. That window lasted one season. Since 2023 no Carrington residence has closed above 100 percent of list, and the 24-month median sits at 95.7 percent.
Against the 2023 county median of $452,500, the latest twelve-month median of $410,000 sits about 9 percent lower, and the per-foot median has eased from $344 in 2022 to $313. Carrington still trades far above 2021: the latest median is about 74 percent above 2021’s $235,000, our arithmetic on the county medians. An owner who bought before 2022 holds a large gain; one who bought at the 2023 top on Carrington Court, when a 1,213 square foot residence closed at $550,000, does not, and a valuation that pretends otherwise helps no one.
The Carrington condominium fee was $3,400 on the club’s FY2019, calendar 2020 and calendar 2021 schedules, $5,600 for calendar 2024 and 2025, and is $6,024 for calendar 2026, up 77 percent since 2021 and 7.6 percent in the last year alone. The club-level charge on every Stonebridge residence 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 price softening, but a buyer underwriting a Carrington residence adds every dollar of it to the monthly payment, and the fixed stack weighs hardest on the smallest plan.
For a Carrington seller the trend is the time adjustment. A 2023 comparable overstates today’s market by roughly $42,500 at the county median, and a 2022 bidding-window sale above list is no guide at all to today’s negotiation. A 2024 comparable needs a careful downward adjustment; a 2025 or 2026 comparable of your plan is the best evidence there is. The county series is how we adjust an older sale for time, and it is never a substitute for walking the residence.
Heatherwood at Stonebridge has held a higher price on the same plans, while Carrington at Stonebridge has held more volume: Heatherwood’s 36-month MLS median was $455,000 on 15 closings against Carrington’s $418,000 on 25, and on the shared Harmony Lane plans Heatherwood sold higher in the last year. A Carrington seller prices with Heatherwood in view.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule)
| Question | Carrington at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 136 in 17 buildings of eight | 88 in 11 buildings of eight |
| Streets | Carrington Court (96); Harmony Lane 2365 to 2405 (40) | Chesterbrook Court (48); Harmony Lane 2245 to 2285 (40) |
| Plans, county base area | 1,183 and 1,213 (Carrington Court); 1,433 and 1,592 (Harmony Lane) | 1,433 and 1,592 throughout |
| Built | 1996 to 2002, the last residences in Stonebridge | 1995 to 1997, the first condominium declared |
| Condominium fee, calendar 2026 | $6,024 | $5,300, plus $200 a year for garage owners |
| Parking | Carports and open spaces, per the association’s form | Some residences have garages |
| MLS, 24 months | 18 closings, median $411,500, median 65 days | 9 closings, median $455,000, median 20 days |
| MLS, 36 months | 25 closings, median $418,000, 95.9% of list | 15 closings, median $455,000, 95.2% of list |
| County, first window with 10 or more | 24 months, 17 sales, median $410,000 ($370,000 to $500,000) | 36 months, 11 sales, median $450,000 ($380,000 to $506,500) |
| County, 12 months, $ per base sq ft | $313 (n=7) | $305 (n=3) |
| Active on 24 Sep 2026 | 2, at $389,000 and $425,000 | 2, at $459,000 and $575,000 |
| Homestead share | 16.9% | 23.9% |
| Median 2026 preliminary tax | $2,900 | $3,254 |
| Owner’s club rights during a lease | Relinquished, per the posted form | No relinquishment clause on the posted form |
| Flood, tested street point | Shaded Zone X, 9.94 ft at 2335 Carrington Court | Shaded Zone X, 9.61 ft at 2255 Harmony Lane |
Sources: Southwest Florida MLS Matrix, retrieved 26 September 2026 (24 and 36 months) and 24 September 2026 (actives); Collier County Property Appraiser sales file and 2026 preliminary roll, 29 August 2026; the club’s FY2027 schedule; association forms posted on the club site; FEMA National Flood Hazard Layer.
The same plan has sold higher at Heatherwood. In the twelve months to 24 September 2026 Carrington’s four Harmony Lane closings had a median of $432,500, while Heatherwood at Stonebridge’s four closings on the identical 1,433 and 1,592 square foot plans had a median of $487,250, and Heatherwood’s sold faster. Why buyers pay more for Heatherwood is our reading, not a proven cause: a fee $724 a year lower, the chance of a garage, and an owner who keeps club rights while leasing. Carrington answers with the only sub-1,250 square foot plans in Stonebridge, the lowest entry price and the most residences to choose from. A Heatherwood owner reading the same question from the other side should use our Heatherwood at Stonebridge home valuation page.
A buyer who chooses Carrington wants the lowest price into bundled Stonebridge golf, is content in 1,183 to 1,213 square feet on Carrington Court, or wants Heatherwood’s floor plans for less money on Harmony Lane and accepts a longer resale. A buyer who chooses Heatherwood wants those plans with a lower fee and a chance at a garage and will pay about $50,000 more at the twelve-month median. We price a Carrington Court residence against Carrington Court’s own record, where Heatherwood offers no like-for-like plan, and a Carrington Harmony Lane residence against both neighborhoods’ closings on the same street, so the buyer’s comparison is answered in the listing rather than in the negotiation.
The comparison enters the number in two places. First, a Harmony Lane buyer will tour both buildings on one morning, so your price has to make sense against Heatherwood’s asks as well as Carrington’s closings; on 24 September 2026 Heatherwood’s two actives asked $459,000 and $575,000. Second, the $724 fee gap and Carrington’s lease clause are the lines a buyer’s agent will raise, and we answer both with the record, including the fact that Carrington’s fee sits below Willow Bend, Middleburg, Braeburn and Ashton Oaks.
Online estimates miss on Carrington at Stonebridge condominiums because automated models cannot see what drives price here: two plan families under one name, a Harmony Lane shared with Heatherwood, a flat fee and a bundled club priced into every sale, the level and the view, and a public record that still carries the neighborhood under a 1996 street name.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Florida Division of Condominiums public extract, read 26 Sep 2026)
A model that reads Carrington as one neighborhood blends a 1,183 square foot interior residence with a 1,592 square foot end residence, about 400 square feet apart, and whatever sold last pulls every estimate toward it. When the last Carrington sale was a $475,000 Harmony Lane end residence, a Carrington Court owner’s estimate rises; when it was a $370,000 interior, a Harmony Lane owner’s estimate falls. Neither move describes the residence being estimated.
Harmony Lane carries both Carrington and Heatherwood buildings, split by building number. A model keyed to the street treats a Heatherwood sale as a Carrington comparable and the reverse, even though the two associations have different fees, different declarations and, in the last year, different price levels on identical plans.
Every Carrington sale conveys a Stonebridge club membership the buyer cannot decline and the seller cannot keep: “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 value and the carrying cost of that membership, $17,600 a year for FY2027, and the $6,024 condominium fee sit inside every sale price. A model comparing your residence with a condominium outside a bundled club is comparing two different bundles.
A model cannot see whether your lanai faces a lake, the course, the pool or the next building, whether you are on the upper or lower level, or whether your kitchen and baths are original. The record shows six 1,213 square foot Carrington Court end residences selling $45,000 apart in two years, and six Harmony Lane residences of the 1,433 square foot county plan selling $125,000 apart. Those invisible variables are the valuation.
The state’s condominium register still carries the developer’s 1996 filing address, “Southampton Drive, Naples, FL 33942”, from before the community took the Stonebridge name and before ZIP 34109 applied; no such street exists in Stonebridge today. The MLS carries separately coded Stonebridge North and Stonebridge South developments, a club of the same name sits in Boca Raton, and other Florida condominiums share the Carrington name. A model that inherits any of those groupings is valuing 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 on your own street, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse McGreevy direct at (239) 898-6072.
A Carrington at Stonebridge buyer prices five costs into an offer: the $6,024 calendar-2026 condominium fee, Stonebridge Country Club’s $17,600 FY2027 club-level charge, property tax reset to the purchase price, HO-6 insurance, 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 2026 preliminary tax roll)
| Line, FY2027 | Annual | Quarterly |
|---|---|---|
| Country Club Dues | $9,094 | $2,273.50 |
| Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page | $666.75 or $717.25 |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page | $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 |
Sources: the club’s FY2027 schedule dated September 2, 2026 and its Cost of Ownership page. FY2027 runs from October 1, 2026, and the club-level charge is billed at $4,400 a quarter from that date. 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.
| Item | Annual | About per month |
|---|---|---|
| Carrington condominium fee, calendar 2026 ($1,506 a quarter) | $6,024 | $502 |
| Stonebridge club-level charges, FY2027 | $17,600 | $1,467 |
| Association charges before tax and insurance | $23,624 | $1,969 |
| Golf, if played | $35 per 18 holes with a cart | usage |
| Property tax | reset at purchase; about $940 per $100,000 of taxable value | varies |
Sources: the club’s FY2027 schedule and Cost of Ownership page, which describe the condominium fees as covering “property management, landscaping, irrigation, building exterior maintenance, pool, and reserves”; Collier County 2026 preliminary roll. Monthly figures are our arithmetic. A $410,000 Carrington residence carries $23,624 a year in association charges, about 5.8 percent of its price, before tax and insurance.
| One-time 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) |
| Carrington condominium estoppel | up to $299 under s. 718.116(8), plus $119 if expedited and $179 if delinquent |
| Carrington application | $100, plus $40 background check per adult, per the posted form |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the master association at closing. The 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 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.” At $18,399, the outside buyer’s cash equals about 4.5 percent of a $410,000 Carrington price, our arithmetic, the heaviest share anywhere in Stonebridge because Carrington’s prices are the lowest.
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, 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. For a Carrington seller the history matters in one way: six of the 18 closings in the 24-month window closed before April 25, 2025, bought by buyers who paid about $11,300 less to the association than today’s outside buyer, and a careful valuation reads those six that way.
The $1,920 renovation fee is part of quarterly dues, billed at $480 a quarter until the loan is paid off in February 2035, per the club; on our reading of that billing a seller owes only the installments due through closing. The master estoppel is $299 for FY2027 (it was $250 from FY2021 through FY2025), issued within 15 days under the Declaration. The Carrington condominium estoppel is a second certificate, capped under s. 718.116(8) and issued within 10 business days of a request. Because the master Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, every open balance is cleared at closing.
Florida’s Save Our Homes cap follows the owner, not the residence. At Carrington only 23 of 136 residences are homesteaded, so most sellers are not passing on a capped bill, but a buyer’s taxes are still set on the new assessed value after the sale. Every Stonebridge parcel sits in millage area 133, which carried 9.5058 mills for tax year 2025 and shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at 9.4020 mills each $100,000 of taxable value costs about $940 a year. The current median Carrington bill is $2,900, the lowest in Stonebridge. That is the mechanism, not a quote for any residence.
Stonebridge has no community development district and no special-district assessment; every roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and “Stonebridge does not have a CDD,” in the club’s words. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027. Stonebridge has no food-and-beverage minimum either; the $950 service charge replaces a per-meal gratuity. A Carrington condominium special assessment is a separate question, answered on the Carrington estoppel.
A Carrington at Stonebridge seller owes a buyer the Chapter 718 condominium resale package, because Carrington is a condominium under Chapter 718; the master association above it is a Chapter 720 homeowners association, and section 720.401 does not apply to an association regulated under Chapter 718, a fork your closing agent resolves for your sale.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 720.401, 720.30851, 689.261 and 689.302, retrieved Sep 2026; Florida Division of Condominiums extracts, read 26 Sep 2026)
Under section 718.503, a Carrington 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 none has been completed, any post-2023 turnover inspection report, the association’s question-and-answer sheet and the Division’s governance form. The contract must either confirm delivery more than 7 business days before signing or let the buyer cancel within 7 days, excluding weekends and legal holidays, after signing and receipt. None of it is published, so we request it before the first showing.
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 Stonebridge residences, including Carrington’s 136, and it is a Chapter 720 homeowners association. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, with a statutory voidability clause in the contract. Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and Carrington’s own association is exactly that. Which disclosure regime governs your sale, and whether the master association’s summary is owed alongside the condominium package, therefore depends on how your closing agent reads the two statutes for a condominium inside a Chapter 720 master. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice, and this page makes no claim about what the Stonebridge Declaration itself restates.
A Carrington sale needs two estoppels: one from the Carrington condominium association, capped at $299 under section 718.116(8), plus $119 for delivery within three business days and $179 on a delinquent account, and one from the master association through the Controller’s office listed on the club’s real estate page, $299 for FY2027. 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.
The Carrington association’s posted application calls itself “a mandatory form to be used under lessor-lessee/sale conditions” that “must be approved or disapproved by the condominium board of directors,” with references and a background and credit check at $100 plus $40 per adult. Board approval is a step in every Carrington sale, and we build its time into the contract.
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 Carrington the flood form is usually short, because the tested points map outside the 1 percent floodplain, and the tax summary matters because a buyer’s bill resets.
The Division of Condominiums’ public extract lists Carrington’s project with a primary status of “Approved” and a secondary status of “Delinquent,” while the other five Stonebridge condominiums read “Recorded.” The Division publishes no definition of the code, but its payment file shows Carrington’s $544 annual fee, $4 a unit on 136 units under section 718.501(2)(a), paid for 2022 through 2025, three of those years with late penalties, and a 2026 row with no billing or payment at all. Our reading, which the Division has not confirmed, is that the status reflects the 2026 annual fee not yet recorded as paid. It is a condominium-wide item, not a mark on any residence, but a buyer’s attorney will find it, so we ask the association for proof of the 2026 payment and put it in the file.
What moves a Carrington at Stonebridge condominium’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: the association’s roof and reserve records, the HO-6 picture, the flood file, the Chapter 718 package, proof of the state fee, and presentation timed to the winter season.
Data updated: September 2026 (FEMA National Flood Hazard Layer and revalidation letter 18-04-0009V; Collier County 2026 preliminary tax roll; Carrington lease and sale application; Stonebridge Country Club open house rules)
At Carrington the association maintains the building exterior, so the roof’s age, its permit and the reserve schedule belong to the whole building. We ask the association for its roof and exterior history, its current budget, its reserve status and its master insurance summary before you list, because a buyer’s lender will ask for the same items and a file that answers them on day one shortens every conversation that follows.
Under section 718.111(11) the Carrington association insures the condominium property, and the owner’s HO-6 policy covers the interior finishes, fixtures, appliances and contents the master policy excludes; section 627.714 requires at least $2,000 of loss-assessment coverage. A wind mitigation report on the state’s form OIR-B1-1802, valid up to five years absent material changes, records the building’s roof and opening features. Citizens Property Insurance requires flood coverage on personal residential wind policies from January 1, 2027, but condominium unit-owner policies are exempt, which is a genuine selling point for a Carrington HO-6.
The 2335 Carrington Court point maps in FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, with ground at about 9.94 feet NAVD88 against nearby base flood elevations of 9.0 feet; the 2300 Carrington Court point is also shaded X. In the state’s surge planning model the 2335 point falls in the Category 2 surge zone, a planning model and not a forecast. Keep any FEMA letter of map change for your building in the file, and ask Collier County’s Flood Info Hotline, (239) 252-2942, whether an elevation certificate is on file. No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center reports for Ian, Helene or Milton.
Sixteen of Carrington’s 18 closings in 24 months fell between December and May, and 113 of its 136 residences carry no homestead exemption. Carrington’s buyers are mostly deciding in the fall for a winter move, so the residence should be photographed, documented and priced by October.
Carrington’s posted form requires board approval of every lease, a 30-day minimum, no more than four leases a calendar year under the master Declaration, and no pets of any kind in a leased unit, and it adds a rule found nowhere else in Stonebridge: “The ‘lessor’ (homeowner) relinquishes all rights to the club and its facilities” for the term. A tenant in place means showings run through the tenant and the gate, so we match the lease end to the expected closing where we can.
Stonebridge has its own rulebook. An open house must be registered with the association office by 1:00 p.m. Friday, only the club’s 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 residence, and no “For Sale” signs may go on the home or in a vehicle. Every buyer entering at the guard gates is handed the master open-house sheet. A Carrington listing that cannot rely on a sign has to reach its buyer, often out of state, before the buyer reaches the gate.
Collier County plans to widen Airport-Pulling Road on Stonebridge’s west boundary, anticipated to begin in June 2026 and last up to two years, with no noise wall found cost reasonable. Carrington sits on the east side, the neighborhood farthest from that work, and a buyer comparing west-side Stonebridge homes should hear that from you.
A free in-person Carrington 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 residence, Jesse builds the analysis from your plan’s closings on your street, and you receive a written opinion of value with sources.
A written opinion of value for your residence, built from the MLS and county sales of your plan on your street, matched for level and view, adjusted for time with Carrington’s own series, tested against the live listings on your street and in Heatherwood, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $6,024 condominium fee, the $17,600 club charge, the $18,399 an outside buyer brings to the master association, the flood file and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, our free Carrington at Stonebridge valuation request, or call Jesse McGreevy 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 Carrington at Stonebridge covers pricing, marketing, board approval, the estoppels and the condominium package in full.
An existing Stonebridge owner who qualifies pays $0 capital contribution on the next purchase under the FY2027 schedule, so a Carrington owner moving to a larger Stonebridge home should plan both transactions together. Read buying a home in Carrington at Stonebridge for the purchase side, or call Marc at (239) 287-5873.
McGreevy and Comisar are a top-reviewed real estate 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 Carrington or Stonebridge sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “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
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Jesse McGreevy and Marc Comisar are the local real estate experts behind this Carrington 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 residences, at the inspections and at the closing table, and he is the one who walks your Carrington residence 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, from the declaration chain to the pet rules, return to our Carrington at Stonebridge neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Carrington at Stonebridge owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and sales file, FEMA’s records, the Division of Condominiums’ extracts and the club’s and association’s published documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your residence.
It depends on your street, your plan, your level, your view and your condition. Over 24 months to 26 September 2026 Carrington’s 18 MLS closings had a median of $411,500, from $370,000 to $500,000: 1,213 square foot Carrington Court end residences at $385,000 to $430,000, 1,183 square foot interiors at $370,000 to $418,000, Harmony Lane 1,433 square foot residences at $375,000 to $500,000 and 1,592 square foot ends at $450,000 and $475,000. 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 residence.
Ask for a written opinion of value built from sales of your plan on your street, on both the MLS and the county record, matched for level, view and condition, adjusted for time with Carrington’s own series, tested against the active listings, with every source named. We provide that free, with no obligation to list.
Nine Carrington residences closed on the MLS in the twelve months to 24 September 2026, from $370,000 to $475,000, at a median of $410,000 and 41 median days on market, $3,713,000 in volume. The most recent was a 1,592 square foot Harmony Lane end residence at $475,000 in August 2026.
Because the stats window widens until it holds ten or more closings, and twelve months held nine. The 24-month window holds 18, at a $411,500 median, and names its n beside every figure.
On the MLS, $411,500 over 24 months (n=18, the mean of the middle pair), $418,000 over 36 months (n=25) and $420,500 over 60 months (n=42). On the county record, $410,000 over the 24 months since September 2024 (n=17).
$319 per MLS living square foot over 24 months (n=18), and $313 per county base square foot over the twelve months to August 20, 2026 (n=7). The two measures divide by different square feet and are never compared directly.
Usually for a lower price and a higher price per foot. Carrington Court’s plans are 1,183 and 1,213 square feet, Harmony Lane’s 1,433 and 1,592, and over 24 months Carrington Court closed at $370,000 to $430,000 while Harmony Lane closed at $375,000 to $500,000.
On Carrington Court the record says yes, modestly: over 24 months the 1,213 square foot end residences closed at $385,000 to $430,000 and the 1,183 square foot interiors at $370,000 to $418,000. Condition moved individual sales across that line.
The record cannot say. The MLS extract does not record the level and the county roll does not price it, so we measure it from the closed sales we can match and say so when the sample is too thin.
A median of 65 days on market across 18 MLS closings in 24 months, and 41 days across the nine closings of the latest twelve months. Individual closings in 24 months ran from 19 to 228 days.
A median of 95.7 percent of the final list price over 24 months (n=18), 95.9 percent over 36 months (n=25) and 96.9 percent over 60 months (n=41). The nine closings of the latest twelve months had a median of 95.95 percent.
Two on 24 September 2026, both 1,213 square foot Carrington Court end residences, asking $389,000 and $425,000, about 2.7 months of supply at the recent pace. No Harmony Lane residence was listed that day.
They have eased from the 2023 peak. On the county record the median went from $452,500 in 2023 to $410,000 in the twelve months to August 20, 2026, about 9 percent lower, while it remains far above 2021’s $235,000.
In the spring of 2022 seven Carrington residences closed above their final list price, at 103 to 111 percent, most within four days of listing. No Carrington closing since 2023 has exceeded 100 percent of list, so a 2022 sale is not a guide to today’s negotiation.
On Harmony Lane it is your closest competitor. Heatherwood uses the same 1,433 and 1,592 square foot plans, charges a $5,300 fee against Carrington’s $6,024, and its four closings in the latest twelve months had a median of $487,250 against $432,500 for Carrington’s four Harmony Lane closings.
No. The 2026 preliminary median just value of a Carrington residence is $329,445, and every recent Carrington sale closed above it. Just value is the county’s assessment for tax purposes, useful for ranking and useless as a list price.
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 $6,024 Carrington fee, and brings $18,399 to the master association as an outside buyer. The value of the membership rides in the price.
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 your buyer counts it and we price with it in view.
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 estoppel confirms the figure.
Two: one from the Carrington condominium association, capped at $299 under section 718.116(8) plus rush or delinquency charges, and one from the master association at $299 for FY2027. In Collier County the estoppel fee is customarily a seller cost unless the contract says otherwise.
Yes. The association’s posted form covers sales as well as leases, requires references and a background check at $100 plus $40 per adult, and must be approved or disapproved by the board. Build that time into the contract.
The Chapter 718 package: declaration, articles, bylaws, rules, budget and financial statement, the question-and-answer sheet, the governance form and the association’s structural integrity reserve study or a statement that none was completed. Whether the master association’s section 720.401 summary is also owed is a fork your closing agent resolves; section 720.401 does not apply to a Chapter 718 association. This is not legal advice.
The Division lists Carrington’s project with a secondary status of Delinquent, and its payment file shows the association’s 2026 annual fee to the state, $544 for all 136 units, not yet recorded as paid. It concerns the whole condominium, not your residence. Ask the association for proof of payment and put it in the listing file.
Both apply to condominium buildings three habitable stories or higher. Carrington’s buildings appear to be two stories on the county roll’s unit and floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building, but story counts are not yet confirmed from the recorded plans. The buyer is still entitled to the SIRS or a statement that none was completed.
The Carrington Court points we tested map in FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, outside the 1 percent annual chance floodplain. That is a street test, not a building determination, so confirm with an elevation certificate or a lender determination.
Less than elsewhere. Lenders do not normally require flood insurance outside the 1 percent floodplain, and Citizens exempts condominium unit-owner policies from its flood mandate. The buyer will still ask about the master policy and hurricane deductible.
It resets to the purchase. At the 9.4020 mills on the 2026 preliminary roll for millage area 133, each $100,000 of taxable value costs about $940 a year. The current median Carrington bill is $2,900. That is the mechanism, not a quote for any residence.
Before the season. Sixteen of the 18 Carrington closings in 24 months fell between December and May, so a residence priced and documented by October meets the most buyers.
Yes, subject to the lease. Showings run through the tenant and the gate, the buyer takes the lease, and the closing should match its end. Remember that under Carrington’s form you hold no club rights while a lease runs.
Understand the rules first: a 30-day minimum, no more than four leases a calendar year, board approval of every tenant, no tenant pets and no club rights for you during a lease. Holding also keeps the $23,624 a year of association charges in play before tax and insurance.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $2,870 on a $410,000 sale. In Collier County the buyer customarily pays for the owner’s title policy. Add the two estoppels, prorated fees and taxes, and any negotiated commissions or credits, all set out in a written net sheet before you list.
Yes, registered with the association office by 1:00 p.m. Friday, with the club’s green-on-white Open House sign only, noon to 5 p.m., up to twice a week. For Sale signs are not allowed on the home or in vehicles.
It moves your residence within its plan’s band rather than out of it. Six 1,213 square foot Carrington Court end residences closed $45,000 apart in two years, and condition is the largest part of that spread. We compare your updates with the recent sales of your plan before recommending a price.
Get a written valuation built from your plan’s sales on your street, gather your HO-6 and any wind mitigation report, and ask the association for its budget, reserves, insurance summary, resale package and proof of the 2026 state fee. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Carrington at Stonebridge valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s records, Florida Statutes and state agencies, FEMA and federal records, or the club’s and 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 tax roll, files dated 29 August 2026.
The club, the master association and the Carrington association
Club documents preserved in the Internet Archive
The renovation and the course
Collier County records
Flood, storm and federal records
Florida Statutes and state agencies
Our own assets
Every Carrington at Stonebridge document below links its official custodian, the club and its community association, the Carrington association’s posted form, 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. The Carrington Declaration of Condominium itself is available through the Collier County Clerk’s Official Records at Book 2179, Page 587.
| Document | What it proves for a Carrington valuation | Official authority |
|---|---|---|
| Carrington lease and sale application | Board approval of sales and leases, the $100 plus $40 per adult application, no tenant pets and the owner’s surrender of club rights during a lease | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club charge, the $6,024 Carrington 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 $3,400 starting point of the Carrington fee history | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing, leasing limits and joint liability for assessments | Stonebridge Country Club via the Internet Archive, PDF |
| Amended and Restated Bylaws | How the master association governs above the Carrington association | Stonebridge Country Club via the Internet Archive, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up on each elevation | Stonebridge Country Club, PDF |
| 2019 Annual Meeting presentation | The F&B service charge in lieu of gratuity and no F&B minimum | Stonebridge Country Club, PDF |
| FEMA revalidation letter 18-04-0009V | The revalidated letters of map change, three naming Carrington buildings | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the flood insurance discount and the flood hotline | Collier County, PDF |
| Airport Road widening, comments and county responses | The anticipated start and duration of the west-side road work, away from Carrington | 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 |
| Division of Condominiums annual fee payment history | The 2022 to 2025 payments and the blank 2026 row behind the register status | Florida DBPR, CSV |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation features an insurer credits | 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 |
Three documents that matter most are not public: the Carrington association’s budget, reserves, insurance and resale package, from the association; your two estoppel certificates, from the association and the master association’s Controller on request; and the recorded condominium plans that would confirm the buildings’ story count, from the Clerk.
You reach the Carrington at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Carrington at Stonebridge valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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 Carrington at Stonebridge guide, and about the community on our Stonebridge Country Club community guide. 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.