Stonebridge Country Club, Naples Florida
What is your Hawthorne Estates at Stonebridge home worth? Six MLS closings from $985,000 to $1,810,000 and ten county resales at a $990,000 median, sorted by pool and size. 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 78 homes in Hawthorne Estates, the honest answer to what it is worth starts with two facts most estimates never see: whether your home has a pool, and how big it is. Hawthorne is Stonebridge Country Club’s original estate section, built from 1995 to 2000 on Wexford Court, Springberry Circle, Essex Circle and Winding Oaks Way, and its recorded prices split cleanly on those two facts. The two most recent deeds, $985,000 and $995,000, were two of the only four Hawthorne homes without a private pool, while pool homes of 2,714 to 3,030 square feet closed at $1,375,000 to $1,810,000 on the Southwest Florida MLS in 2025. The streets, the recorded declarations, the flood map and the history are covered in full in our Hawthorne Estates at Stonebridge neighborhood guide, and the wider community in our Stonebridge Country Club community guide. This page does one job: it shows how a Hawthorne Estates home is actually valued, sale by sale, from the 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. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and every figure below is theirs to defend, not an algorithm’s.
A Hawthorne Estates at Stonebridge home is worth what its base area, pool, street, roof and flood file support against Hawthorne’s own record: six Southwest Florida MLS closings in five years, from $985,000 to $1,810,000, and ten qualified county resales since August 2018 at a median of $990,000. Pool homes sit at the top of that record.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every Hawthorne Estates closing in the Southwest Florida MLS for the five years to 26 September 2026, six in all, and every qualified Hawthorne deed in Collier County’s recorded sales file back to the first home sales in 1995, before we wrote a single figure on this page. No MLS window, not even five years, holds ten Hawthorne closings, so on the MLS layer we list the sales themselves rather than call three or four of them a median.
Hawthorne’s recent record falls into two bands, and your home belongs to one of them. The pool homes of about 2,700 to 3,000 square feet closed at $1,375,000 (February 2025), $1,500,000 (September 2025) and $1,810,000 (August 2025) on the MLS, and a 2,511 square foot home at $1,395,000 in April 2024. The two smaller homes without a private pool recorded $985,000 (October 2025) and $995,000 (January 2026). A well-kept pool home of ordinary Hawthorne size is being priced against the upper band today. A home without a pool, or one that needs a roof, an air handler or a pool refit, is priced against the lower rows until the work is done.
Stonebridge’s 24-month MLS median was $616,000 across 76 closings, and its fee-simple median was $985,000 across 19. Neither describes a Hawthorne pool home. The community median is pulled down by 548 condominium units, and the fee-simple median is set mostly by Thornbrooke, whose homes have a median of 1,933 square feet of county base area against Hawthorne’s 2,783. Every one of Hawthorne’s four pool-home MLS closings since April 2024 sold for at least $1,375,000. A valuation built from the community’s numbers prices a Hawthorne pool home about $400,000 too low before the first showing.
An automated estimate leans on the newest sales, and in Hawthorne the newest two are the least typical. 1932 Springberry Circle ($985,000, October 2025) and 1955 Wexford Court ($995,000, January 2026) are two of the four homes the county roll records without a private pool, at 2,260 and 2,308 square feet of base area against a neighborhood median of 2,783. Seventy-four of the 78 Hawthorne homes have a pool. So those two deeds mark the lower edge of the current range, not its middle, and a model that averages them into your number is valuing a different house.
We value a Hawthorne home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and the living area each listing agent entered. Collier County’s recorded sales file and 2026 tax roll give us every qualified deed, including sales that never touched a listing, plus base area, pool, spa and screen-enclosure rows, lot size, just value, taxes and homestead status for all 78 homes. The club’s published documents give us the club-level charge, the Hawthorne neighborhood fee and the one-time charges your buyer will underwrite. Then we walk the home, because the roof permit date, the openings, the pool equipment and the kitchen are the variables no record captures.
McGreevy and Comisar should value your Hawthorne Estates at Stonebridge home because we build the number from every Hawthorne sale on both public records, matched by pool, base area and street, we read the neighborhood’s recorded declarations and flood facts 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 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 Hawthorne market, six MLS closings and ten qualified county deeds, each with its source and date. Where this page walks through a sale, it is a public record sale, labelled as such.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the MLS and county records and assembles the master association paperwork your buyer will ask for. Marc Comisar walks the home and judges the roof, the openings, the pool and the finish against what is actually selling in North Naples. Read more on the about McGreevy and Comisar page.
Hawthorne Estates is the most year-round neighborhood inside the gate: 61 of its 78 homes carry a homestead exemption on the 2026 preliminary roll, 78.2 percent against 41.4 percent for Stonebridge as a whole, and 66 of its 78 tax bills go to a Florida address. Owners who live here stay, which is why the county recorded 16 deeds on Hawthorne homes in 2023 and 2024 and not one qualified market sale. When a neighborhood trades once or twice a year, there is no fresh comparable to correct a mispriced listing, and the next sale becomes the benchmark every buyer reads. Few homes here come up for sale, and the owner who sells next should call us first.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing without a yard sign, negotiation and the master association paperwork, read our guide to selling your home in Hawthorne Estates at Stonebridge. If you are buying your next home, inside Hawthorne or elsewhere in the gate, start with buying a home in Hawthorne Estates at Stonebridge, because a qualifying existing owner pays no capital contribution on the next Stonebridge purchase under the club’s FY2027 schedule.
These are the Hawthorne Estates at Stonebridge valuation facts that decide most prices on its four streets, 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 any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
You get a free Hawthorne Estates at Stonebridge valuation by entering your address in the Home Valuation form at the top of this page or calling Jesse McGreevy at (239) 898-6072. It takes about a minute, costs nothing, carries no obligation to list, and returns a written number built from Hawthorne’s own recorded sales.
Your address, a line about condition, and how you would like us to reach you. If you have them to hand, four more items sharpen the first pass: the year and permit of your last re-roof, whether your openings are impact-rated or shuttered, whether you hold an elevation certificate, and whether your pool, spa or screen enclosure has been redone. None of it is required to start.
Jesse matches your home’s base area, pool and street against the six MLS closings and ten county resales, reads the final list price and days on market behind each MLS closing, and sends a written opinion of value with every source named. If you want the in-person version, Marc walks the house and the number tightens. You also receive the carrying cost picture your buyer will underwrite: the club charge, the Hawthorne fee, the one-time charges, the flood file and the tax reset.
Hawthorne Estates at Stonebridge had no home listed on 24 September 2026, and its pool homes closed at $1,375,000 to $1,810,000 on the MLS in 2025, so the next Hawthorne seller sets the benchmark all 78 homes will be read against. Start with the Home Valuation form at the top of this page, or our free Hawthorne Estates at Stonebridge home valuation if you are reading this somewhere else, and Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873, or read how we represent buyers in Naples, so the sale and the purchase run on one timeline.
A Hawthorne Estates at Stonebridge home is valued by sorting the sales on the two facts that split its prices, pool and base area, then adjusting for street, lot, roof, openings and the flood file, and testing the result against how Hawthorne buyers have actually moved from final list price on the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Hawthorne is defined by recorded supplemental declarations, not by a plat, so the first check is the lot. Every Wexford Court, Springberry Circle and Essex Circle address is Hawthorne; on Winding Oaks Way, house numbers 1848 to 1996 are Hawthorne, 1704 to 1842 are Thornbrooke and 1570 to 1685 are Braeburn coach homes. The county files 46 of the 78 lots under the old Southampton Unit One plat and the rest under Stonebridge Units Two and Three, which also hold Thornbrooke and Shoreham lots. We then read the MLS and county lists side by side, because each holds Hawthorne sales the other does not.
Seventy-four of 78 Hawthorne homes have a private pool, and the four that do not are the easiest homes in the neighborhood to misprice in either direction. The two no-pool homes that sold in the last year recorded $431 and $436 per square foot of county base area; the two pool homes that recorded in 2025 ran $504 and $507. A pool is not worth that whole gap on its own, since the pool homes were also larger, but the comparable set is never mixed.
Hawthorne’s base areas run 2,182 to 3,138 square feet: 14 homes under 2,500, 40 from 2,500 to 2,999 and 24 at 3,000 or more. The MLS figure is the living area the listing agent entered, and it can differ from the county’s base area: 1932 Springberry Circle closed with 2,395 square feet of living area against 2,260 of base area. We match on one measure at a time and never divide an MLS price by a county area.
The biggest Hawthorne lots are on the three short streets: a median of 0.32 acre on Essex Circle, 0.29 on Springberry Circle and 0.245 on Wexford Court, against 0.23 for the 53 homes on Winding Oaks Way. Sixteen lots are 0.30 acre or more. The highest Hawthorne closing on the MLS, $1,810,000 in August 2025, was on Springberry Circle. No record states golf, lake or preserve frontage lot by lot, so we confirm what each lot backs at the house.
Ten Hawthorne lots carry a recorded preservation easement granted to Collier County and maintained by the association (OR 2056, Pages 26 to 55): the odd-numbered homes at 1969 to 1989 Winding Oaks Way and the even-numbered homes at 1952 to 1964 Wexford Court. For many buyers a protected backdrop is a feature; for a buyer who wants a larger pool deck, it is a limit. We pull the instrument so the buyer’s question is answered before it is asked.
Every Hawthorne home was built from 1995 to 2000, after Hurricane Andrew and before Florida’s first statewide building code took effect on March 1, 2002. The First Supplemental Declaration requires concrete tile roofs, with like-kind replacement, so the roof question is age and permit date, not material. A documented re-roof after March 1, 2002, impact-rated openings and a current wind mitigation report lower a buyer’s insurance quote, and a buyer prices that directly.
All three Hawthorne street points we tested returned FEMA Zone AE on panels 12021C0194J and 12021C0193J, effective February 8, 2024: 1932 Springberry Circle at 7.41 feet of ground, a second Springberry Circle point at 6.03 feet and 1955 Wexford Court at 8.23 feet, against a nearby base flood elevation of about 9 feet. Essex Circle and the Winding Oaks Way homes were not tested. House pads usually sit above the street, which is why the elevation certificate, not the street point, decides the rating on a house, and why it belongs in the valuation file.
With one or two qualified sales a year, a ninety-day comparable search returns nothing in Hawthorne. We widen the window, as the county’s own sales file does, and adjust older sales with Hawthorne’s recorded per-foot series, which ran $255 in 2018, $271 and $469 on the two 2021 sales, and $504 in 2025. Two homes sold twice in the window, 1943 Wexford Court and 1932 Springberry Circle, and neither pair measures appreciation cleanly, because 1943 Wexford Court added a pool, spa and screen enclosure dated 2021 between its sales.
Finally we test the opinion of value against how Hawthorne buyers have moved from the final list price. The six MLS closings ran from 87.46 percent of list, a 2022 home that sold $153,600 under its final asking price, to 100.00 percent in April 2024. The four in the last 24 months ran 93.81 to 98.57 percent, and the one that closed at 98.57 percent had been listed $20,000 above its sale price. A price that assumes a full-price offer, or one that ignores a no-pool comparable’s six-day sale at 93.81 percent, is a price that sits.
Hawthorne Estates at Stonebridge homes recorded six Southwest Florida MLS closings in the five years to 26 September 2026, from $1,071,400 in August 2022 to $1,810,000 in August 2025, and Collier County recorded ten qualified resales from August 2018 to January 2026, from $500,000 to $1,500,000, at a median of $990,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Closed | Address | MLS living sq ft | Final list | Sold | Sold to final list | $ per MLS living sq ft, our arithmetic | Days on market |
|---|---|---|---|---|---|---|---|
| 16 Oct 2025 | 1932 Springberry Circle | 2,395 | $1,050,000 | $985,000 | 93.81% | $411.27 | 6 |
| 11 Sep 2025 | 1901 Winding Oaks Way | 2,976 | $1,595,000 | $1,500,000 | 94.04% | $504.03 | 24 |
| 13 Aug 2025 | 1923 Springberry Circle | 3,030 | $1,895,000 | $1,810,000 | 95.51% | $597.36 | 13 |
| 4 Feb 2025 | 1981 Winding Oaks Way | 2,714 | $1,395,000 | $1,375,000 | 98.57% | $506.63 | 4 |
| 9 Apr 2024 | 1894 Winding Oaks Way | 2,511 | $1,395,000 | $1,395,000 | 100.00% | $555.56 | 5 |
| 26 Aug 2022 | 1992 Winding Oaks Way | 2,764 | $1,225,000 | $1,071,400 | 87.46% | $387.63 | 22 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closed 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each closing assigned to Hawthorne Estates by street and house number. List price is the final list price at close. None of the six was an after-the-fact entry, so all six count in sold to list. Total closed volume: $8,136,400, our sum.
| Window to 26 Sep 2026 | Closings | Every sold price in the window | Range | Sold to final list, each sale | Days on market, each sale |
|---|---|---|---|---|---|
| 24 months | 4 | $985,000; $1,375,000; $1,500,000; $1,810,000 | $985,000 to $1,810,000 | 93.81%, 94.04%, 95.51%, 98.57% | 6, 24, 13, 4 |
| 36 months | 5 | the four above plus $1,395,000 | $985,000 to $1,810,000 | the four above plus 100.00% | the four above plus 5 |
| 60 months | 6 | the five above plus $1,071,400 | $985,000 to $1,810,000 | the five above plus 87.46% | the five above plus 22 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. No window holds ten Hawthorne closings, so we list the sales instead of a median. For reference only, the middle of the 24-month list is the pair $1,375,000 and $1,500,000, and the middle sale of the 36-month list is $1,395,000; four or five sales make a range, not a market rate.
| Recorded | Address | County base area, sq ft | Deed price | $ per county base sq ft |
|---|---|---|---|---|
| 20 Aug 2018 | 1943 Wexford Court | 3,016 | $769,000 | $254.97 |
| 4 Oct 2018 | 1924 Springberry Circle | 3,030 | $675,000 | $222.77 |
| 3 May 2019 | 1932 Springberry Circle | 2,260 | $500,000 | $221.24 |
| 1 Mar 2021 | 1854 Winding Oaks Way | 3,131 | $849,900 | $271.45 |
| 1 Jun 2021 | 1943 Wexford Court | 3,016 | $1,415,000 | $469.16 |
| 24 Aug 2022 | 1992 Winding Oaks Way | 2,755 | $1,071,400 | $388.89 |
| 31 Jan 2025 | 1981 Winding Oaks Way | 2,714 | $1,375,000 | $506.63 |
| 7 Aug 2025 | 1901 Winding Oaks Way | 2,976 | $1,500,000 | $504.03 |
| 14 Oct 2025 | 1932 Springberry Circle | 2,260 | $985,000 | $435.84 |
| 29 Jan 2026 | 1955 Wexford Court | 2,308 | $995,000 | $431.11 |
Source: Collier County Property Appraiser sales file, files dated 29 August 2026, qualified improved sales only; base area from the 2026 preliminary roll. The county’s Hawthorne profile holds only seven qualified sales from January 2021 to August 20, 2026, so the window extends back until it holds ten: August 20, 2018 to January 29, 2026, median $990,000 (the mean of the middle pair, $985,000 and $995,000), total $10,135,300. The median price per county base square foot across the ten is $410.00, the mean of the middle pair.
The two lists overlap on four sales and disagree on the rest, which is the whole reason this page reads both. Two MLS closings do not appear among the county’s qualified sales: 1923 Springberry Circle at $1,810,000 in August 2025, the highest Hawthorne price on either record, and 1894 Winding Oaks Way at $1,395,000 in April 2024, in a year when the county recorded seven Hawthorne deeds and qualified none of them. And one qualified county sale, 1955 Wexford Court at $995,000 in January 2026, matches no MLS closing, so it traded off the MLS. Why each record missed each sale, the files do not say, and we will not guess. What it shows is that a valuation built from the county alone never sees Hawthorne’s top price, and one built from the MLS alone never sees its latest deed.
| Date | Address | Price | On the MLS | Qualified on the county record |
|---|---|---|---|---|
| Aug 2022 | 1992 Winding Oaks Way | $1,071,400 | yes, 22 days | yes |
| Apr 2024 | 1894 Winding Oaks Way | $1,395,000 | yes, 5 days | no |
| Jan to Feb 2025 | 1981 Winding Oaks Way | $1,375,000 | yes, 4 days | yes |
| Aug 2025 | 1923 Springberry Circle | $1,810,000 | yes, 13 days | no |
| Aug to Sep 2025 | 1901 Winding Oaks Way | $1,500,000 | yes, 24 days | yes |
| Oct 2025 | 1932 Springberry Circle | $985,000 | yes, 6 days | yes |
| Jan 2026 | 1955 Wexford Court | $995,000 | no | yes |
Source: our comparison of the two lists above, matched by address and date; where the MLS closing date and the county recording date fall in different months, both months are shown. Seven different Hawthorne sales in five years on the two records together, fewer than two a year on 78 homes.
This is a public record sale, not a McGreevy and Comisar transaction, and we walk it through because it is the one Hawthorne MLS closing of the last twelve months and the sale an online estimate leans on hardest. 1932 Springberry Circle closed on 16 October 2025 at $985,000 after 6 days on market, against a final list price of $1,050,000, or 93.81 percent of list: the buyer moved $65,000 off the asking price inside a week. The listing entered 2,395 square feet of living area, $411.27 a foot; the county roll records 2,260 square feet of base area, $435.84 a foot, and no private pool. Its previous qualified sale was $500,000 in May 2019. On FEMA’s effective map our street point at the address returned Zone AE at 7.41 feet of ground. Three lessons sit in one sale. The missing pool set the band: at $985,000 it priced $390,000 below the pool home recorded two months earlier on Winding Oaks Way. A quick contract did not mean a full-price one. And the lowest-lying, no-pool corner of the neighborhood still sold in six days, which says demand for Hawthorne itself is not the problem a seller has to solve.
1955 Wexford Court is lot 14 of the Southampton Unit One plat, one of the original 46 Hawthorne lots. The county roll records a home built in 1997 with 2,308 square feet of base area, a screen enclosure and no private pool, on a 0.22-acre lot. Its first qualified sale was $266,900 in October 1997; its most recent was recorded on 29 January 2026 at $995,000, $431 per county square foot, with no matching MLS closing. Its 2026 preliminary just value, $775,358, is the lowest in Hawthorne, and the deed price came in 28 percent above it, our arithmetic. Our street point there also returned Zone AE, at 8.23 feet. A second small, no-pool home in the low pocket landed within $10,000 of the first, which is as close as Hawthorne’s record comes to confirming a price.
On 13 August 2025, 1923 Springberry Circle closed at $1,810,000 with 3,030 square feet of living area after 13 days on market, 95.51 percent of a $1,895,000 final list price and $597.36 a foot of MLS living area, the highest Hawthorne price on either record. It sits on Springberry Circle, the street where our other two test points returned Zone AE, and on the street with a 0.29-acre median lot, and it is not one of the four homes the roll records without a pool. It shows two things a Hawthorne seller should hold onto: the ceiling here has already reached into Manchester’s band, and a lake-edge street did not stop a top price once the file was in order.
Price per square foot tells you where a Hawthorne Estates home sits in its own record, not what it is worth. On MLS living area the six closings ran from $387.63 to $597.36 a foot; on county base area the ten recorded resales ran from $221.24 in 2019 to $506.63 in 2025, and the two systems measure different things.
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 base area for the main residence building, and its adjusted area runs well above that: across Hawthorne a median of 2,783 base square feet against 3,273 adjusted. For some Hawthorne homes the listing and the roll agree, as at 1901 Winding Oaks Way, 2,976 on both; for others they do not, as at 1932 Springberry Circle, 2,395 on the MLS against 2,260 base. Neither is wrong, and neither may be restated against the other, so always ask which square foot a quoted figure divides by.
On the county’s base area, the last four recorded Hawthorne resales split into two pairs: $506.63 and $504.03 for the two 2025 pool homes of 2,714 and 2,976 square feet, and $435.84 and $431.11 for the two no-pool homes of 2,260 and 2,308. On the MLS the same split holds: $411.27 for the no-pool closing and $504.03 to $597.36 for the three pool-home closings of 2025. Smaller homes usually earn a higher rate per foot, not a lower one, so a no-pool home selling at the lower rate despite being smaller is the pool gap showing through, read with the caution that four sales allow.
Over the county’s latest twelve months to August 20, 2026, Hawthorne’s two resales recorded about $433 a foot of base area, the mean of the pair, against a $490 median in Thornbrooke on seven sales and a $622 median in Manchester on four. Thornbrooke’s homes are much smaller, a median of 1,933 square feet of base area, so its rate per foot runs higher on a lower price. Manchester’s homes are only about five percent larger than Hawthorne’s at the median, yet recorded roughly 44 percent more per foot, on newer homes built 2000 to 2002 with a pool on every lot. On the MLS, Hawthorne’s 2025 pool homes reached $504 to $597 a foot of living area, inside the range Manchester’s closings have set.
Compare your area only with homes of the same pool status and a similar size, on the same measure. Apply the no-pool rate to a no-pool home and the pool-home rate to a pool home, never a blend; never apply an MLS figure to the county’s base area; and treat any Hawthorne per-foot figure, built on two to four sales, as a direction rather than a rate. The per-foot number is useful for checking a price, and useless for setting one on its own.
Hawthorne Estates homes have sold quickly on the MLS: the six closings in five years took 4 to 24 days on market, and the four in the last 24 months sold at 93.81 to 98.57 percent of their final list price. No Hawthorne home was listed on 24 September 2026, so there was no supply to measure.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The ratio is computed against the final list price carried on each closed listing, the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. In dollars, Hawthorne buyers moved $65,000 (1932 Springberry Circle), $95,000 (1901 Winding Oaks Way), $85,000 (1923 Springberry Circle), $20,000 (1981 Winding Oaks Way), nothing (1894 Winding Oaks Way) and $153,600 (1992 Winding Oaks Way in 2022). The gap is widest in dollars on the most expensive homes, and a seller who expects a condominium-style ratio on a Hawthorne pool home prices the house wrong.
| Group, MLS closings in the 24 months to 26 Sep 2026 | Closings | Median sold, or the sales | Sold to final list | Median days on market |
|---|---|---|---|---|
| Hawthorne Estates | 4 | $985,000; $1,375,000; $1,500,000; $1,810,000 | 93.81% to 98.57%, middle pair 94.04% and 95.51% | 6, 24, 13 and 4 days |
| Thornbrooke | 12 | $957,500 | 96.0% (n=12) | not stated |
| Manchester | 2 | $1,835,000 and $1,900,000 | 91.6% (n=2, the mean) | not stated |
| Stonebridge fee-simple, four neighborhoods | 19 | $985,000 | 95.5% | not stated |
| Stonebridge condominium, six neighborhoods | 57 | $466,000 | 95.3% | not stated |
| All Stonebridge | 76 | $616,000 | 95.4% (n=75) | 31 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, retrieved 26 September 2026; neighborhood assignment by street and house number. Sold to list excludes closings entered after the fact with no marketed list price, which is why the all-Stonebridge ratio counts 75 of 76. Hawthorne’s four ratios sit at and a little below the fee-simple median; its days on market sit well below the community’s 31.
Months of supply is active listings divided by the monthly pace of closings. On 24 September 2026 Hawthorne had no active listing against four MLS closings in 24 months, so its supply was zero. The nearest single-family listing inside the gate was a Thornbrooke home of 1,917 square feet asking $995,000 at 129 days on market, and Stonebridge as a whole carried about 3.3 months of supply. A Hawthorne pool home that lists this fall competes with nothing of its own kind, which is an advantage only if the price is right on the first day.
Across all of Stonebridge, the county’s 35 qualified sales in the twelve months to August 20, 2026 clustered in season: 24 of 35 recorded from December through May. Hawthorne’s own six MLS closings do not follow that pattern, with three of the six closing in August and September, which fits a neighborhood where most buyers become full-time owners rather than seasonal ones. Six sales are not a pattern either way, so our advice is the community’s: be priced and documented by October, and do not assume a summer listing is a lost one here.
In Hawthorne the list price is the opening line, and buyers have taken about two to six percent off it in the last 24 months, and more when the price ran ahead of the evidence, as in 2022. That argues for listing where the pool-and-size evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The Hawthorne homes that sold fastest were not the cheapest; they were the ones whose price and evidence agreed.
Hawthorne Estates home values have run from building-era first sales at a median of $396,800 to MLS closings of $1,375,000 to $1,810,000 in 2025, on Collier County’s recorded deeds and the MLS. The county’s per-foot median rose from $132 to $138 in 1995 to 1997 to $504 in 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Period | Qualified sales | Median qualified sale | Median $ per county base sq ft |
|---|---|---|---|
| 1995 to 1997 | 33 | building-era sales from $266,900 to $500,000 | $132 to $138 by year |
| 1998 | 21 | $402,900 | $145 |
| 1999 | 16 | $425,000 (pair $422,000 and $428,000) | $153 |
| 2000 | 12 | $438,300 (pair $436,400 and $440,200) | $166 |
| 2002 | 8 | $561,250 (pair $535,000 and $587,500) | $214 |
| 2004 | 10 | $640,000 (pair $635,000 and $645,000) | $250 |
| 2005 | 4 | $932,500 (pair $925,000 and $940,000) | $378 |
| 2006 | 6 | $965,000 (pair, both $965,000) | $338 |
| 2008 | 3 | $630,000 | $215 |
| 2009 | 3 | $600,000 | $261 |
| 2012 | 3 | $729,000 | $256 |
| 2015 | 8 | $795,000 (pair $775,000 and $815,000) | $270 |
| 2016 | 3 | $880,000 | $299 |
| 2017 | 4 | $640,000 (pair $615,000 and $665,000) | $258 |
| 2018 | 3 | $769,000 | $255 |
| 2021 | 2 | $849,900 and $1,415,000 | $271 and $469 |
| 2025 | 3 | $1,375,000 | $504 |
Source: Collier County Property Appraiser sales file, qualified improved sales, files dated 29 August 2026. The first qualified sale on 75 of the 78 lots was recorded from December 1995 to December 2000, at a median of $396,800 and a range of $266,900 to $528,400; we read those as building-era sales, our reading of the record and not a builder’s price list. Years not shown recorded one to four qualified sales or none, and yearly medians swing with which homes sold, so read the per-foot column beside the price.
Hawthorne has lived through the whole Southwest Florida cycle twice. The per-foot median ran from $166 in 2000 to $378 in 2005, fell to $215 in 2008, and took until 2021 to pass its 2005 level on a single sale. Then it more than doubled again: $255 in 2018, $469 on the June 2021 sale and $504 on the 2025 sales. An owner who bought before 2020 holds a large gain on the record. An owner who bought in 2005 or 2006 waited about fifteen years to see that price again, which is the history a careful seller should know before assuming any trend runs one way.
| Tax year | Roll | Median just value, 78 homes | Homesteaded homes |
|---|---|---|---|
| 2021 | Certified | $570,483 | 56 |
| 2022 | Certified | $917,624 | 58 |
| 2023 | Certified | $1,085,761 | 59 |
| 2024 | Certified | $986,004 | 59 |
| 2025 | Certified | $1,094,000 | 61 |
| 2026 | Preliminary | $1,023,784 | 61 |
Source: Collier County Property Appraiser value history, certified rolls 2021 to 2025 and the 2026 preliminary roll; medians of 78 are the mean of the middle pair. The median nearly doubled from 2021 to 2023, peaked at $1,094,000 in 2025 and fell 6.4 percent on the 2026 preliminary roll, our arithmetic. Across the 78 homes the 2026 preliminary just value runs from $775,358 to $1,528,074. Just value is a mass-appraisal figure for tax purposes, set once a year by one method for every parcel, and never a price.
| Fiscal year | Hawthorne Estates neighborhood fee |
|---|---|
| FY2019 | $2,568.92 |
| FY2020 | $2,615.52 |
| FY2021 | $2,231.12 |
| FY2022 | $2,289.12 |
| FY2025 | $3,116 |
| FY2027 | $3,420 |
Source: the club’s archived cost of ownership pages and dues schedules, FY2019 to FY2025, and its FY2027 schedule dated September 2, 2026. The FY2023, FY2024 and FY2026 neighborhood fees are not in the documents we read. From FY2019 to FY2027 the Hawthorne fee rose about 33 percent, our arithmetic.
The club-level charge on every Stonebridge home rose from $8,739.48 in FY2019 to $17,600 in FY2027, about 101 percent on our arithmetic, far faster than the Hawthorne fee. The FY2027 line includes a $1,920 Clubhouse Renovation Fee that repays the loan for the Bistro, the resort-style pool and the golf course renovation, which the club says will be paid off in February 2035. For a Hawthorne seller the point is simple: the buyer’s fixed cost roughly doubled in the same years prices did, and the buyer underwrites both.
For a Hawthorne seller, the trend is the time adjustment, and the samples are too small for a percentage. A 2021 or 2022 sale understates today’s market by a wide margin on the per-foot record, and 2025 sales are the base. We publish no Hawthorne appreciation rate, because the right evidence is the last sale of a home like yours, pool or no pool, and the county series is how we adjust an older comparable for time, never a substitute for walking the house.
Hawthorne Estates at Stonebridge and Manchester at Stonebridge are the two neighborhoods of large detached pool homes inside the gate, and a buyer who tours one tours the other. Manchester recorded about 44 percent more per county square foot in the latest twelve months on a home only five percent larger, so it sets the ceiling a Hawthorne buyer measures against.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both are fee-simple neighborhoods of the master association with concrete tile roofs by covenant, association lawn care and the same $17,600 club layer. Our Manchester at Stonebridge guide covers that street in full; here are the two side by side as a Hawthorne seller’s buyer will read them.
| Question | Hawthorne Estates at Stonebridge | Manchester at Stonebridge |
|---|---|---|
| Homes | 78, on Winding Oaks Way, Wexford Court, Springberry Circle and Essex Circle | 34, all on Manchester Court |
| Created by | First Supplemental Declaration, OR 2061, Page 1154 (1995), expanded by the Second and Third | Sixth Supplemental Declaration, OR 2488, Page 3431 (1998) |
| Built | 1995 to 2000 | 2000 to 2002 |
| County base area, median | 2,783 sq ft (2,182 to 3,138) | 2,909 sq ft (2,455 to 3,819) |
| Private pools | 74 of 78 | 34 of 34 |
| Neighborhood fee, FY2027 | $3,420 | $2,916 |
| Club and neighborhood, FY2027 | $21,020 | $20,516 |
| County qualified sales, first window with ten | August 2018 to January 2026: n=10, median $990,000 | 60 months: n=10, median $1,698,000 |
| County qualified sales, 12 months to Aug 20, 2026 | 2: $985,000 and $995,000 | 4: $1,835,000 to $2,001,000 |
| $ per county base sq ft, same 12 months | $436 and $431 | median $622 |
| MLS closings, 60 months | 6: $1,071,400 to $1,810,000 | 6: from $1,300,000 (March 2022) to $1,900,000 (March 2026) |
| MLS closings, 24 months | 4: $985,000 to $1,810,000 | 2: $1,835,000 and $1,900,000 |
| Median 2026 preliminary just value | $1,023,784 | $1,227,662 |
| Median 2026 preliminary taxes | $5,943 | $9,704 |
| Homestead share | 78.2% | 52.9% |
| Our FEMA street points | 3 of 3 in Zone AE (Springberry, Wexford) | 1624 Manchester Court, shaded Zone X |
| Recorded features | Preservation easement over lots 1 to 10 | None referenced in the records we read |
Sources: recorded supplemental declarations; Collier County Property Appraiser 2026 preliminary roll and sales file; the club’s FY2027 schedule; FEMA National Flood Hazard Layer, queried 23 September 2026; Southwest Florida MLS Matrix, retrieved 26 September 2026. Even-count medians are the mean of the middle pair. Manchester is placed by elimination, since the recorded declarations assign every other single-family lot, 1 through 217, to Hawthorne Estates, Thornbrooke or Shoreham.
A buyer who chooses Hawthorne Estates wants a large Stonebridge pool home for well under Manchester’s recorded prices, a choice of four streets and lots up to 0.39 acre, a lower tax bill, neighbors who mostly live here year-round, or one of the ten preserve-backed lots, and will do the flood homework on the lake-edge streets. A buyer who chooses Manchester wants the newest single-family homes in Stonebridge, a pool guaranteed, one cul-de-sac and shaded Zone X at the tested point, and pays roughly $1.8 million to $2 million for it. We price a Hawthorne home for the first buyer, laying Hawthorne’s record beside Manchester’s so the gap reads as evidence rather than as a discount the buyer can ask for. The Manchester owner has the mirror-image page, our Manchester at Stonebridge home valuation, and a buyer who reads both sees the same method applied to both streets.
The comparison enters a Hawthorne valuation in two places. First, Hawthorne’s own MLS record already reaches Manchester’s band: the $1,810,000 closing on Springberry Circle in August 2025 sits within about $25,000 of Manchester’s lowest closing in the last 24 months, so a renovated, well-documented Hawthorne pool home can be priced against the lower Manchester sales rather than against Hawthorne’s two no-pool deeds. Second, the tax and flood rows cut both ways: Hawthorne carries the lower median tax bill, $5,943 against $9,704, and the lower-lying tested ground. We show both in every Hawthorne valuation so the argument is made with the record, not left to the buyer.
The other neighbor a Hawthorne buyer sees is Thornbrooke at Stonebridge, 107 detached homes with a median of 1,933 square feet of county base area, the lowest fee in the club at $2,412, and 12 MLS closings in 24 months at a median of $957,500. A Thornbrooke home is the entry price for a detached pool home inside the gate; a Hawthorne home is about 850 square feet larger at the median, on bigger lots. When a Hawthorne no-pool home is priced near Thornbrooke’s median, the buyer is choosing space over a pool, and the listing has to say so plainly.
Online estimates miss on Hawthorne Estates at Stonebridge homes because a neighborhood that records one or two sales a year starves an automated model, the two newest deeds were no-pool homes, half the recent evidence sits on only one of the two public records, and the county files most of Hawthorne under an old plat name.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
An automated model needs recent, similar sales, and Hawthorne supplies fewer than two a year on the two records together. In 2023 and 2024 the county recorded 16 Hawthorne deeds and qualified none. A model that cannot find enough Hawthorne sales borrows from nearby Stonebridge sales, and the nearest ones are smaller Thornbrooke homes and condominiums, which pulls a Hawthorne pool home’s estimate down.
The last two recorded sales, $985,000 and $995,000, were two of the four Hawthorne homes without a private pool, both smaller than the neighborhood median. A model weights the newest sales most heavily, so every Hawthorne estimate is being dragged toward the price of a home most Hawthorne owners do not own.
Hawthorne’s highest price on either record, $1,810,000, is not among the county’s qualified sales, and its latest deed, $995,000, is not on the MLS. A model fed by one of the two records sees a different Hawthorne from a model fed by the other. We read both and match them by address and date.
Forty-six of the 78 Hawthorne lots sit on a plat recorded in 1992 as Southampton Unit One, the community’s name before Taylor Woodrow took it over in 1994, and the other 32 share Stonebridge Units Two and Three with Thornbrooke and Shoreham lots. A model grouping homes by plat mixes Hawthorne with smaller homes, and a search by the Stonebridge name misses most of Hawthorne. There is also an inactive Jacksonville corporation called Hawthorne Estates Homeowners’ Association that has nothing to do with this neighborhood.
All three street points we tested in Hawthorne returned Zone AE, while 17 of 21 points across Stonebridge were shaded Zone X. A model applies one flood assumption to a street or a ZIP code; the answer here depends on the house pad, which only an elevation certificate shows. A seller with the certificate in hand can correct the model; the model cannot correct itself.
Every Hawthorne 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. The value and the $21,020 yearly carrying cost of that bundle sit inside every sale price. A model comparing your home with a non-club house nearby compares two different bundles.
The county’s 2026 preliminary median just value for Hawthorne is $1,023,784, and it fell 6.4 percent from 2025. Some estimates lean on it; buyers do not. 1955 Wexford Court recorded $995,000 against a just value of $775,358, and Hawthorne’s 2025 pool-home closings ran well above the median just value.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from Hawthorne sales of your own pool status and size, on both records, with every source named. The Home Valuation form at the top of this page starts exactly that, free.
A Hawthorne Estates at Stonebridge buyer prices five costs into an offer: the FY2027 club-level charge of $17,600, the $3,420 Hawthorne neighborhood fee, property tax reset to the purchase price, insurance on a 1995 to 2000 home, and $18,399 paid once to the 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 | What it pays for |
|---|---|---|
| Country Club Dues | $9,094 | operating the club and its amenities |
| Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page | landscaping of common areas, gate access, roving patrol, bulk television |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page | repair and replacement of major capital items |
| Clubhouse Renovation Fee | $1,920 | the Bistro, pool and golf course renovation loan, paid off in February 2035 per the club |
| F&B Service Charge | $950 | in lieu of a per-meal gratuity; there is no food minimum |
| Strategic Reserves (new) | $100 | not described |
| Total | $17,600 | $4,400 a quarter |
Sources: the club’s FY2027 schedule dated September 2, 2026 and its Cost of Ownership page. For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400. The club’s two FY2027 documents label 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.
The Hawthorne Estates neighborhood fee is $3,420 for FY2027, billed with the club charges at $855 a quarter and spent primarily on lawn care, landscaping and the central irrigation system every Hawthorne lot connects to. Together the two recurring layers are $21,020 a year, about $1,752 a month, our arithmetic. Among the fee-simple neighborhoods that sits above Thornbrooke’s $20,012 and Manchester’s $20,516 and below Shoreham’s $22,160, which also covers villa insurance and roof and paint reserves. The fee does not cover your roof, exterior paint, pool or insurance, which stay with the owner.
| 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 |
| Estoppel Fee | $299 |
| Outside buyer’s cash to the 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 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.” At $18,399 the outside buyer’s cash is about 1.9 percent of Hawthorne’s $990,000 county median and about 1.3 percent of a $1,437,500 sale, our arithmetic, so it weighs less here than at the condominium end of Stonebridge.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change. For a Hawthorne seller it matters in one way: the February 2025 closing at $1,375,000 was bought under the old formula, by a buyer who paid about $11,300 less to the association, and a careful valuation reads it that way.
The renovation fee is part of quarterly dues, not a balance due at sale. The $1,920 line is billed at $480 a quarter until the loan is paid off in February 2035; on our reading of that billing, a seller owes only the installments due through closing. The association’s estoppel fee is $299 for FY2027 (it was $250 from FY2021 through FY2025), issued within 15 days under the Declaration. Because the Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, every open balance is cleared at closing. Confirm the figures on your estoppel.
Florida’s Save Our Homes cap follows the owner, not the house, and 61 of the 78 Hawthorne homes carry a homestead exemption, so most Hawthorne sellers pay far less tax than their buyer will. The 2026 preliminary median total tax across Hawthorne is $5,943, from $3,872 to $11,691. 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. That is the mechanism, not a quote for any home, and it is why a buyer’s monthly budget on a Hawthorne pool home rarely matches the seller’s.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Both absences lower your buyer’s carrying cost against the clubs a buyer is likely to compare, and belong in your listing presentation.
A Hawthorne Estates at Stonebridge seller owes the buyer the section 720.401 disclosure summary before the contract is signed, because Hawthorne is fee-simple property in the Chapter 720 master association. Hawthorne has no condominium or sub-association, so the Chapter 718 condominium regime that governs six other Stonebridge neighborhoods does not reach it.
Data updated: September 2026 (Florida Statutes sections 720.401, 720.30851, 718.116, 689.261 and 689.302, retrieved Sep 2026; Stonebridge Country Club Amended and Restated Declaration, member-era copy)
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 residences, and Hawthorne is one of its neighborhoods, with an advisory committee and no corporation of its own. 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, and the contract must carry the statutory voidability clause in conspicuous type. If the summary is not provided first, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing. Our research did not establish whether the Stonebridge Declaration restates this duty or names who owes it, so this page makes no claim about the covenant, only about the statute.
Section 720.401 states that it does not apply to an association regulated under Chapter 718, and six Stonebridge neighborhoods, Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend, are condominiums with their own associations under that chapter, sitting inside the Chapter 720 master. A condominium seller there faces the section 718.503 document package and may also owe the master summary. A Hawthorne seller does not: Hawthorne is fee-simple, under the master alone, so the statute plainly applies and the condominium package does not. If you own in both regimes, confirm the correct package for each sale with your closing agent or attorney. This is general information and not legal advice.
The master association issues one estoppel certificate for a Hawthorne sale, at $299 for FY2027. Under 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. Because Hawthorne has no sub-association, there is no second estoppel. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order it 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. In Hawthorne both bite: the flood item on Springberry, Wexford and Essex, and the tax item on nearly every sale, since 61 of 78 homes are homesteaded.
These are the Hawthorne facts a buyer’s attorney will find, and they are better coming from you: mandatory membership and the $17,500 contribution with its 2025 change; the renovation fee to 2035; the leasing limits of 30 days minimum and four leases a year; the preservation easement on lots 1 to 10; the concrete tile roof covenant and architectural review for exterior changes; and the Airport-Pulling Road widening on the community’s west side, which the county anticipated would begin in June 2026 and last up to two years, with no noise wall. Florida’s common-law duty from Johnson v. Davis also requires a seller to disclose known facts that materially affect value and are not readily observable. Raise those items before the buyer does.
What moves a Hawthorne Estates at Stonebridge home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: the roof permit date, a four-point and wind mitigation report, an elevation certificate on the lake-edge streets, the state of the pool and screen enclosure, and presentation timed to the season.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; Collier County 2026 Floodplain Protection Newsletter; Collier County Property Appraiser 2026 preliminary roll; Stonebridge Country Club Hurricane Shutter Standards and open house rules)
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and a wind mitigation report on the state’s form OIR-B1-1802 that records roof covering, deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection; the form is valid for up to five years absent material changes. Because every Hawthorne home predates the March 1, 2002 statewide code, credits come from a documented re-roof permitted after that date, a hip roof and impact-rated openings. A Hawthorne owner insured with Citizens will need flood coverage by January 1, 2027, when the requirement reaches every Citizens personal residential policy, even in shaded Zone X.
In the Zone AE pocket our street points read 6.0 to 8.2 feet of ground against a nearby base flood elevation of about 9 feet, and pads usually sit above the street, which is why the elevation certificate decides the rating on a house. On Springberry Circle, Wexford Court and untested Essex Circle, get it before listing. Collier County is a Community Rating System Class 5 community, a 25 percent discount on eligible flood premiums, and its Flood Info Hotline, (239) 252-2942, will check whether the county holds an elevation certificate on file. If none exists, a Florida-licensed surveyor produces one. In Zone AE, Collier also requires replaced air conditioners and generators to sit at the base flood elevation plus one foot, which matters if you replace equipment before listing.
In a neighborhood where the pool splits the price bands, the pool has to show well and inspect well. Pump, heater, surface and the screen enclosure are what a buyer’s inspector writes up first, and 76 of 78 Hawthorne homes have a screen enclosure to inspect. A tired pool does not move a pool home into the no-pool band, but it hands the buyer a credit to ask for.
If your home is one of the ten lots on the preservation easement, put the recorded instrument in the listing file. A buyer who sees a protected backdrop as a feature will pay for it; a buyer who plans to extend a pool deck needs to know the limit before the inspection period, not after.
Every exterior change, pool, driveway and landscaping change needs Architectural Review Committee approval under the master Declaration, and a replacement roof must be concrete tile under Hawthorne’s First Supplement. Start early: the approval takes time, and pre-listing work begun without it becomes a disclosure item instead of a selling point.
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 house faces what. Panel, rolling, accordion and fabric shutters are allowed on every elevation; plywood may stay up only on a preserve view, which is the column the ten easement lots read. Impact glass satisfies the club and an insurer, and it photographs better too.
The club runs on a season, with peak golf and entertainment from January to April. Hawthorne’s buyers skew to full-time owners, 78.2 percent homesteaded, and three of its six MLS closings in five years came in August and September. Have the home photographed, documented and priced before the seasonal buyers return, and do not treat a summer listing as a lost cause in this neighborhood.
Stonebridge has its own rulebook. An open house must be registered with the association office by 1:00 p.m. Friday, only the approved 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” sign may go on the home or in a vehicle. A listing that cannot rely on a yard sign has to reach its buyer before the buyer reaches the gate.
Leases run at least 30 days and no more than four a year under the Declaration, and the buyer takes subject to the lease. With 61 of 78 homes homesteaded, a tenant-occupied Hawthorne listing is rare; when there is one, showings run through the tenant and the gate, so match the lease end to the expected closing where you can.
A free in-person Hawthorne Estates 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 Hawthorne’s pool-matched recorded sales, 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 Hawthorne homes of your pool status and size, matched for street and lot, adjusted for time, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $17,600 club charge, the $3,420 Hawthorne fee, the $18,399 an outside buyer brings to the association, the flood file 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 our free Hawthorne Estates 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 Hawthorne Estates at Stonebridge covers pricing, marketing without a yard sign, negotiation, the estoppel and the disclosure summary in full.
McGreevy and Comisar are a top-reviewed real estate team on Google, and Jesse McGreevy is a top-reviewed Hawthorne Estates at Stonebridge listing agent on the same profile. The four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Hawthorne sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Hawthorne Estates 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 Hawthorne 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 streets, declarations and flood detail behind this page, see our Hawthorne Estates 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, Call Marc at (239) 287-5873 and start with buying a home in Hawthorne Estates at Stonebridge.
These are the valuation questions Hawthorne Estates at Stonebridge owners actually ask, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, FEMA’s records and the club’s published fee schedules and governing documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends most on pool, base area and street. The six MLS closings in five years ran $985,000 to $1,810,000, and the ten county resales since August 2018 had a median of $990,000. Pool homes of about 2,700 to 3,000 square feet closed at $1,375,000 to $1,810,000 in 2025. 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 Hawthorne sales of your pool status and size, on both the MLS and the county record, matched for street and lot, adjusted for time, with every source named. We provide that free, with no obligation to list.
Because Hawthorne records fewer than two sales a year on the two records together, the two newest deeds were no-pool homes, the highest price is missing from the county’s qualified list and the latest deed is missing from the MLS, and the county files most of Hawthorne under the old Southampton plat name.
The MLS recorded one closing in the twelve months to 24 September 2026: 1932 Springberry Circle, $985,000, after 6 days on market. The county recorded two qualified sales in the twelve months to August 20, 2026: $985,000 and $995,000, both smaller homes without a private pool.
Six MLS closings from September 2021 to September 2026: $1,071,400 (2022), $1,395,000 (2024), $1,375,000, $1,810,000, $1,500,000 and $985,000 (2025). Together with the county-only $995,000 deed in January 2026, that is seven different sales in five years.
On the county record, $990,000 across the ten most recent qualified resales, August 2018 to January 2026, the mean of the middle pair. No MLS window holds ten Hawthorne closings, so we list the MLS sales rather than quote an MLS median.
No record isolates it, because the pool homes that sold were also larger. On county base area the two 2025 pool homes recorded $504 and $507 a foot, and the two no-pool homes $431 and $436, even though the no-pool homes were smaller. We price the gap from matched sales, not a rule of thumb.
Against the two no-pool sales first, $985,000 and $995,000 in 2025 and 2026, then against the pool homes adjusted for size and the missing pool. Adding a pool before listing is an architectural review decision and a cost question we answer with the numbers, not a reflex.
On MLS living area the six closings ran $387.63 to $597.36. On county base area the ten recorded resales ran $221.24 to $506.63, with a $410.00 median. Use one measure at a time, and only against homes of the same pool status.
The six MLS closings in five years took 4 to 24 days on market, and the four in the last 24 months took 4, 6, 13 and 24 days. All of Stonebridge ran a median of 31 days over 24 months.
The four closings in the last 24 months sold at 93.81 to 98.57 percent of the final list price, and the 2022 closing at 87.46 percent. Stonebridge’s fee-simple median over 24 months was 95.5 percent.
None on the MLS on 24 September 2026. The nearest single-family listing inside the gate was a Thornbrooke home of 1,917 square feet asking $995,000, so a Hawthorne listing meets no direct competition.
It can. Median lots run 0.32 acre on Essex Circle, 0.29 on Springberry Circle, 0.245 on Wexford Court and 0.23 on Winding Oaks Way, and the tested flood points on Springberry and Wexford returned Zone AE. The highest Hawthorne closing, $1,810,000, was on Springberry Circle.
For many buyers it is a selling point, a recorded easement to Collier County behind the lot; for a buyer who wants to clear or build at the back, it is a limit. We pull the recorded instrument so the buyer sees exactly what it restricts.
No. The 2026 preliminary median just value is $1,023,784, down 6.4 percent from 2025, and 1955 Wexford Court recorded $995,000 against a $775,358 just value. Just value ranks homes for tax; it does not price them.
On the recorded sales, the per-foot median ran $255 in 2018 and $504 in 2025; the 2025 and 2026 no-pool deeds recorded lower prices because they were different homes, not a falling market. The county’s just value fell 6.4 percent on the 2026 preliminary roll, which is an assessment, not a sale.
Manchester’s four county sales in the latest twelve months ran $1,835,000 to $2,001,000, a $622 median per county square foot, against Hawthorne’s $985,000 and $995,000 at $431 and $436. Hawthorne’s own $1,810,000 MLS closing in 2025 shows a strong Hawthorne pool home can reach Manchester’s lower band.
Thornbrooke’s homes are about 850 square feet smaller at the median, its fee is the club’s lowest at $2,412, and its 12 MLS closings in 24 months had a median of $957,500. A Hawthorne pool home should price above that; a Hawthorne no-pool home meets it head on.
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 $3,420 Hawthorne fee, and brings $18,399 to the 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 it remains negotiable.
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.
No. Stonebridge has no community development district and no special-district or MSTU assessment, and every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.
Usually higher if you are homesteaded, as 61 of 78 Hawthorne owners are, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. The 2026 preliminary Hawthorne median tax is $5,943, and at 9.4020 mills each $100,000 of taxable value costs about $940 a year.
Our three street points on Springberry Circle and Wexford Court returned FEMA Zone AE on the maps effective February 8, 2024. Essex Circle and Winding Oaks Way were not tested. That is a street test, not a parcel determination, so pull the zone for your own address.
On Springberry, Wexford or Essex, yes. It shows the house against the base flood elevation, which drives the buyer’s flood premium. Collier’s Flood Info Hotline, (239) 252-2942, will check whether the county already holds one for your address.
Yes, for a 1995 to 2000 home. The state form is valid up to five years absent material changes, and credits for a permitted re-roof after March 1, 2002, roof-to-wall connections, a hip roof and impact openings lower a buyer’s insurance quote.
A great deal. Concrete tile is required in Hawthorne, so the question is the permit date. A documented re-roof is the most valuable single fact in a Hawthorne listing for a buyer’s insurer.
The master association’s section 720.401 disclosure summary, before the buyer signs, plus the section 689.302 flood disclosure and the section 689.261 property tax summary. Hawthorne is fee-simple, so the Chapter 718 condominium package does not apply. Confirm the package with your closing agent or attorney; this is not legal advice.
A 2001 club article said approval applications were not necessary for single-family owners, and no current master rule requiring one appears in the documents we read. We confirm it with the association on each listing. Membership itself is automatic with the purchase.
Across Stonebridge, December through May recorded 24 of the 35 qualified sales in the twelve months to August 20, 2026. Hawthorne’s own six MLS closings included three in August and September, so be priced and documented by October, and do not rule out a summer sale here.
1955 Wexford Court sold off the MLS for $995,000, within $10,000 of the one MLS closing that year. A private sale can work, but with no competing Hawthorne listings the MLS and a qualified-buyer database give a seller the widest audience and the strongest price test.
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.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $6,930 on a $990,000 sale and $10,062.50 on a $1,437,500 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the $299 estoppel, prorated taxes and any negotiated commissions or credits, all of which a written net sheet sets out before you list.
It is a disclosure point to handle up front. The county planned up to two years of construction on Stonebridge’s west side from June 2026, with no noise wall. We have not measured which Hawthorne lots sit closest to the road, so we hand buyers the county’s documents rather than a guess.
Get a written valuation built from Hawthorne’s pool-matched recorded sales, gather your roof permit, wind mitigation report and elevation certificate, and check any exterior work against architectural review. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Hawthorne Estates 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 agencies, or the club’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 26 September 2026 (Development STONEBRIDGE, closed 26 September 2021 to 26 September 2026, and actives on 24 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 and master association, first-party sources
Club documents preserved in the Internet Archive
The renovation, trade and design sources
Collier County records
Flood mapping, elevation and federal records
Florida Statutes, case law and state agencies
Commission and practice rules
Our own assets
Every Hawthorne Estates at Stonebridge document below links its official custodian, the club and its community 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 Hawthorne valuation | Official authority |
|---|---|---|
| Supplemental Declarations compilation, June 2020 | The First, Second and Third Supplements that created Hawthorne Estates, the concrete tile roof rule, lawn care and irrigation, and the 2020 Hawthorne mailbox amendment | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club charge, the $3,420 Hawthorne 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, and the FY2025 Hawthorne fee | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing, leasing, architectural review and joint liability for assessments | Stonebridge Country Club via the Internet Archive, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up on each view, including the preserve view | 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 |
| Collier County PUD Master List, 01/25/2022 | The Southampton planned unit development, also known as Stonebridge, 313.5 acres | Collier County, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the Class 5 flood insurance discount, the equipment elevation rule and the flood hotline | Collier County, PDF |
| FEMA revalidation letter 18-04-0009V | The revalidated Collier County letters of map change | FEMA Map Service Center, PDF |
| Airport Road widening, comments and county responses | The anticipated start and duration of the west-side road work and no noise wall | Collier County, PDF |
| Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | Florida Senate |
| Florida Statutes section 689.302 | The seller’s flood disclosure at or before contract | Florida Senate |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation credits an insurer applies | 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 FY2026 fee schedule, behind the member login; the recorded preservation easement over lots 1 to 10, from the Collier Clerk by book and page; and your estoppel certificate, from the association’s Controller’s office on request.
You reach the Hawthorne Estates at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Hawthorne Estates 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 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 Hawthorne Estates at Stonebridge neighborhood guide, and about the club 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.