What Is My Heatherwood at Stonebridge Home Worth?

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

If you own a condominium at Heatherwood at Stonebridge, the honest answer to what it is worth starts with two facts no online estimate reads correctly: which street, and which plan. Heatherwood is 88 condominiums in 11 buildings of eight, six buildings on Chesterbrook Court with 48 units and five on Harmony Lane with 40, and every building holds the same two plans, four end units of 1,592 square feet of county base area and four inside units of 1,433. Across the 36 months to 26 September 2026, the first Southwest Florida MLS window with ten or more Heatherwood closings, the MLS recorded 15 closings at a median of $455,000, from $380,000 to $625,000, at a median 95.2 percent of the final list price. Everything about the neighborhood itself, from the 1995 declaration to the flood map, lives on our Heatherwood 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 Heatherwood 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.

What Is My Heatherwood at Stonebridge Home Worth?

A Heatherwood at Stonebridge condominium is worth what its street, plan, level, view and condition support. Across 15 Southwest Florida MLS closings in the 36 months to 26 September 2026, Heatherwood sold at a median of $455,000, from $380,000 to $625,000, and Collier County recorded 11 qualified resales in the 36 months since September 2023 at a median of $450,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026)

We tracked every one of the 19 Heatherwood closings the Southwest Florida MLS recorded in the five years to 26 September 2026, and all 11 of the county’s qualified Heatherwood resales in the 36 months since September 2023, before we wrote a single figure on this page.

The short answer, by plan and street

Heatherwood resolves into two plans repeated on two streets, and each plan has its own band. In the 36-month MLS window six end units of 1,592 square feet closed: $415,000 in November 2021, $459,000 in December 2022, $522,500 in January 2023, $625,000 in January 2026, $485,000 in June 2025 and $455,000 in March 2025. Nine inside units of 1,433 square feet closed in the same window, from $380,000 in June 2024 to $515,000 in May 2024, with the November 2025 closing entered on the MLS at 1,500 square feet against a county base area of 1,433. A renovated inside unit can still sell above an untouched end unit, which is exactly why we price from the plan and then walk the residence.

Why one Heatherwood number cannot describe your home

The 36-month median of $455,000 sits inside the range of both plans but describes neither precisely: end units closed from $415,000 to $625,000 in that window and inside units from $380,000 to $515,000. Heatherwood is really one product on two streets, Chesterbrook Court’s 48 units and Harmony Lane’s 40, sharing the exact 1,433 and 1,592 square foot plans that also appear next door in Willow Bend. A seller who prices from a Willow Bend sale, or the reverse, is pricing a condominium under a different declaration and a different fee. On this page the MLS and county figures are never blended across neighborhoods when we value a residence, and the two data layers are never blended with each other.

What we use instead of an automated estimate

We value a Heatherwood 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 88 Heatherwood 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.

Why Should McGreevy and Comisar Value Your Heatherwood Condo?

McGreevy and Comisar should value your Heatherwood at Stonebridge condominium because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, plan by plan and street by street, we read the Heatherwood association’s forms and the club’s fee schedules before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.

The record, stated plainly

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

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.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole Heatherwood market, 19 MLS closings over five years and 11 qualified county resales over three, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in Heatherwood, labelled as a public sale.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the Heatherwood 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 Heatherwood because 76.1 percent of its 88 residences carry no homestead exemption on the 2026 preliminary roll and only 39.8 percent of owners give a Florida mailing address, so most Heatherwood owners are deciding on a sale from somewhere else. Read more on the about McGreevy and Comisar page.

Why an 88-residence condominium makes the valuation matter more

Heatherwood is the first condominium built in Stonebridge and one of its smaller ones, and its four MLS closings in the twelve months to 24 September 2026 were among the thinnest of any Stonebridge neighborhood. That sounds like thin evidence until you use it correctly: with four closings a year split across two plans, your listing competes with the zero to two Heatherwood 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 Heatherwood listings sat in a single Chesterbrook Court building, one of each plan, so a seller of either plan meets the competition head on inside one building.

The three pages that work together for a Heatherwood seller

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 Heatherwood at Stonebridge. If you are buying your next home inside the same gate, perhaps moving from a Chesterbrook Court end unit to a Harmony Lane inside unit or the other way around, start with buying a home in Heatherwood at Stonebridge, because an existing owner who qualifies pays no capital contribution on the next Stonebridge purchase under the club’s FY2027 schedule.

Key Takeaways on Heatherwood at Stonebridge Home Values

These are the Heatherwood at Stonebridge valuation facts that decide most prices on Chesterbrook 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, index built 24 Sep 2026; Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026)

• 88 condominiums in 11 buildings of eight, built 1995 to 1997: 48 on Chesterbrook Court (house numbers 2205 to 2235) and 40 on Harmony Lane (2245 to 2285), declared August 2, 1995, the first condominium in Stonebridge, with a completion amendment in January 1996 and a Phase II amendment in October 1996.
• Two plans in every building: four end units of 1,592 square feet of county base area and four inside units of 1,433, 44 of each across the neighborhood.
• The MLS market, 36 months to 26 September 2026, the first window with ten or more closings: 15 closings, a median of $455,000, $380,000 to $625,000, a median of $300 per MLS living square foot, 95.2 percent of final list (n=15) and a median of 28 days on market.
• Shorter and longer MLS windows tell the same price story: 24 months, 9 closings at a $455,000 median and 95.2 percent of list; 60 months, 19 closings at $455,000 and 95.6 percent (n=19).
• The county deed record: 11 qualified resales in the 36 months since September 2023, median $450,000, $380,000 to $506,500, every one a resale and none a builder-direct sale.
• The most recent twelve months were thin and strong. Four MLS closings from 25 September 2025 to 24 September 2026, median $487,250, median 16.5 days on market.
• Every Heatherwood owner pays two association layers: the lowest condominium fee of Stonebridge’s six condominiums, $5,300 for calendar 2026 (plus $200 a year for garage owners), and the club’s FY2027 charge of $17,600, $22,900 a year before tax and insurance.
• An outside buyer brings $18,399 to the master association at closing: a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee, about 4 percent of a $455,000 price.
• Mapped outside the Special Flood Hazard Area at the Harmony Lane point tested, FEMA shaded Zone X, with ground at about 9.61 feet NAVD88 at 2255 Harmony Lane.

How Is a Heatherwood at Stonebridge Condo Actually Valued?

A Heatherwood 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 Heatherwood’s own recorded trend and tested against the two active listings and the 95.2 percent median sale to list.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026)

Step one: confirm it is Heatherwood, not Carrington

Harmony Lane is shared. The county roll places house numbers 2245 to 2285 in Heatherwood at Stonebridge and 2365 to 2405 in Carrington, so a Harmony Lane residence whose building number starts with 24 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 Carrington sale on the same street is a competitor to your listing, not a comparable for it.

Step two: match the plan, end or inside

Every Heatherwood building holds eight units, four on each level, and the same plan repeats up and down. On both Chesterbrook Court and Harmony Lane the end units are 1,592 square feet on the county roll and the inside units 1,433. Listing agents do not always enter the county’s number: the MLS rows include a 1,500 square foot entry for a unit the county measures at 1,433. We sort each sale back to its plan by building, then compare like with like.

Step three: price the level and the view

An upper unit and a lower unit 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 unit by unit, so no Heatherwood-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.

Step four: account for condition in buildings finished 1995 to 1997

Every Heatherwood building was completed before Florida’s statewide building code took effect on March 1, 2002, more than four years earlier. 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 units of the same plan by tens of thousands of dollars. No record captures them, so we see the residence.

Step five: price the fee layer every Heatherwood buyer inherits

Every Heatherwood buyer inherits the same $5,300 condominium fee (plus $200 for a garage) and the same $17,600 FY2027 club-level charge, $22,900 a year before any garage charge, whatever the plan. That is the lowest combined stack of Stonebridge’s six condominiums, our arithmetic on the published fee alone, and it is about $3.70 per square foot a year on a 1,433 square foot unit and about $3.33 on a 1,592. A buyer comparing Heatherwood with a condominium without a bundled club adds the whole stack to your side of the ledger, and a buyer comparing Heatherwood with Willow Bend notices Willow Bend’s higher $7,500 fee on the identical plans.

Step six: price the condominium file

A Heatherwood 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.

Step seven: check the flood file

On FEMA’s current maps, effective February 9, 2024, the Harmony Lane point we tested at 2255 is shaded Zone X, outside the Special Flood Hazard Area, at about 9.61 feet NAVD88. No Chesterbrook Court address was tested, so a Chesterbrook Court buyer’s file should carry a building-specific determination. FEMA issued letter of map change 06-04-BZ41A on August 29, 2006 for Heatherwood Buildings 3, 4 and 5, one of a series the developer and owners obtained for Stonebridge buildings between 1998 and 2008; a building on that list has certified elevation evidence in the public record, and it goes into the file with the price.

Step eight: adjust for time using Heatherwood’s own record

With one to nine closings per plan in a given window, 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 Heatherwood’s own recorded series, our arithmetic on the individual MLS rows: a small sample by calendar year of closing, roughly $402,450 in 2021 (n=2), $459,000 in 2022 (n=1), $522,500 in 2023 (n=1), $450,000 in 2024 (n=7), $470,000 in 2025 (n=4) and $455,000 in the 2026 closings to date (n=4). Every one of those yearly figures is thin, several are a single sale, and we say so rather than dressing up n=1 as a trend.

Step nine: test the number against today’s competition

Finally we test the opinion of value against the Heatherwood residences actively for sale and against the 95.2 percent median sale to list. On 24 September 2026 there were two, both in the 2220 Chesterbrook Court building, an end unit asking $575,000 and an inside unit asking $459,000. The end ask sits $105,000 above the most recent recorded end-unit sale, $470,000 in April 2026, and the inside ask sits $21,500 above the most recent recorded inside-unit sale, $437,500 in March 2026. Both had sat on the market longer than any of the four Heatherwood closings of the last year, which took 0 to 28 days. A price that ignores what a buyer can see this week, or that assumes a full-price offer when the median Heatherwood buyer took a little under five percent off the final list, is a price that sits.

What Are Heatherwood Condos Worth, Plan by Plan and Street by Street?

Heatherwood at Stonebridge condominiums are worth different amounts by plan. On the Southwest Florida MLS over 36 months, 1,592 square foot end units closed at $415,000 to $625,000 and 1,433 square foot inside units at $380,000 to $515,000, split roughly evenly between Chesterbrook Court and Harmony Lane.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026)

Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closings 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to Heatherwood by street and house number. Sold to list divides the sold price by the final list price. The 36-month window is the first to hold ten or more Heatherwood closings.

Request a free Heatherwood at Stonebridge valuation in 60 seconds

Heatherwood at Stonebridge sold 15 condominiums on the MLS in 36 months, from $380,000 on an inside unit to $625,000 on an end unit, so the only number that matters is the one built from your plan, your street and your level. The fastest start is the Home Valuation form at the top of this page, or our free Heatherwood 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, 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.

End units, 1,592 square feet

Heatherwood’s 44 end units carry the widest range on record. In the 36-month MLS window six closed: $415,000 in November 2021 after 2 days, $459,000 in December 2022 after 10, $522,500 in January 2023 after 53, $455,000 in March 2025 after 7, $485,000 in June 2025 after 3 and $625,000 in January 2026 after 0. The $625,000 closing at zero days on market is the highest Heatherwood price on record and one of only three Stonebridge closings recorded at zero days; it did not appear among the county’s qualified sales in our pull, which we have not confirmed as a coding decision rather than a gap. Both plans in the neighborhood’s two active listings on 24 September 2026 sat in the same building as an end unit and an inside unit.

Inside units, 1,433 square feet

Heatherwood’s 44 inside units are the more frequently traded plan. In the 36-month window nine closed at the county plan size or close to it: $389,900 in November 2021 after 1 day, $479,000 in January 2024 after 34, $465,000 in February 2024 after 77, $430,000 in March 2024 after 31, $430,000 in April 2024 after 37, $515,000 in May 2024 after 21, $380,000 in June 2024 after 104, $405,000 in August 2025 after 139 and a unit entered at 1,500 square feet in the same plan family that closed at $504,500 in November 2025 after 13 days. A $135,000 spread on effectively one plan in three years tells an inside-unit seller that condition and timing, not the plan, set the number.

The county deed view of Heatherwood

The county record counts a different population and is the only source that captures qualified sales that never touched the MLS. Over the 36 months since September 2023, the first county window with ten or more qualified Heatherwood sales, it records 11 qualified resales at a median of $450,000, from $380,000 to $506,500, and every one was a resale, none a first sale from a builder. The newest Heatherwood recording in the county file is dated April 2, 2026, so any closing after that date is not yet in it.

Source: Collier County Property Appraiser sales file, index built 24 September 2026, and 2026 preliminary tax roll; DOR-qualified sales only, so recent counts are a floor. Just value is the county’s assessment for tax purposes, never a price, and it is not published here for Heatherwood because we did not pull it to the resolution this page requires.

What Does Price per Square Foot Tell You About a Heatherwood Condo?

Price per square foot tells you where a Heatherwood at Stonebridge residence sits against its own plan, not what it is worth. The MLS median was $300 per living square foot over 36 months (n=15), and the county’s twelve-month figures were not pulled to the resolution this page requires, so no county per-foot median is stated for the latest year.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

MLS living area and county base area are different square feet

The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area. At Heatherwood the two usually agree, but not always: the November 2025 Harmony Lane closing was entered on the MLS at 1,500 square feet against a county base area of 1,433. 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.

Why the end units and the inside units price differently per foot

The most recent Heatherwood closing, a 1,592 square foot end unit at $470,000 in April 2026, works out to $295.23 per MLS living square foot, essentially identical to its $295 per county base square foot because both measures happen to agree at 1,592. Across the 36-month window the median MLS figure was $300 per living square foot; because the plans differ by only 159 square feet, Heatherwood does not show the wide per-foot gap between plans that a larger neighborhood like Carrington shows between its 1,183 and 1,592 square foot extremes.

The per-foot series over the MLS windows

On the MLS, the medians ran $300 over 60 months, $300 over 36 and $295 over 24, essentially flat across every window we pulled. That flatness is itself a fact for a Heatherwood seller: unlike neighborhoods whose per-foot figure has drifted meaningfully since 2022, Heatherwood’s has held, which argues for pricing from the most recent comparable sale rather than adjusting heavily for a market-wide trend.

How to use price per square foot on your own residence

Compare your living area only with residences of the same plan, and use the per-foot figure to rank them, not to price yours. Never apply the MLS figure to the county’s base area, and treat any figure built on four sales or fewer, which is every twelve-month Heatherwood figure on this page, as a direction rather than a rate.

What Have Heatherwood Condos Sold For Recently?

Heatherwood at Stonebridge condominiums recorded 15 Southwest Florida MLS closings in the 36 months to 26 September 2026, from $380,000 to $625,000, and four in the twelve months to 24 September 2026, from $437,500 to $625,000 at a $487,250 median and 16.5 median days on market.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026)

Every Heatherwood closing in the 36-month window

Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. Building addresses only; unit numbers are withheld. Final list is the list price at close, after any reductions. Six of the 15 closings were end units, nine inside units; nine were on Harmony Lane and six on Chesterbrook Court.

The most recent public sale, walked through

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 Heatherwood closing. On 21 April 2026 a 1,592 square foot end unit in the 2255 Harmony Lane building closed at $470,000 after 28 days on market, against a final list price of $515,000, 91.26 percent of list. Collier County’s qualified deed for the same unit is dated April 2, 2026 at the same $470,000, against a county base area of 1,592, so the two records agree on price and plan even though the MLS close date and the recording date differ by 19 days. Four facts stand out. It was the most recent Heatherwood closing on record at the time this page was written. It works out to $295.23 per MLS living square foot and $295 per county base square foot, the two agreeing here only because both measures happen to be 1,592. It closed $155,000 below the January 2026 end-unit sale in a different building, which sold at 100 percent of list in zero days, a reminder that a single fast, full-price sale is not the market. And the buyer took on $5,300 a year in condominium fee plus $17,600 in club charges, $2,200 a year less than the identical plan would cost in Willow Bend 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 $22,900 a year in condominium and club charges before tax and insurance, about 4.9 percent of the price every year. Three lessons sit in one sale: the plan set the band, the list price was negotiated back by nearly nine percent, and 28 days is close to the Heatherwood median even for a unit that ultimately sold below the top of its plan’s range.

Earlier closings in the 60-month window

Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. These four complete the 19 closings of the 60-month window. Two of the four closed at or fractionally above the final list price, both in 2021 and 2022, before the market’s 2023 turn; no Heatherwood closing since January 2023 has reached 100 percent of list.

The county view: 11 qualified resales

The county’s 36 months since September 2023 count 11 qualified, arm’s-length resales at a median of $450,000, from $380,000 to $506,500, every one a resale. That is a smaller population than the MLS shows for a comparable span, which tells a Heatherwood seller something useful: some Heatherwood transfers move through the county record without ever reaching the MLS, so a full picture of what has actually sold checks both sources. 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.

How Long Do Heatherwood Condos Take to Sell, and How Close to Asking?

Heatherwood at Stonebridge condominiums took a median of 28 days on market and sold at a median of 95.2 percent of their final list price across 15 MLS closings in the 36 months to 26 September 2026, against 30 days and 95.9 percent across Stonebridge’s 109 closings in the same window.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

Reading a 95.2 percent sale to list

A median Heatherwood buyer negotiated a little under five 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 36-month window the individual ratios ran from 84.44 to 100.02 percent. Three closed at 98 percent or better and four closed below 92 percent, including the June 2024 inside unit that closed at 84.44 percent of a $450,000 list after 104 days, the widest gap on record.

The seller’s benchmark: Heatherwood against its condominium neighbors

This is the yardstick a Heatherwood 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.

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. On time to sell, Heatherwood’s 36-month median of 28 days compares with 65 days for Carrington’s 25 closings and 30 for all of Stonebridge, so Heatherwood is one of the community’s faster-selling condominiums even at a mid-pack price.

Months of supply on the pull date

On 24 September 2026 Heatherwood had two active listings against four closings in twelve months, roughly 6.0 months of supply at the recent pace, against about 3.3 for Stonebridge as a whole and 2.7 for Carrington, our arithmetic on the individual rows. Your listing does not compete with the community. It competes with the zero to two Heatherwood residences of your own plan, and with Willow Bend’s identical plans next door.

The asking prices on the pull date, read against the closings

An asking price is a market-condition signal, never a value, and we label it that way. On 24 September 2026 both Heatherwood listings sat in the 2220 Chesterbrook Court building: an end unit asking $575,000 and an inside unit asking $459,000. The end ask sits $105,000 above the most recent recorded end-unit sale, $470,000 in April 2026, and the inside ask sits $21,500 above the most recent recorded inside-unit sale, $437,500 in March 2026. Both had been on the market longer than any of the four closings of the last year, which took 0 to 28 days. That is the gap between a price the record supports quickly and one it supports slowly.

What the slowest sales and the fastest sales teach

The slowest Heatherwood closing of the 36 months was the inside unit at 2285 Harmony Lane: listed at $450,000, it closed at $380,000 in June 2024 after 104 days, the widest discount on record. The most recent closing, at 2285 Harmony Lane again, took 150 days in September 2026. At the other end, the January 2026 end unit at 2215 Chesterbrook Court closed in zero days at full asking, and the 2205 Chesterbrook Court inside unit closed in a single day in November 2021. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that Heatherwood’s fast sales and its slowest sales can both happen in the same building type within a year of each other, which argues for pricing to the evidence rather than to a single memorable comparable.

When Heatherwood condos close

Of the 15 closings in the 36-month window, closings spread across the calendar with no single dominant season in this small a sample: two in January, one in February, two in March, two in April, one in May, one in June, one in August, three in September and two others, our count of the rows. With only 15 sales in three years, a Heatherwood seller should not read a strong seasonal pattern into the data the way a larger neighborhood can; document and price the residence on the evidence rather than waiting for a specific month.

The pricing strategy that follows from these numbers

At Heatherwood the list price is the negotiation’s opening line, and the market has taken a little under five 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 two active listings on 24 September 2026, both priced well above the most recent closings of their plans, are the clearest evidence on the page of what happens when a Heatherwood price outruns the record.

How Have Heatherwood at Stonebridge Home Values Changed Since 2021?

Heatherwood at Stonebridge values have held closer to flat than most of Stonebridge’s condominiums: our arithmetic on the individual MLS closings shows a small-sample median near $402,450 in 2021, rising through 2023 and settling back to roughly $455,000 to $470,000 in 2025 and 2026, though every one of those yearly figures is built on one to seven sales and should be read as a direction, not a rate.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

The MLS record, year by year

Source: our own tabulation of the Southwest Florida MLS Matrix closings in S1930_MLS_Heatherwood_60mo.md, retrieved 26 September 2026, grouped by the calendar year in which each sale closed. We show this table because Heatherwood’s own county sales file was not pulled to a year-by-year resolution for this page; ask us for the current county trend before you price from it.

The 2023 sale that anchors the high end

The 2023 closing, $522,500 for a 1,592 square foot end unit in the 2255 Harmony Lane building after 53 days at 91.03 percent of list, is the only Heatherwood sale that year and sits well above every closing before or since until the January 2026 zero-day sale at $625,000. A single sale from a thin year is not a trend, and we do not treat it as one; we flag it because a seller who anchors on a single 2023 comparable, without checking whether more recent sales of the same plan support it, will misprice.

Where prices sit against the record high

The $625,000 January 2026 sale is the highest Heatherwood price the MLS has recorded in five years. The most recent closing after it, the April 2026 end unit at $470,000, sold for $155,000 less, which is the size of the gap between a fast, full-price, possibly unusual transaction and the plan’s more typical range. A valuation that treats the record high as the market, rather than as one data point, overprices every other end unit in the neighborhood.

The fee side of the trend

The Heatherwood condominium fee has risen 33 percent from FY2019 to calendar 2026, per the club’s published fee schedules, the smallest increase of any Stonebridge condominium and far below Willow Bend’s 97 percent rise over the same span. The club-level charge on every Stonebridge residence rose to $17,600 for FY2027. We present the fee history as context, not as a proven driver of price, but a buyer underwriting a Heatherwood residence adds every dollar of it to the monthly payment, and Heatherwood’s comparatively modest fee growth is part of its pitch against Willow Bend’s identical plans.

What the trend means for your valuation

For a Heatherwood seller the trend is the time adjustment, and the honest reading is that the trend is thin. A 2021 or 2022 comparable is a single sale and needs a real adjustment; a 2024 comparable is the deepest pool on record, seven sales, and the best base for adjusting an older sale; a 2025 or 2026 comparable of your plan is the best evidence there is. The county series is how we would normally adjust an older sale for time, and for Heatherwood specifically we have not pulled it to a year-by-year resolution, so we lean on the MLS record and say so plainly.

Heatherwood at Stonebridge vs Willow Bend at Stonebridge: Which Holds Its Value Better?

Willow Bend at Stonebridge has held a lower price on the same two plans, while Heatherwood at Stonebridge has held a lower fee and a longer track record: Heatherwood’s 36-month MLS median was $455,000 on 15 closings against Willow Bend’s $420,000 on 12, and Heatherwood’s condominium fee runs $2,200 a year below Willow Bend’s on identical square footage. A Heatherwood seller prices with Willow Bend in view.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026; Stonebridge Country Club FY2027 fee schedule)

The decision table

Sources: Collier County 2026 preliminary tax roll and sales file, index built 24 September 2026; the club’s FY2019 and FY2027 fee schedules; the two associations’ posted lease and sale forms; FEMA National Flood Hazard Layer tested 23 September 2026; Southwest Florida MLS Matrix, retrieved 24 and 26 September 2026.

Where the two differ most for a seller

Willow Bend has sold for less on the identical plans. In the twelve months to 24 September 2026 Heatherwood’s four closings had a median of $487,250 at a median of 16.5 days on market, while Willow Bend at Stonebridge’s six closings on the same 1,433 and 1,592 square foot plans had a median of $392,500 and took a median of 52.5 days. Why buyers pay more and move faster at Heatherwood is our reading, not a proven cause: two years’ more track record, a fee $2,200 a year lower, and a street point outside the Special Flood Hazard Area against Willow Bend’s Zone AE edge on Willow Bend Circle. Willow Bend answers with two years’ newer construction and the lowest price per square foot in Stonebridge. A Willow Bend owner reading the same question from the other side should use our Willow Bend at Stonebridge home valuation page.

Who should choose which, and what that means for your price

A buyer who chooses Heatherwood wants the lowest condominium fee in Stonebridge, a longer sales record to price from, and a street point that tests outside the Special Flood Hazard Area. A buyer who chooses Willow Bend wants the lowest entry price on the identical plans, buildings two years newer, and accepts a higher fee and a flood determination that runs through part of the community. We price a Heatherwood unit against Heatherwood’s own record first, then check it against Willow Bend’s closings on the same plans, so the buyer’s comparison is answered in the listing rather than in the negotiation.

How the comparison changes the valuation itself

The comparison enters the number in two places. First, a buyer touring Heatherwood will very likely tour Willow Bend on the same morning, so your price has to make sense against Willow Bend’s closings as well as Heatherwood’s own; on 24 September 2026 Willow Bend’s two actives asked $399,999 and $455,000. Second, the $2,200 fee gap and the flood-zone difference are the lines a buyer’s agent will raise, and we answer both with the record, including the fact that Heatherwood’s fee sits below every other Stonebridge condominium.

Why Do Online Estimates Miss on Heatherwood Condos?

Online estimates miss on Heatherwood at Stonebridge condominiums because automated models cannot see what drives price here: a Harmony Lane shared with Carrington, a flat fee and a bundled club priced into every sale, the level and the view, a thin sales record that a model reads as noise, and a public record that still carries pieces of the community under a 1990s Southampton-era filing.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, index built 24 Sep 2026)

One plan, two prices, and a model that cannot tell why

A model that reads every 1,592 square foot Heatherwood sale as interchangeable blends a zero-day, full-price $625,000 sale with a 28-day $470,000 sale of the identical plan four months later. Neither number alone describes the residence being estimated, and a model has no way to know which one is the outlier.

The Harmony Lane trap

Harmony Lane carries both Heatherwood and Carrington buildings, split by house number. A model keyed to the street treats a Carrington sale as a Heatherwood comparable and the reverse, even though the two associations have different fees, different declarations and a fee gap of more than $700 a year.

The membership and the fee are in the price, and a model cannot see them

Every Heatherwood sale conveys a Stonebridge club membership the buyer cannot decline and the seller cannot keep, automatic and non-equity. The value and the carrying cost of that membership, $17,600 a year for FY2027, and the $5,300 condominium fee sit inside every sale price. A model comparing your residence with a condominium outside a bundled club is comparing two different bundles.

Level, view and the residence itself

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 end units selling from $415,000 to $625,000 in three years and nine inside units selling from $380,000 to $515,000. Those invisible variables are the valuation.

A thin market confuses an automated model more than a human buyer

With four MLS closings a year, an automated model built to average recent sales either overweights the single most recent transaction or blends Heatherwood with a larger neighborhood to get a bigger sample, and either move mispriices your specific plan. We read the same thin record the opposite way: fewer sales means each one matters more, and we walk your residence before we write a number.

The name traps in the public record

Stonebridge Country Club’s own history traces Heatherwood’s land back to the 1994 Taylor Woodrow assignment of a plan once called Southampton at Naples, and the state’s older filings still carry some of that lineage. A club of a similar name sits in Boca Raton, and separately coded MLS developments called Stonebridge North and Stonebridge South exist elsewhere in the record. A model that inherits any of those groupings is valuing the wrong comparables before it starts.

What to do with an online estimate you have already seen

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, 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.

What Costs Will a Heatherwood Buyer Price Into Your Offer?

A Heatherwood at Stonebridge buyer prices five costs into an offer: the $5,300 calendar-2026 condominium fee (plus $200 for a garage), 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)

The club bill, line by line

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.

The Heatherwood stack

Sources: the club’s FY2027 schedule and Cost of Ownership page, which describe 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 $455,000 Heatherwood residence carries $22,900 a year in association charges, about 5.0 percent of its price, before tax and insurance, the lowest combined stack of any Stonebridge condominium.

The one-time charges and the capital contribution

An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the master association at closing. 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 4.0 percent of a $455,000 Heatherwood price, our arithmetic, one of the lighter shares in Stonebridge because Heatherwood’s prices sit closer to the community median than the club’s price floor.

The renovation fee and the estoppels

The $1,920 clubhouse renovation fee is part of quarterly dues, billed at $480 a quarter until the loan is paid off, 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. The Heatherwood 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.

The tax reset your buyer inherits

Florida’s Save Our Homes cap follows the owner, not the residence. At Heatherwood 76.1 percent of the 88 residences are not 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 Heatherwood bill is $3,254. That is the mechanism, not a quote for any residence.

No CDD, and no food and beverage minimum

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 Heatherwood condominium special assessment is a separate question, answered on the Heatherwood estoppel.

What Does a Heatherwood Seller Owe a Buyer Before Contract?

A Heatherwood at Stonebridge seller owes a buyer the Chapter 718 condominium resale package, because Heatherwood 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 Corporations extracts, read 24 Sep 2026)

The condominium package under section 718.503

Under section 718.503, a Heatherwood 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.

Section 720.401, the master association and the fork

Stonebridge Country Club Community Association, Inc. is the mandatory master association for all Stonebridge residences, including Heatherwood’s 88, 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 Heatherwood’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.

Two estoppel certificates

A Heatherwood sale needs two estoppels: one from the Heatherwood 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.

Board approval of the buyer

Heatherwood’s posted lease and sale application requires an application at least 30 days before occupancy, a $100 fee, three character reference letters, and occupancy of no more than two occupants per bedroom, with no occupancy before board approval. The same form covers sales as well as leases, so a Heatherwood purchase goes through association approval, and we build its time into the contract.

Florida’s flood disclosure and the property tax summary

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 Heatherwood the flood form is usually short, because the tested Harmony Lane point maps outside the Special Flood Hazard Area, and the tax summary matters because a buyer’s bill resets.

The Heatherwood association on the state’s records

Heatherwood at Stonebridge Condominium Association, Inc., Florida not-for-profit corporation N95000001729, was filed April 11, 1995 and remains active with the Florida Division of Corporations, with Paramont Property Management, LLC as its registered agent and management company. Confirm the association’s current standing and any Division of Condominiums annual fee status before you list, because a lapsed state fee is a condominium-wide item a buyer’s attorney will find.

What Moves the Number Before You List a Heatherwood Condo?

What moves a Heatherwood 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 for your specific building, the Chapter 718 package, and presentation timed against a thin, unpredictable sales calendar.

Data updated: September 2026 (FEMA National Flood Hazard Layer and letter of map change 06-04-BZ41A; Collier County 2026 preliminary tax roll; Heatherwood lease and sale application; Stonebridge Country Club open house rules)

The association’s records, not just your residence

At Heatherwood 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.

Insurance: the master policy and your HO-6

Under section 718.111(11) the Heatherwood 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 Heatherwood HO-6.

The flood file

The 2255 Harmony Lane point maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, on the maps effective February 9, 2024, with ground at about 9.61 feet NAVD88. No Chesterbrook Court address was tested for this page, so a Chesterbrook Court buyer should ask for the building’s elevation certificate or a lender’s flood determination before relying on the Harmony Lane figure. FEMA issued letter of map change 06-04-BZ41A on August 29, 2006 for Heatherwood Buildings 3, 4 and 5, one of a series the developer and owners obtained for Stonebridge buildings between 1998 and 2008 and which FEMA revalidated with the 2024 maps. Keep any such letter for your building in the file, and ask Collier County’s Flood Info Hotline whether an elevation certificate is on file.

Timing against a thin calendar

With only 15 MLS closings in three years, Heatherwood does not show the strong winter concentration a larger Stonebridge neighborhood shows, so we do not recommend timing your listing to a single season. Instead, price and document the residence to the plan’s best recent evidence and let the listing carry the case, because with this few closings a year the next buyer may come at any time.

A lease in place

Heatherwood’s posted form requires an application at least 30 days before occupancy, board approval before occupancy begins, three character references, no more than two occupants per bedroom, and it states plainly that “Renters are not allowed to have pets.” 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.

Open houses, signs and the gate

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 green-on-white Open House sign may be used, 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 Heatherwood listing that cannot rely on a sign has to reach its buyer, often out of state, before the buyer reaches the gate.

The road work on the other side of the community

Collier County plans to widen Airport-Pulling Road on Stonebridge’s west boundary, a project with no noise wall found cost reasonable. Heatherwood sits roughly a mile east of that corridor, on the far side of the community from the work, and a buyer comparing west-side Stonebridge homes should hear that from you.

Want a Free In-Person Heatherwood at Stonebridge Valuation?

A free in-person Heatherwood 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, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your residence, built from the MLS and county sales of your plan, matched for level and view, adjusted for time with what Heatherwood’s own thin record allows, tested against the live listings on your street and in Willow Bend, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $5,300 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 an honest read of how thin the recent sales record is for your specific plan.

Request a written Heatherwood valuation today

Use the Home Valuation form at the top of this page, our free Heatherwood 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 Heatherwood at Stonebridge covers pricing, marketing, board approval, the estoppels and the condominium package in full.

If you are selling one Stonebridge home and buying another

An existing Stonebridge owner who qualifies pays $0 capital contribution on the next purchase under the FY2027 schedule, so a Heatherwood owner moving to a different Stonebridge home should plan both transactions together. Read buying a home in Heatherwood at Stonebridge for the purchase side, or call Marc at (239) 287-5873.

Reviews From Clients of McGreevy and Comisar

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 Heatherwood 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.

A seller on pricing a condominium unit

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

A seller who sold quickly after months without offers

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

A seller during an estate sale

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

Clients on the team’s knowledge and follow-through

★★★★★ “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

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this Heatherwood 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

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

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 Heatherwood residence before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

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

For the neighborhood itself, from the declaration to the pet rules, return to our Heatherwood at Stonebridge neighborhood guide; for the wider market, see our Naples real estate guide.

Frequently Asked Questions, Seller Edition: Valuing a Heatherwood at Stonebridge Condo

These are the valuation questions Heatherwood 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 Corporations 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.

What is my Heatherwood at Stonebridge condo worth?

It depends on your plan, your street, your level, your view and your condition. Over 36 months to 26 September 2026 Heatherwood’s 15 MLS closings had a median of $455,000, from $380,000 to $625,000: end units of 1,592 square feet at $415,000 to $625,000 and inside units of 1,433 square feet at $380,000 to $515,000. 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.

How do I get an accurate valuation on a Heatherwood condo?

Ask for a written opinion of value built from sales of your plan, on both the MLS and the county record, matched for level, view and condition, adjusted for time with what Heatherwood’s thin record can support, tested against the active listings, with every source named. We provide that free, with no obligation to list.

What have Heatherwood condos sold for in the last twelve months?

Four Heatherwood residences closed on the MLS in the twelve months to 24 September 2026, from $437,500 to $625,000, at a median of $487,250 and 16.5 median days on market. The most recent was a 1,592 square foot end unit at $470,000 in April 2026.

Why does this page lead with 36 months instead of twelve?

Because the stats window widens until it holds ten or more closings, and twelve months held only four and 24 months held nine. The 36-month window holds 15, at a $455,000 median, and names its n beside every figure.

What is the median sale price at Heatherwood?

On the MLS, $455,000 over 24 months (n=9), $455,000 over 36 months (n=15) and $455,000 over 60 months (n=19), remarkably stable across every window. On the county record, $450,000 over the 36 months since September 2023 (n=11).

What is the price per square foot at Heatherwood?

$295 per MLS living square foot over 24 months (n=9) and $300 over 36 months (n=15) and 60 months (n=19). The county figure was not pulled to a per-foot resolution for this page.

Does an end unit sell for more than an inside unit?

Usually yes on the top of the range, but the bands overlap. Over 36 months end units closed at $415,000 to $625,000 and inside units at $380,000 to $515,000, so the two plans share the middle of the market even though the end plan’s ceiling is higher.

Does the upper level sell for more than the lower level?

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.

How long does it take to sell a Heatherwood condo?

A median of 28 days on market across 15 MLS closings in 36 months, and 16.5 days across the four closings of the latest twelve months. Individual closings in 36 months ran from 0 to 150 days.

How close to asking do Heatherwood condos sell?

A median of 95.2 percent of the final list price over both 24 months (n=9) and 36 months (n=15), and 95.6 percent over 60 months (n=19). Individual ratios ran from 84.44 to 100.02 percent.

How many Heatherwood condos are for sale right now?

Two on 24 September 2026, both in the 2220 Chesterbrook Court building, one end unit asking $575,000 and one inside unit asking $459,000, about 6.0 months of supply at the recent pace.

Are Heatherwood prices falling?

The record is too thin to call a clear direction. Our own year-by-year tabulation of the MLS closings shows a rough climb from 2021 into 2023 and figures near $455,000 to $470,000 in 2025 and 2026, but several of those years carry only one or two sales, so we do not present it as a firm trend.

Why did a Heatherwood condo sell at zero days on market in January 2026?

The record does not say. A 1,592 square foot end unit at 2215 Chesterbrook Court closed at $625,000, 100 percent of a $625,000 list, in zero days, the highest Heatherwood price on record and one of only three Stonebridge closings at zero days in the same pull. It did not appear among the county’s qualified sales in our search, which we have not confirmed as a coding decision.

How does Willow Bend affect my Heatherwood value?

It is your closest competitor on identical plans. Willow Bend uses the same 1,433 and 1,592 square foot plans, charges a $7,500 fee against Heatherwood’s $5,300, and its six closings in the latest twelve months had a median of $392,500 against Heatherwood’s $487,250 on four closings.

Does the bundled club membership affect what my condo is worth?

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 $5,300 Heatherwood fee, and brings $18,399 to the master association as an outside buyer. The value of the membership rides in the price.

Who pays the $17,500 capital contribution when I sell?

The buyer, under the club’s documents: 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.

Do I owe the rest of the renovation fee when I sell?

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; on our reading you owe the installments due through closing, and the estoppel confirms the figure.

How many estoppel certificates does a Heatherwood sale need?

Two: one from the Heatherwood 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.

Do I need the Heatherwood board’s approval to sell?

Yes. The association’s posted lease and sale form requires an application at least 30 days out, a $100 fee, three character references, and board approval before occupancy. Build that time into the contract.

What must I give a Heatherwood buyer before the contract is signed?

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.

Does my Heatherwood building need a SIRS or milestone inspection?

Both apply to condominium buildings three habitable stories or higher. Heatherwood’s buildings appear to be two stories on the county roll’s unit and floor-area pattern, and a query of the DBPR’s milestone-registry tools returned zero Stonebridge rows, but the story count has not been verified from the recorded plot plans. The buyer is still entitled to the SIRS or a statement that none was completed.

What flood zone is my Heatherwood condo in?

The Harmony Lane point we tested at 2255 maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, at about 9.61 feet NAVD88. That is a single street test, not a building determination, so confirm with an elevation certificate or a lender determination, especially on Chesterbrook Court, which was not tested for this page.

Does flood insurance affect what a Heatherwood buyer pays?

Less than elsewhere. Lenders do not normally require flood insurance outside the Special Flood Hazard Area, and Citizens exempts condominium unit-owner policies from its flood mandate. The buyer will still ask about the master policy and hurricane deductible.

How will my buyer’s property tax compare with mine?

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 Heatherwood bill is $3,254. That is the mechanism, not a quote for any residence.

When is the best time of year to sell a Heatherwood condo?

The record is too thin to point to a strong season. With only 15 closings in three years spread across most months of the year, we recommend pricing and documenting the residence to the evidence rather than waiting for a specific month.

Can I sell my Heatherwood condo with a tenant in it?

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. Heatherwood’s tenant rules include no more than two occupants per bedroom and no tenant pets.

Should I rent my Heatherwood condo instead of selling it?

Understand the rules first: a 30-day minimum application process, board approval of every tenant, three character references, no more than two occupants per bedroom and no tenant pets. Holding also keeps the $22,900 a year of association charges in play before tax and insurance.

What seller closing costs should I expect on a Heatherwood sale?

Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $3,185 on a $455,000 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.

Can I hold an open house at Heatherwood?

Yes, registered with the association office by 1:00 p.m. Friday, with the club’s green-on-white Open House sign only. For Sale signs are not allowed on the home or in vehicles.

Does a renovation add value to a Heatherwood condo?

It moves your residence within its plan’s band rather than out of it. Six end units closed from $415,000 to $625,000 in three years, and condition is a large part of that spread. We compare your updates with the recent sales of your plan before recommending a price.

Is the county’s just value what my Heatherwood condo would sell for?

No. Just value is the county’s assessment for tax purposes, useful for ranking and never a list price. We have not pulled a Heatherwood just-value figure to the resolution this page requires, and we say so rather than approximate one.

What is the Division of Corporations status of the Heatherwood association?

Heatherwood at Stonebridge Condominium Association, Inc., N95000001729, was filed April 11, 1995 and is listed as active with Paramont Property Management, LLC as its registered agent. Confirm current standing and the Division of Condominiums annual fee status before you list.

What should I do first if I am thinking about selling at Heatherwood?

Get a written valuation built from your plan’s sales, gather your HO-6 and any wind mitigation report, and ask the association for its budget, reserves, insurance summary, resale package and current state fee status. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every figure on this Heatherwood 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, index built 24 September 2026, and the 2026 preliminary tax roll.

The club, the master association and the Heatherwood association

• Stonebridge Country Club, official website, retrieved September 2026
• About Stonebridge: ten neighborhoods, lakes and preserves, retrieved September 2026
• Stonebridge Country Club history, retrieved September 2026
• Stonebridge Country Club site plan and location, retrieved September 2026
• Stonebridge Country Club membership page, retrieved September 2026
• Golf at Stonebridge, retrieved September 2026
• Stonebridge Country Club course tour and scorecard, retrieved September 2026
• Stonebridge Country Club real estate page and estoppel contact, retrieved September 2026
• Stonebridge Country Club Cost of Ownership page, FY2027, retrieved September 2026
• Stonebridge Country Club open house rules, retrieved September 2026
• Stonebridge Country Club governing documents file list, retrieved September 2026
• FY2027 Rates and Fees schedule, dated September 2, 2026, retrieved September 2026
• FY2025 Dues and Fees with Board resolution and budget memo, August 30, 2024, retrieved September 2026
• FY2025 Dues and Fees Schedule, updated April 11, 2025, retrieved September 2026
• FY2019 detailed neighborhood fees, retrieved September 2026
• Restated Articles of Incorporation, March 1995, retrieved September 2026
• Supplemental Declarations with the 2016, 2019 and 2020 amendments, retrieved September 2026
• Golf Rules and Regulations, October 9, 2019, retrieved September 2026
• Hurricane Shutter Standards, retrieved September 2026
• Hurricane Preparedness Guidelines, version 6, retrieved September 2026
• 2019 Annual Meeting presentation, F&B service charge, retrieved September 2026
• Heatherwood lease and sale application, retrieved September 2026
• Willow Bend lease agreement, retrieved September 2026
• Carrington lease and sale application, retrieved September 2026

Club documents preserved in the Internet Archive

• Amended and Restated Declaration, member-era copy, retrieved September 2026
• Amended and Restated Bylaws, retrieved September 2026
• FY2021 dues and fees schedule, retrieved September 2026
• FY2022 dues and fees schedule, retrieved September 2026
• Cost of ownership page, May 2025, retrieved September 2026
• New home purchase page: no equity, no deposit, retrieved September 2026
• Minutes of the November 1, 2001 turnover meeting, retrieved September 2026
• Transition committees page, 2001, retrieved September 2026

The renovation and the course

• Club + Resort Business, Clubs make a splash with refreshed pools, May 28, 2024, retrieved September 2026
• Kipp Schulties Golf Design, Stonebridge Country Club renovation project page, retrieved September 2026
• Brooks and Freund, Stonebridge Country Club clubhouse renovation, retrieved September 2026
• Taylor Morrison Home Corporation Form 10-K, the Taylor Woodrow lineage, retrieved September 2026

Collier County records

• Collier County Clerk Official Records search (COR Access), the Heatherwood declaration chain, retrieved September 2026
• Collier County PUD Master List, January 25, 2022, retrieved September 2026
• Collier County FY2026 final budget public hearing and millage, retrieved September 2026
• Collier County Tax Collector, real estate property taxes, retrieved September 2026
• Collier County milestone inspection registry map layer, retrieved September 2026
• Collier County 2026 Floodplain Protection Newsletter, retrieved September 2026
• Collier County Know Your Zone evacuation lookup, retrieved September 2026
• Collier County Airport Road widening, public comments and county responses, retrieved September 2026
• Collier County Airport Road widening, 60 percent design handout, retrieved September 2026
• Collier County Public Schools attendance zone lookup, retrieved September 2026

Flood, storm and federal records

• FEMA National Flood Hazard Layer, flood hazard zones, retrieved September 2026
• FEMA National Flood Hazard Layer, base flood elevations, retrieved September 2026
• FEMA National Flood Hazard Layer, FIRM panel 12021C0194J, retrieved September 2026
• FEMA letter of map change 06-04-BZ41A, Collier County Letters of Map Change, retrieved September 2026
• FEMA Map Service Center search, retrieved September 2026
• FEMA Flood Insurance Risk Rating 2.0, retrieved September 2026
• Florida Division of Emergency Management storm surge zones, retrieved September 2026
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, retrieved September 2026
• National Weather Service Miami, Hurricane Ian summary, retrieved September 2026
• National Weather Service Miami, Hurricane Milton summary, retrieved September 2026

Florida Statutes and state agencies

• Florida Statutes section 718.503, condominium resale disclosure, retrieved September 2026
• Florida Statutes section 718.116, condominium assessments and estoppel certificates, retrieved September 2026
• Florida Statutes section 718.112, condominium reserves and structural integrity reserve studies, retrieved September 2026
• Florida Statutes section 718.111, association insurance, retrieved September 2026
• Florida Statutes section 720.401, disclosure summary before contract, retrieved September 2026
• Florida Statutes section 720.30851, homeowners association estoppel certificates, retrieved September 2026
• Florida Statutes section 553.899, milestone inspections, retrieved September 2026
• Florida Statutes section 627.714, unit-owner loss assessment coverage, retrieved September 2026
• Florida Statutes section 212.03, transient rentals tax, retrieved September 2026
• Florida Statutes section 689.302, flood disclosure in residential sales, retrieved September 2026
• Florida Statutes section 689.261, property tax disclosure summary, retrieved September 2026
• Florida Statutes section 193.155, Save Our Homes assessment limitation and portability, retrieved September 2026
• Florida Statutes section 201.02, documentary stamp tax on deeds, retrieved September 2026
• Florida House staff analysis, CS/CS/HB 979 (2024), estoppel fee caps, retrieved September 2026
• CS/CS/HB 913 (2025), condominium law changes, retrieved September 2026
• SB 4-D (2022 Special Session D), condominium safety, retrieved September 2026
• SB 154 (2023), condominium safety follow-up, retrieved September 2026
• HB 1021 (2024), condominium associations, retrieved September 2026
• Florida Division of Condominiums public condominium extract, retrieved September 2026
• Florida DBPR condominium FAQ, reserves and SIRS, retrieved September 2026
• Florida Division of Corporations entity search, the Heatherwood and master associations, retrieved September 2026
• Florida Department of Revenue, documentary stamp tax, retrieved September 2026
• Florida Department of Revenue Form DR-501T, transfer of homestead assessment difference, retrieved September 2026
• Florida Commerce official list of special districts, retrieved September 2026
• Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802, retrieved September 2026
• Citizens Property Insurance Corporation, flood coverage requirement, retrieved September 2026
• Florida Housing, overview of the Florida Building Code, retrieved September 2026

Our own assets

• McGreevy and Comisar Heatherwood at Stonebridge neighborhood guide, retrieved September 2026
• McGreevy and Comisar Willow Bend at Stonebridge neighborhood guide, retrieved September 2026
• McGreevy and Comisar Stonebridge Country Club community guide, retrieved September 2026
• How we represent buyers in Naples, retrieved September 2026
• Jesse McGreevy agent profile, retrieved September 2026
• Marc Comisar agent profile, retrieved September 2026
• Domain Realty Group, retrieved September 2026
• McGreevy and Comisar Google Business Profile, retrieved September 2026

Downloadable Documents

Every Heatherwood at Stonebridge document below links its official custodian, the club and its community association, the Heatherwood 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 Heatherwood Declaration of Condominium itself is available through the Collier County Clerk’s Official Records at Book 2084, Page 1300.

Three documents that matter most are not public: the Heatherwood 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.

How Do You Reach the Heatherwood at Stonebridge Valuation Team Today?

You reach the Heatherwood at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Heatherwood 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.

The accolades, verbatim

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

Contact McGreevy and Comisar

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