Stonebridge Country Club, Naples Florida
What is your Manchester at Stonebridge home worth? Ten recorded resales since September 2021, $1,300,000 to $2,001,000, and no Manchester listing on 24 September 2026. 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 34 pool homes on Manchester Court, the honest answer to what it is worth starts with Manchester’s own record, not with Stonebridge’s. Manchester is the smallest, newest and most expensive neighborhood inside the gate: every home was built from 2000 to 2002, every home has a private pool, and Collier County recorded ten qualified Manchester resales in the 60 months since September 2021, from $1,300,000 to $2,001,000. On 24 September 2026 not one Manchester home was listed for sale. The street, its recorded declaration, its fees, flood map and history are covered in full in our Manchester at Stonebridge neighborhood guide, and the wider community in our Stonebridge Country Club community guide. This page does one job: it shows how a Manchester home is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Manchester at Stonebridge home is worth what its size, lot, pool, roof and condition support against Manchester’s own ten recorded resales since September 2021, which ran from $1,300,000 to $2,001,000. The four qualified sales recorded in the twelve months to August 20, 2026 ran $1,835,000 to $2,001,000, the highest prices in Stonebridge Country Club.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every Manchester closing in the Southwest Florida MLS for the five years to 26 September 2026, six in all, and every qualified Manchester deed in Collier County’s recorded sales file, ten in the 60 months since September 2021, before we wrote a single figure on this page. No window on either record holds ten sales and the words “Manchester median” at the same time without stretching to five years, so we list the sales themselves.
On the county’s record, the ten qualified Manchester resales since September 2021 total $16,769,500 and run from $1,300,000 to $2,001,000, with the middle pair at $1,596,000 and $1,800,000. The latest four, recorded from October 2025 to June 2026, were $1,835,000, $1,900,000, $2,000,000 and $2,001,000. On the MLS, the six Manchester closings in 60 months ran from $1,300,000 in March 2022 to $1,900,000 in March 2026. A well-kept Manchester home of ordinary size is being priced against the top of that list today, and a home that needs a roof, a pool refit or a kitchen 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 Manchester house. Every one of the six Manchester MLS closings in five years sold above $1,295,000, and Manchester’s latest county sales recorded about $622 per county base square foot, against $490 in Thornbrooke and $433 in Hawthorne Estates. A valuation built from the community’s numbers, pulled down by 548 condominium units, prices a Manchester home wrong before the first showing.
We value a Manchester home from three primary records laid over one another. The Southwest Florida MLS gives us the brokered closings, the final list price, days on market and the living area the listing agent entered. Collier County’s recorded sales and 2026 preliminary roll give us every qualified deed, including the sales that never ran through the MLS, plus base area, lot, pool, just value, taxes and homestead status for all 34 homes. The club’s published documents give us the $17,600 club-level charge, the $2,916 Manchester fee and the one-time charges your buyer will underwrite. Then Marc walks the house, because the roof permit, the impact glass, the pool equipment and the kitchen are the variables no record captures.
McGreevy and Comisar should value your Manchester at Stonebridge home because we build the number from Manchester’s own recorded sales, on and off the MLS, we read the Sixth Supplemental Declaration and the club’s fee schedules before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. On a 34-home street, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole Manchester market, six MLS closings and ten qualified county deeds, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale on the street, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the MLS rows and the county deeds and assembles the master association paperwork your buyer will ask for. Marc Comisar walks the house and judges the roof, openings, pool, cage and finish against what Manchester buyers have actually paid. On the 2026 preliminary roll, 13 of the 34 Manchester owners, about 38 percent, receive their tax bill outside Florida, with Massachusetts and Ontario the largest groups, so a written opinion of value that does not require a flight down is a common request on this street. Read more on the about McGreevy and Comisar page.
Thirty-four homes produce about two qualified sales a year. At that pace there is rarely a second Manchester listing to compare with yours, so the buyer, the buyer’s agent and the appraiser all measure your price against the last recorded sale on the street. Every Manchester sale becomes the next buyer’s comparable, which means a mispriced listing does not only cost its own seller; it resets the evidence for all 33 neighbors.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the master association paperwork, read our guide to selling your home in Manchester at Stonebridge. If you are buying your next home inside the same gate, perhaps moving from a Manchester pool home to something smaller, start with buying a home in Manchester at Stonebridge and our buyer team, because a qualifying existing Stonebridge owner pays a $0 capital contribution on the next purchase under the club’s FY2027 schedule. Call Marc at (239) 287-5873 for the buying side.
These are the Manchester at Stonebridge valuation facts that decide most prices on Manchester Court, each drawn from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, or the club’s published documents, and each repeated with its source further down this page. Read them before you read any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
You get a free Manchester at Stonebridge valuation by entering your Manchester Court 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 Manchester’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, three more items sharpen the first pass: the year and permit of your last re-roof, whether your openings are impact-rated or shuttered, and whether your lot is one of the twelve on FEMA’s 2006 letter of map change for Stonebridge Unit Five. None of it is required to start.
Jesse matches your home’s county base area, lot and pool against the ten recorded Manchester resales, reads the two most recent MLS listing histories for asking-versus-sold behavior, 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 Manchester fee, the one-time charges and the tax reset.
Manchester at Stonebridge recorded four qualified sales from $1,835,000 to $2,001,000 in the twelve months to August 20, 2026, and had no listing on 24 September 2026, so the next Manchester seller sets the next comparable for all 34 homes. Few homes here come up for sale, and the owner who sells next should call us first. Start with the Home Valuation form at the top of this page, or our free Manchester 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 Manchester at Stonebridge home is valued by starting from Manchester’s ten recorded resales, matching county base area, lot and pool, then adjusting for roof, openings, pool equipment, finish and flood paper, and testing the result against the last two MLS listings’ asking-versus-sold behavior. A Stonebridge median never enters the calculation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The street settles the neighborhood: every Manchester home has a Manchester Court address, numbered 1604 to 1691, and no other Stonebridge home has one. The records do not make it that easy. In the last 12 months we matched both Manchester MLS closings to their county deeds by street, price and date. The Southwest Florida MLS carries Manchester homes under the community name alone, and it sits beside separately coded Stonebridge North and Stonebridge South developments, so a search by neighborhood field returns nothing. We assign every closing by street and house number, then read the county’s qualified deeds for the same street, because the two lists are not the same list.
The four qualified sales recorded from October 2025 to June 2026 are the base: $1,835,000 on 3,481 square feet of county base area, $1,900,000 on 2,865, $2,000,000 on 3,446 and $2,001,000 on 2,929. They are recent enough to need almost no time adjustment and span the size range of the street, so most Manchester homes sit between two of them on size.
Manchester’s county base areas are nearly all unique, where Thornbrooke repeats one base area, 1,917 square feet, on 13 homes. Our reading is that Manchester was built as semi-custom homes rather than a production neighborhood, and no builder plan book surfaced, so we name no models. That means no two Manchester sales are directly comparable on size alone, and a per-foot rate multiplied by your square footage will miss. We use size as a bracket, not a formula.
Lots run from 0.22 to 0.46 acre, and the 0.46-acre lot is the largest single-family lot in Stonebridge. Which Manchester lots back onto golf, lake or preserve is not mapped lot by lot in the records we read, so no community-wide frontage premium can be calculated from them. We confirm the view from the survey and the site, and we measure any premium from Manchester’s own sales with and without it, saying so when ten sales are too few to measure.
All 34 homes carry a private pool on the 2026 preliminary roll, the only Stonebridge neighborhood where that is true, 26 add a spa and 33 have a screen enclosure. Because every competitor has a pool, the pool does not add value here; its age, heater, pump, surface and cage decide whether it subtracts. A buyer’s inspector reads all of it.
Every Manchester home was built from 2000 to 2002, and all but perhaps the single 2002 home predate Florida’s first statewide building code, effective March 1, 2002. The Sixth Supplemental Declaration requires concrete tile roofs, so the roof question is age, permit date and attachment, not material. A permitted post-2002 re-roof and impact-rated openings are two of the most valuable papers a Manchester seller can hand a buyer, because an insurer prices exactly those features.
The FEMA test point at 1624 Manchester Court maps in shaded Zone X on panel 12021C0194J, effective February 8, 2024, on about 9.90 feet of ground. FEMA’s 2006 letter of map change covers twelve of Manchester’s 34 lots. A point on a street is not a building footprint, so the elevation certificate and, for those twelve lots, the letter go into the valuation file beside the price.
With about two qualified sales a year, a ninety-day comparable search on Manchester Court returns nothing. We widen to 60 months, as the county’s own sales file does for Manchester, and adjust the older resales with Manchester’s recorded series, which has climbed from $464 per county base square foot in 2022 (the mean of two sales) to $622 in the latest twelve months. A 2022 Manchester sale is evidence of the house, not of today’s price.
Finally we test the opinion of value against how the last two Manchester listings actually traded. The March 2026 closing was listed last at $2,095,000 and sold at $1,900,000, 90.69 percent of final list, after 44 days; the October 2025 closing was listed at $1,985,000 and sold at $1,835,000, 92.44 percent, at 0 days. A price that assumes a full-price offer on a street whose last two sales closed below 93 percent of list is a price that sits.
Manchester at Stonebridge homes recorded six Southwest Florida MLS closings in the five years to 26 September 2026, from $1,300,000 to $1,900,000, and ten qualified Collier County resales in the 60 months since September 2021, from $1,300,000 to $2,001,000. No window on either record reaches ten sales sooner, so we list every sale.
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 | Days on market | $ per MLS living sq ft, our arithmetic |
|---|---|---|---|---|---|---|---|
| 5 Mar 2026 | 1676 Manchester Court | 2,865 | $2,095,000 | $1,900,000 | 90.69% | 44 | $663.18 |
| 22 Oct 2025 | 1624 Manchester Court | 3,526 | $1,985,000 | $1,835,000 | 92.44% | 0 | $520.42 |
| 10 Jan 2024 | 1690 Manchester Court | 2,900 | $1,625,000 | $1,562,500 | 96.15% | 4 | $538.79 |
| 9 May 2023 | 1647 Manchester Court | 3,207 | none marketed | $1,625,000 | Sold Data Entry, excluded | none | $506.70 |
| 5 Jul 2022 | 1631 Manchester Court | 3,353 | $1,550,000 | $1,596,000 | 102.97% | 2 | $475.99 |
| 11 Mar 2022 | 1619 Manchester Court | 2,876 | $1,295,000 | $1,300,000 | 100.39% | 0 | $452.02 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closed 26 September 2021 to 26 September 2026, retrieved 26 September 2026, assigned to Manchester by street and house number. Sold-to-list divides the sold price by the final list price at close. The May 2023 record was entered after the fact as a Sold Data Entry with no marketed list price, so it counts in closings and prices but not in sold-to-list or days on market.
| Window to 26 Sep 2026 | MLS closings | Median sold, or the sales | Range | Median $ per MLS living sq ft | Median sold-to-final-list (n) | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 2 | $1,835,000 and $1,900,000 (median $1,867,500) | $1,835,000 to $1,900,000 | $592 | 91.6% (n=2) | 22 |
| 36 months | 3 | $1,835,000 (n=3) | $1,562,500 to $1,900,000 | $539 | 92.4% (n=3) | 4 |
| 60 months | 6 | $1,610,500 (n=6, the mean of $1,596,000 and $1,625,000) | $1,300,000 to $1,900,000 | $514 | 96.2% (n=5) | 2 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. First MLS window with ten or more Manchester closings: none. Every even-count median is the mean of the middle pair and is shown for direction only. MLS living-area price per square foot is never compared with the county base-area figures below.
| Year recorded | Qualified sales | Prices | Median $ per county base sq ft |
|---|---|---|---|
| 2022 | 2 | $1,300,000 and $1,596,000 | $464 (the mean of $452 and $476) |
| 2023 | 1 | $1,375,000 | $511 |
| 2024 | 1 | $1,562,500 | $541 |
| 2025 | 3 | $1,400,000, $1,800,000 and $1,835,000 | $527 |
| 2026 through August 20 | 3 | $1,900,000, $2,000,000 and $2,001,000 | see the twelve-month table below |
| 60 months since September 2021 | 10 | $1,300,000 to $2,001,000, $16,769,500 in all | middle pair $1,596,000 and $1,800,000 |
Source: Collier County recorded sales, DOR-qualified improved sales only, sales file indexed 24 September 2026, newest recorded sale June 12, 2026; 2026 preliminary roll, files dated 29 August 2026. All ten are resales; none was a first sale from a builder. The county recorded two more qualified Manchester sales earlier in 2021, at $820,000 and $875,000, before the 60-month window opens.
| Recorded | Address | County base area | Deed price | $ per county base sq ft |
|---|---|---|---|---|
| 21 Oct 2025 | 1624 Manchester Court | 3,481 sq ft | $1,835,000 | $527 |
| 4 Mar 2026 | 1676 Manchester Court | 2,865 sq ft | $1,900,000 | $663 |
| 17 Apr 2026 | 1604 Manchester Court | 3,446 sq ft | $2,000,000 | $580 |
| 12 Jun 2026 | 1643 Manchester Court | 2,929 sq ft | $2,001,000 | $683 |
Source: Collier County recorded sales, August 21, 2025 to August 20, 2026: 6 recorded Manchester deeds, 4 coded as qualified market sales. The four total $7,736,000. The median sale is $1,950,000 (n=4, the mean of $1,900,000 and $2,000,000) and the median price per county base square foot $622 (the mean of $580 and $663). The $2,001,000 sale is the highest price the county recorded anywhere in Stonebridge in the twelve months.
Laid side by side, the two records disagree in a way that matters to a Manchester seller. Of the ten qualified county resales since September 2021, five do not appear among the six Manchester MLS closings: $1,375,000 in 2023, $1,400,000 and $1,800,000 in 2025, and $2,000,000 and $2,001,000 in 2026, including the two highest prices ever recorded on the street. In the other direction, the May 2023 MLS record at $1,625,000 is not among the county’s qualified sales. Whether each sold privately, was coded differently or was filed under another development name, the records do not say, and we will not invent a reason. What the comparison shows is that half of Manchester’s recent price evidence is invisible to a valuation built from the MLS alone, which is why this page reads both layers.
This is a public record sale, not a McGreevy and Comisar transaction, and we walk through it because it is the latest qualified deed on the street. On 12 June 2026 the county recorded 1643 Manchester Court at $2,001,000. Its county base area, 2,929 square feet, is almost exactly the Manchester median of 2,909, so it is a fair read of what an ordinary-size Manchester home now commands: $683 per county base square foot. It recorded $1,000 above the April sale at 1604 Manchester Court, a house 517 county square feet larger, so the market paid the same for a smaller home two months later; condition, finish and lot set the number, not size. The seller’s documentary stamp tax at $0.70 per $100 came to about $14,007 under section 201.02. An outside buyer also paid the association $18,399 under the FY2027 schedule, about 0.9 percent of the price. The sale is not among the Stonebridge MLS closings, so it had no public days on market and no public list price. Three lessons sit in one deed: the size bracket did not set the price, the recent series is still rising, and a Manchester sale can happen without the MLS ever seeing it.
The one Manchester sale of the year with a full public listing history is the March 2026 MLS closing at 1676 Manchester Court. It carried a final list price of $2,095,000 on 2,865 square feet of MLS living area, took 44 days on market, and closed at $1,900,000, 90.69 percent of that final list and $195,000 below it. The county recorded the same house at 2,865 square feet of base area and $663 a foot. Read against the October 2025 closing at 1624 Manchester Court, listed at $1,985,000 and sold at $1,835,000 on its first day, the lesson is that Manchester buyers were paying record prices and still negotiating seven to ten percent off final list. The price a seller hopes for and the price a buyer writes are two different numbers, and a valuation has to be honest about both.
Price per square foot tells you where a Manchester at Stonebridge home sits against its own street, not what it is worth. The latest four county sales ran $527 to $683 per county base square foot, median $622, while the six MLS closings ran $452.02 to $663.18 per MLS living square foot, because the two systems measure different areas.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area for the residence building, and on Manchester Court the county’s adjusted area runs well above it: a median of 2,909 base square feet against 3,470 adjusted. Sometimes the two agree, as at 1676 Manchester Court, where the county base area and the MLS living area are both 2,865 square feet; sometimes they do not, as at 1624, where the county says 3,481 and the MLS 3,526. Neither is wrong, and neither may be restated against the other, so always ask which square foot a quoted figure divides by.
In the latest twelve county months, the two smallest Manchester houses by base area recorded the highest per-foot prices: 1676 Manchester Court at $663 on 2,865 square feet and 1643 at $683 on 2,929. The two largest, 1624 at 3,481 and 1604 at 3,446, recorded $527 and $580. The MLS rows show the same shape across five years: the 3,526 square foot closing brought $520.42 a foot and the 2,865 square foot closing $663.18. Manchester buyers are pricing the lot, the finish and the condition first, and the square foot a distant fourth.
On the county’s base area in the twelve months to August 20, 2026, Manchester’s median of $622 sat against $490 in Thornbrooke and $433 in Hawthorne Estates, both from the same county file. On the MLS over 24 months, Manchester’s median was $592 per living square foot (n=2), Hawthorne Estates’ $505 (n=4) and Thornbrooke’s $498 (n=12). Hawthorne Estates’ median base area, 2,783 square feet, is close to Manchester’s 2,909, so the gap is not a size effect. Our reading, an inference and not a proven cause, is that Manchester’s newer construction, its single-street setting and its scarcity carry that premium.
Compare your county base area only with Manchester’s own recorded sales, never with a Stonebridge or Naples average; use it to find the two sales that bracket your size, then let the roof, pool, finish and lot move the number inside that bracket. Never apply an MLS living-area figure to the county’s base area, and treat any figure built on four sales or fewer as a direction rather than a rate.
Manchester at Stonebridge’s two MLS closings in the 24 months to 26 September 2026 took 0 and 44 days and sold at a median 91.6 percent of final list price (n=2), against 95.4 percent across Stonebridge’s 75 marketed closings. Across 60 months the median was 96.2 percent (n=5), on thin samples.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Over five years the Manchester sold-to-final-list ratios read like two markets. In 2022 the two marketed closings sold above list, at 100.39 and 102.97 percent, after 0 and 2 days. In January 2024 the next sold at 96.15 percent after 4 days. The two most recent sold at 92.44 percent at 0 days and 90.69 percent after 44 days. Prices kept rising through the whole run; what changed was how far buyers moved off the final asking price. A Manchester seller in 2026 should expect a negotiation, not a bidding war.
This is the benchmark a Manchester seller should use, because it compares named neighborhoods on the decision variables that set a listing strategy, all from the same MLS pull.
| MLS, 24 months to 26 Sep 2026 | Closings | Median sold | Median sold-to-final-list (n) | Median days on market |
|---|---|---|---|---|
| Manchester at Stonebridge | 2 | $1,867,500 (the mean of the pair) | 91.6% (n=2) | 22 |
| Hawthorne Estates at Stonebridge | 4 | $1,437,500 | 94.8% (n=4) | 9.5 |
| Thornbrooke at Stonebridge | 12 | $957,500 | 96.0% (n=12) | 44 |
| Shoreham at Stonebridge | 1 | $725,000 | 96.7% (n=1) | 26 |
| Stonebridge fee-simple, all four | 19 | $985,000 | 95.5% | not broken out |
| Stonebridge condominiums, all six | 57 | $466,000 | 95.3% | not broken out |
| All Stonebridge | 76 | $616,000 | 95.4% (n=75) | 31 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, retrieved 26 September 2026, each closing assigned to its neighborhood by street and house number. Sold Data Entry closings are excluded from sold-to-list. Manchester sold further below list than any other Stonebridge group in the window, on two sales, which is a direction and not a rate.
On 24 September 2026 the Southwest Florida MLS showed nine Stonebridge actives, asking $389,000 to $995,000, and none on Manchester Court. With zero actives, Manchester’s supply is zero months. The useful reading is what one listing means: at the county’s 60-month pace of about one sale every six months, a single new Manchester listing is about six months of supply on its own, against about 3.3 months for Stonebridge as a whole on its twelve-month MLS pace. The next Manchester seller has no competitor on the street, and no fresh comparable to hide behind either.
Across all of Stonebridge, December through May recorded 24 of the 35 qualified county sales in the twelve months to August 20, 2026, about 69 percent, on one year of data, and recording dates trail contracts by weeks. Manchester’s own latest four recorded in October, March, April and June. A Manchester home that is priced, inspected and documented by October meets the most buyers.
On Manchester Court the list price is the negotiation’s opening line, and the last two buyers took seven to ten percent off it. That argues for a list price the recorded sales support, a documented file handed to the buyer’s agent with the listing, and room that is deliberate rather than accidental. The Manchester homes that closed fastest, in 0 to 4 days, were priced at or near the evidence; the one that took 44 days started at $2,095,000.
Manchester at Stonebridge values have risen on almost every recorded sale since the homes were new: the developer’s first sales from December 1999 to March 2002 had a median of $549,300, the two 2021 resales recorded $820,000 and $875,000, and the latest four ran $1,835,000 to $2,001,000.
Data updated: September 2026 (Collier County Property Appraiser sales file, 29 Aug 2026)
The first sale of each Manchester home, recorded from December 1999 to March 2002, had a median price of $549,300 on the county’s first improved deed per parcel, about 28 percent of today’s twelve-month median. Before the 60-month window opens, the county recorded two qualified Manchester sales in 2021, at $820,000 and $875,000, at a median of $321 per county base square foot. The latest twelve months recorded a median of $622, nearly double that rate on a thin series.
The median price per county base square foot on Manchester’s qualified resales ran $464 in 2022 (two sales), $511 in 2023 (one sale), $541 in 2024 (one sale), $527 in 2025 (three sales) and $622 in the latest twelve months (four sales). In 2023 the county recorded eight Manchester deeds but coded only one as a qualified sale; non-market transfers are excluded throughout. On two to four sales a year, that is real movement on a small sample, not a smooth index, and we publish no percentage change from it.
The 2026 preliminary roll puts Manchester’s median just value at $1,227,662 (n=34, the mean of $1,226,093 and $1,229,231), from $1,042,022 to $1,466,045, the highest in Stonebridge. Just value is the county’s January 1 estimate for tax purposes, set by one method for every parcel, and it sits well below the $1,950,000 twelve-month median sale. It is useful for ranking homes on the street and useless as a list price.
| Fiscal year | Manchester neighborhood fee | Note |
|---|---|---|
| FY2019 | $3,088 (estimate) | the club noted “actual fee varies by lot size” |
| FY2020 | $3,181.68 (estimate) | varies by lot |
| FY2021 | $1,834.36 to $3,428.00 | by lot |
| FY2022 | $1,888.52 to $3,529.04 | by lot |
| FY2025 | $2,816 | flat for every lot |
| FY2026 | not published | the club’s FY2026 schedule is members-only |
| FY2027 (current) | $2,916 | flat; $729 a quarter |
Sources: the club’s FY2019 detailed fees, archived FY2020 cost-of-ownership page, archived FY2021 and FY2022 schedules, the FY2025 schedule and the FY2027 schedule. Until FY2022 the Manchester fee was allocated by lot size, so the largest lots paid nearly twice what the smallest did; by FY2025 it had become one flat fee. We have not found the Board action that made the change. For a valuation it means a comparable from 2021 or 2022 carried a lot-based fee that a buyer today does not pay.
The club-level charge on every Stonebridge home rose from $8,739.48 in FY2019 to $17,600 in FY2027, and the capital contribution an outside buyer pays moved from a Declaration formula, about $6,197 in FY2025, to $17,500 for FY2027. Against a Manchester price those charges are small, under 1 percent at closing, but they are the same dollars a Carrington condominium buyer pays, so they weigh far more on the entry price of the community than on Manchester Court.
For a Manchester seller, the series is the time adjustment: a 2022 Manchester comparable at $464 a base foot understates today’s market by a wide margin, and a 2024 sale at $541 still sits below the latest four. With four sales in the latest twelve months, the recent evidence is strong enough to lean on and thin enough that one new sale can move it. That is why we price from the last four and read the older six for the house, not for the level.
Manchester at Stonebridge holds more value per square foot than Hawthorne Estates at Stonebridge on the recorded sales: $622 against $433 per county base square foot in the twelve months to August 20, 2026, on nearly the same median house size. Hawthorne Estates offers a similar-size pool home at about half the recent Manchester price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both are detached, fee-simple neighborhoods of the master association with concrete tile roofs by covenant, association lawn care and the same $17,600 club layer, so the buyer who tours one almost always tours the other. That makes Hawthorne Estates the comparison your Manchester buyer will actually make, and our Hawthorne Estates at Stonebridge guide covers that street in full.
| Question | Manchester at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
| Homes | 34, all on Manchester Court | 78, on Winding Oaks Way, Wexford Court, Springberry Circle and Essex Circle |
| Built | 2000 to 2002 | 1995 to 2000 |
| County base area, median | 2,909 sq ft (2,455 to 3,819) | 2,783 sq ft (2,182 to 3,138) |
| Lot size, median | 0.24 acre (0.22 to 0.46) | 0.24 acre (0.20 to 0.39) |
| Private pools | 34 of 34 | 74 of 78 |
| Neighborhood fee, FY2027 | $2,916 | $3,420 |
| Club and neighborhood, FY2027 | $20,516 | $21,020 |
| Homestead share, 2026 preliminary roll | 52.9% | 78.2% |
| Median just value, 2026 preliminary | $1,227,662 | $1,023,784 |
| Median 2026 preliminary taxes | $9,704 | $5,943 |
| County qualified sales, 12 months to Aug 20, 2026 | 4: $1,835,000 to $2,001,000 | 2: $985,000 and $995,000 |
| Median $ per county base sq ft, same 12 months | $622 | $433 |
| MLS closings, 24 months | 2, median $1,867,500, 91.6% of list (n=2) | 4, median $1,437,500, 94.8% of list (n=4) |
| MLS closings, 60 months | 6, median $1,610,500, 96.2% of list (n=5) | 6, median $1,385,000, 94.8% of list (n=6) |
| FEMA test points | 1624 Manchester Court: shaded Zone X | three Springberry Circle and Wexford Court points: Zone AE |
| Recorded features | 2006 FEMA letter covering 12 lots; 2019 mailbox amendment | preservation easement over lots 1 to 10; 2020 mailbox amendment |
Sources: recorded declarations; Collier County 2026 preliminary roll and recorded sales; 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.
A buyer who chooses Manchester wants the newest and largest homes in Stonebridge, a pool guaranteed, a street where every neighbor sits in the same price band, and shaded Zone X at the tested point, and will pay for it and wait for a listing. A buyer who chooses Hawthorne Estates wants a similar-size pool home for a much lower recorded price, a street with more year-round neighbors and a lower tax bill, and will do the flood homework on the lake-edge streets. We price a Manchester home for the first buyer, laying Manchester’s record beside Hawthorne Estates’ so the gap reads as evidence rather than as a discount the buyer can ask for. The Hawthorne Estates owner has the mirror-image page, our Hawthorne Estates at Stonebridge home valuation, and a buyer who reads both sees the same method applied to both streets.
The comparison enters a Manchester valuation in two places. First, Hawthorne Estates’ own MLS record reaches Manchester’s price band: its $1,810,000 closing in August 2025 and $1,500,000 in September 2025 show that a renovated Hawthorne Estates home can compete with an unrenovated Manchester home, so condition has to be priced honestly on both sides. Second, the tax and flood rows cut both ways: Manchester carries the higher median tax bill, $9,704 against $5,943, and the drier tested ground. We show both in every Manchester valuation so the argument is made with the record, not left to the buyer.
Online estimates miss on Manchester at Stonebridge homes because an automated model sees about two sales a year, cannot see the half of Manchester’s recent sales that never ran through the MLS, cannot place Manchester Court homes that the MLS files under the community name alone, and cannot see the roof, pool or finish that set the price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
An automated valuation model needs a steady flow of nearby, similar sales. Manchester produces about two qualified sales a year on one street, and no MLS window holds ten of them without reaching back five years. A model fills the gap with sales from somewhere else, which on Manchester Court means Thornbrooke, Hawthorne Estates or the Stonebridge condominiums, none of which is a Manchester house.
Five of the ten qualified Manchester resales since September 2021 do not appear among the Manchester MLS closings, including the two highest recorded prices, $2,000,000 in April 2026 and $2,001,000 in June 2026. A model that reads listing data misses them, and in Manchester’s case that means it misses the top of the market.
The Southwest Florida MLS carries Manchester homes under “STONEBRIDGE” rather than a neighborhood name, so a tool that reads the neighborhood field cannot place them, and two differently coded Stonebridge North and Stonebridge South developments sit in the same MLS. A club of the same name in Boca Raton appears in national data, and there are other Manchester-named streets and subdivisions across Florida. A model that inherits any of those groupings is valuing the wrong comparables before it starts.
Most models lean on repeat floor plans: a sale of the same plan down the street is nearly a free comparable. Manchester’s county base areas are nearly all unique, so there is no repeat plan to lean on, and a per-foot rate applied to your square footage misses in whichever direction the last sale’s condition pointed.
Every Manchester sale conveys a club membership the buyer cannot decline and the seller cannot keep: “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club, which adds that “there are no equity or deposits required to become a member.” The value and the $20,516 annual carrying cost of that bundle sit inside every Manchester sale price. A model comparing your home with a non-club house of similar size nearby is comparing two different bundles.
Some online tools lean on the county’s assessment. Manchester’s 2026 preliminary median just value is $1,227,662, while the twelve-month median qualified sale is $1,950,000. Just value is a tax figure set once a year by a mass method, and on Manchester Court it sits hundreds of thousands of dollars below the recorded market.
Treat it as a rough floor, not a list price, and ask for a written opinion of value built from Manchester’s own ten recorded resales, with every source named. The Home Valuation form at the top of this page starts exactly that, free.
A Manchester at Stonebridge buyer prices four recurring and one-time costs into an offer: the FY2027 club-level charge of $17,600, the $2,916 Manchester neighborhood fee, a property tax bill reset to the purchase price, insurance on a 2000 to 2002 home, and $18,399 paid once to the association at closing.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
| Line, FY2027 | Annual | What the club says 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, irrigation, 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 these two lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it.
The club’s FY2027 fee schedule lists the Manchester neighborhood fee at $2,916 a year, billed quarterly at $729, primarily for landscaping and irrigation. Added to the club layer, a Manchester home carries $20,516 a year, about $1,710 a month and $5,129 a quarter, by our arithmetic. That is the second-lowest neighborhood fee in Stonebridge, above Thornbrooke’s $2,412 and below Hawthorne Estates’ $3,420, and it buys association lawn and landscape care with each lot’s irrigation tied to the central system. Roofs, exterior paint, pools, screen enclosures and property insurance stay with the owner, which a buyer reads as part of the house’s condition.
| 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. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. On a Manchester price the $18,399 is under 1 percent of the twelve-month county median of $1,950,000; on a $410,000 Carrington condominium the same charge is about 4.5 percent.
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 Manchester valuation the change is a footnote: a pre-April 2025 comparable was bought by a buyer who paid about $11,300 less to the association, a fraction of a percent of the price.
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, per the club; on our reading of that billing, a seller owes only the installments due through closing. The master estoppel is $299 for FY2027 (it was $250 from FY2021 through FY2025), ordered from the association’s Controller’s office. Manchester needs only this one estoppel; there is no condominium association and no second certificate.
Florida’s Save Our Homes cap follows the owner, not the house, and 18 of the 34 Manchester homes, 52.9 percent, carry a homestead exemption on the 2026 preliminary roll. Manchester’s median total tax on that roll is $9,704 (n=34, the mean of $9,565 and $9,844), the highest in Stonebridge; Hawthorne Estates’ median is $5,943 and Thornbrooke’s $5,633. Under section 193.155 a homestead’s assessed value resets to just value after a change of ownership, and the seller’s exemption does not pass to the buyer. Every Stonebridge parcel sits in millage area 133, which shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at that rate each $100,000 of taxable value costs about $940 a year. That is the mechanism, not a quote for any home.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Both absences lower your buyer’s carrying cost against the golf communities a Manchester buyer is likely to compare, and belong in your listing presentation.
A Manchester at Stonebridge seller owes the buyer the section 720.401 disclosure summary before the contract is signed, because Manchester homes are fee simple in a mandatory Chapter 720 homeowners association. The condominium regime in Chapter 718 that governs six other Stonebridge neighborhoods does not reach Manchester.
Data updated: September 2026 (Florida Statutes sections 720.401, 720.30851, 720.3085, 689.302 and 689.261, 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 Stonebridge residences, and Manchester has 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 void the contract within three days after receiving it or before closing, whichever occurs first, and that right cannot be waived. For a Manchester seller the statute plainly applies, and we deliver the summary with the listing paperwork so the contract never carries that exit. 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, where a resale runs through section 718.503’s document package and may also involve the master summary. Manchester is not one of them: a Manchester home is a fee-simple lot and house with no condominium association, so the Chapter 720 path is the only one. If you own in Stonebridge on more than one street, 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 the estoppel certificate stating what is owed at closing, $299 for FY2027 under the section 720.30851 cap as reset in 2024, plus $119 for delivery within three business days and $179 on a delinquent account. Under section 720.3085 and the Declaration, assessments are a lien on the home and a buyer is jointly and severally liable with the seller for assessments unpaid at transfer, which is why every open balance is cleared at closing. 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.
Since October 1, 2024, section 689.302 requires a residential seller to disclose at or before contract whether the seller filed a flood insurance claim on the property and whether the seller received federal flood assistance for it; a 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, which matters on every homesteaded Manchester sale, because the buyer’s bill resets.
These are the Manchester 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 concrete tile roof covenant; the 2019 mailbox amendment; the leasing limits of 30 days minimum and four leases a year; FEMA’s 2006 letter if your lot is on it; and the Airport-Pulling Road widening, which the county anticipated would begin in June 2026 and last up to two years, with no noise wall. Raise those items before the buyer does.
What moves a Manchester at Stonebridge home’s number before listing is the evidence a buyer’s insurer, lender and inspector will ask for: the roof permit, a four-point and wind mitigation report, the pool and cage records, the flood file for the lot, and presentation timed to the winter buyer pool.
Data updated: September 2026 (FEMA National Flood Hazard Layer and revalidation letter 18-04-0009V, retrieved Sep 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; 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. A home built in 2000 or 2001 answers “not built to the Florida Building Code” on the form’s first question, so its credits depend on later permitted work: a re-roof permitted after March 1, 2002, a hip roof and impact-rated openings. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region, so replacement openings must be impact-rated or protected.
On August 2, 2006 FEMA issued letter of map change 06-04-BS70A for Stonebridge Unit Five lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248, twelve of Manchester’s 34 lots, and revalidated it in letter 18-04-0009V with the 2024 maps. If your lot is one of them, keep the letter and the elevation certificate in the listing file. The ground at the 1624 Manchester Court point reads 9.90 feet NAVD88 on USGS lidar, and the state’s surge planning layer puts Manchester Court in the Category 2 zone, a planning model and not a forecast. 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. Citizens requires flood coverage on every personal residential policy with wind coverage from January 1, 2027, even in shaded Zone X.
Because every Manchester home has a pool, a buyer compares pools, not the presence of one. The age of the pump, heater and surface, any resurfacing or equipment permit, and the condition of the screen enclosure are inspection items on every Manchester sale. A recent invoice for the cage or the equipment is a small document that removes a large negotiation.
The Architectural Review Committee approves any exterior improvement, including a re-roof, impact windows, a pool remodel, driveways, landscaping or a paint color, and may charge review fees. A seller who plans exterior work before listing needs the committee’s calendar in the plan, or the work lands after the season has started.
Florida’s My Safe Florida Home program serves homesteaded homes built before 2008 with an insured value of $700,000 or less, under section 215.5586. With Manchester’s lowest just value at $1,042,022, few if any Manchester homes would fit under that cap, by our inference; just value is not insured value, so an owner should still check. In practice most Manchester sellers pay for mitigation work themselves, which is why its paper trail is worth keeping.
The club runs on a season, with peak golf pricing from January to April, and across Stonebridge December through May recorded most of the latest year’s qualified sales. On Manchester Court 18 of 34 homes are homesteaded and about 38 percent of owners receive their tax bill outside Florida, so the buyer pool mixes full-time and seasonal households. Have the home inspected, photographed, documented and priced before the seasonal buyers return in the fall.
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, and a side-street home such as one on Manchester Court may add one sign at its Winding Oaks Way intersection. No “For Sale” signs may go on the home or in a vehicle, and every showing passes the guarded gate. A Manchester listing has to reach its buyer before the buyer reaches the gate.
A Manchester home may be leased for at least 30 days, no more than four times a calendar year, whole home only, under the master Declaration, and tenants use the club at renter rates. Holding keeps the $20,516 association bill and a non-homestead tax bill in play. A tenant in place means showings run through the tenant and the gate, so if you are weighing a sale, match the lease end to the expected closing. A written valuation is the input to that decision, not the output of it.
A free in-person Manchester 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 house, Jesse builds the analysis from Manchester’s ten recorded resales, and you receive a written opinion of value with sources.
A written opinion of value for your Manchester Court address, built from the MLS closings and the county’s qualified deeds on your street, bracketed by county base area, adjusted for lot, pool, roof, openings and finish, and tested against the last two listings’ asking-versus-sold behavior, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $17,600 club charge, the $2,916 Manchester fee, the $18,399 an outside buyer brings to the association, the flood file for your lot 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 Manchester at Stonebridge home valuation, or 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 Manchester at Stonebridge covers pricing, marketing, negotiation, the estoppel and the disclosure file in full.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are a top-reviewed listing 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 Manchester at 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.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Manchester 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 master 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 Manchester 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 street itself, return to our Manchester at Stonebridge neighborhood guide, and for the community around it, our Stonebridge Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with buying a home in Manchester at Stonebridge or Call Marc at (239) 287-5873.
These are the valuation questions Manchester 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 on your size, lot, pool, roof and condition, measured against Manchester’s own record: ten qualified county resales since September 2021 from $1,300,000 to $2,001,000, and four in the twelve months to August 20, 2026 at $1,835,000 to $2,001,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from Manchester’s own sales on both the MLS and the county record, bracketed by county base area, adjusted for lot, pool, roof and finish, tested against asking-versus-sold behavior, with every source named. We provide that free, with no obligation to list.
The county recorded four qualified sales from August 21, 2025 to August 20, 2026: $1,835,000 in October 2025, $1,900,000 in March 2026, $2,000,000 in April 2026 and $2,001,000 in June 2026. Only the first two appear as MLS closings.
On the county’s latest twelve months, $1,950,000 (n=4, the mean of the middle pair). Across 60 months, the ten resales have a middle pair of $1,596,000 and $1,800,000. With so few sales, we publish the sales themselves and treat any median as direction.
About two. The county recorded ten qualified Manchester resales in the 60 months since September 2021, with four in the latest twelve months, and the MLS recorded six Manchester closings in the same five years.
Five of the ten qualified county resales since September 2021 do not appear among the Manchester MLS closings, including $2,000,000 and $2,001,000 in 2026. The records do not say why. We give buyers and appraisers the county record, not just the MLS.
On county base area, the latest twelve months ran $527 to $683, median $622 (n=4). On MLS living area, the six closings in 60 months ran $452.02 to $663.18. The two measures are not comparable.
No. In the latest twelve months the two smallest houses by county base area, 1676 and 1643 Manchester Court, recorded the highest per-foot prices, $663 and $683, and 1643 at 2,929 square feet recorded $1,000 more than 1604 at 3,446.
The two MLS closings in 24 months took 0 and 44 days, a median of 22. Across 60 months the five marketed closings had a median of 2 days on market. Stonebridge’s 24-month median was 31 days.
Manchester’s last two closings sold at 92.44 and 90.69 percent of final list. Across 60 months the median was 96.2 percent (n=5), and Stonebridge’s 24-month median was 95.4 percent (n=75).
None was listed in the Southwest Florida MLS on 24 September 2026. Across Stonebridge there were nine actives, from $389,000 to $995,000.
For a well-kept home priced to Manchester’s record, yes: the latest four county sales each set a new high for the series since 2021, and the street had no listing on 24 September 2026. Listing in the fall puts a home in front of the winter buyer pool.
Because a model sees about two sales a year, misses the half of recent sales that never touched the MLS, cannot place homes the MLS files under the community name alone, has no repeat plans to lean on, and cannot see your roof, pool or finish.
No. Manchester’s 2026 preliminary median just value is $1,227,662, against a twelve-month median qualified sale of $1,950,000. Just value is a tax estimate, useful for ranking and useless as a list price.
Hawthorne Estates is the street your buyer will tour next. Its latest county sales recorded $433 per base square foot against Manchester’s $622 on a similar median size, but its MLS record includes $1,810,000 in August 2025, so a renovated Hawthorne Estates home competes with an unrenovated Manchester home.
Not by being there, because all 34 homes have one. Its age, equipment, surface and screen enclosure decide whether it subtracts, and a buyer’s inspector reads all of it.
It can, but frontage is not mapped lot by lot in the records we read, so no premium can be calculated from them. We confirm the view from the survey and measure any premium from Manchester’s own sales, saying so when ten sales are too few.
A great deal, through insurance. Every Manchester home was built from 2000 to 2002, so a permitted re-roof after March 1, 2002, a hip roof and a current wind mitigation form are what lower a buyer’s premium quote. Concrete tile is required by covenant.
They lower a buyer’s insurance cost and satisfy the club’s shutter standards on the street elevation, and on a street where the insurance quote is part of the offer, that shows up in the price. We read them from the wind mitigation form, not a guess.
Lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248 are on letter 06-04-BS70A, revalidated with the 2024 maps. If yours is, have the letter and the elevation certificate ready for the buyer’s lender and insurer.
The FEMA test point at 1624 Manchester Court returned shaded Zone X on panel 12021C0194J, effective February 8, 2024, on about 9.90 feet of ground. That is a street test, not a parcel determination, so pull the zone for your own address.
It shapes who buys and what they carry. Every buyer becomes a member automatically, with no equity or deposit, pays $17,600 a year in club-level charges plus the $2,916 Manchester 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.
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, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. Manchester’s 2026 preliminary median tax is $9,704, and at 9.4020 mills each $100,000 of taxable value costs about $940 a year.
The master association’s section 720.401 disclosure summary, before the buyer signs, and the section 689.302 flood disclosure at or before contract. Manchester is fee simple under Chapter 720, not a condominium. Confirm the package with your closing agent or attorney; this is not legal advice.
$299 for FY2027, from the master association’s Controller’s office, plus $119 for delivery within three business days if you need it faster. Manchester needs only the one certificate.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $13,650 on a $1,950,000 sale. In Collier County the buyer customarily pays for the owner’s title policy. Add the $299 estoppel, prorated dues and taxes and any negotiated commission, all set out in a written net sheet before you list.
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 sign, noon to 5 p.m., no more than twice a week, plus one sign at the Winding Oaks Way intersection. For Sale signs are not allowed on the home or in vehicles.
Yes, and five of the ten qualified county resales since September 2021 do not appear among the MLS closings. We offer a discreet off-market approach alongside full marketing, and we still hand the buyer’s appraiser the full county record.
You can, but the buyer takes subject to the lease, and showings run through the tenant and the gate. Leases run at least 30 days, no more than four a year, so time the lease end to the expected closing where you can.
Until the next Manchester sale records. On a street with about two sales a year, one new deed can move the evidence, so we refresh a written valuation whenever the county or the MLS records a new Manchester sale.
Get a written valuation built from Manchester’s recorded sales, gather your roof permit, wind mitigation form, pool records and flood paper, and order nothing else until you have read it. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Manchester at Stonebridge valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s roll and recorded sales, Florida Statutes and state agencies, FEMA and federal data, 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 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 2026 preliminary roll and sales file, files dated 29 August 2026, and Collier County recorded sales, sales file indexed 24 September 2026.
The club and master association, first-party sources
Club documents preserved in the Internet Archive
Collier County records and government
Flood mapping and federal records
Florida Statutes and the Legislature
Florida agencies
Selling practice and the national rules
The renovation and the course, trade and design sources
Our own assets
Every Manchester 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 Manchester valuation | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club charge, the $2,916 Manchester 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 flat FY2025 Manchester fee | Stonebridge Country Club, PDF |
| FY2019 detailed neighborhood fees | The lot-based Manchester fee before the flat fee | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, leasing and joint liability for assessments | Stonebridge Country Club via the Internet Archive, PDF |
| Supplemental Declarations First to Sixth with amendments | The Sixth Supplement creating Manchester, the concrete tile roof rule and the 2019 mailbox amendment | Stonebridge Country Club, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up on each elevation | Stonebridge Country Club, PDF |
| 2019 Annual Meeting presentation | The F&B service charge in lieu of gratuity and no F&B minimum | Stonebridge Country Club, PDF |
| 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 and the flood hotline | Collier County, PDF |
| FEMA revalidation letter 18-04-0009V | The revalidated Stonebridge letters of map change, including the twelve Manchester lots | FEMA Map Service Center, PDF |
| Airport Road widening, comments and county responses | The anticipated start and duration of the 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 |
| CS/CS/HB 979 (2024) staff analysis | The $299, $119 and $179 estoppel fee caps | Florida Senate, PDF |
Three documents that matter most are not public: the FY2026 fee schedule, behind the member login; the recorded Sixth Supplement’s Exhibit A, which the club’s compilation omits and the Clerk holds; and your estoppel certificate, from the Controller’s office on request.
You reach the Manchester at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Manchester 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 on a street with no listing 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 street on our Manchester at Stonebridge neighborhood 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.