Stonebridge Country Club, Naples Florida
What is your Middleburg at Stonebridge coach home worth? Thirteen county resales in 60 months, $529,000 to $840,000, median $650,000, and only two MLS closings in the last year. 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 84 coach homes of Middleburg at Stonebridge on Aberdeen Lane in North Naples, the honest answer to what it is worth starts with your position in the building, not with the neighborhood average. Middleburg has four floor-area plans on the Collier County roll, 1,662 and 1,837 square feet on the lower level and 2,172 and 2,182 on the upper level, and Collier County’s recorded sales file holds 13 qualified Middleburg resales in the 60 months since September 2021, from $529,000 to $840,000, at a median of $650,000. Everything about the neighborhood itself, from the declaration and the buildings to the flood file and the schools, lives on our Middleburg at Stonebridge neighborhood guide. This page does one job: it shows how a Middleburg coach home is actually valued, position by position and year by year, from the MLS and Collier County’s recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Middleburg at Stonebridge coach home is worth what its position, building, view and condition support. Across 17 Southwest Florida MLS closings in the 60 months to 26 September 2026, the first window that reaches ten sales, Middleburg sold from $529,000 to $875,000 at a median of $700,000 and a median 96.8 percent of final list price (n=15), in a median 4 days on market. In the twelve months to 24 September 2026 only two Middleburg coach homes closed, at $750,000 and $770,000, so we lead this page with the county’s and the MLS’s widened windows rather than a one-year figure that a single sale can swing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of Middleburg’s Southwest Florida MLS closings in the five years to 26 September 2026, and read them beside Collier County’s 13 qualified Middleburg resales in the 60 months since September 2021, before we wrote a single figure on this page.
Middleburg resolves into four products under one roof. On the county’s roll, every six-unit building repeats the same pattern: two lower end units of 1,837 square feet, one lower middle unit of 1,662 square feet, two upper end units of 2,182 square feet and one upper middle unit of 2,172 square feet. The two MLS closings in the last twelve months were both lower-level units, $750,000 for 1,837 square feet at 2070 Aberdeen Lane and $770,000 for the 2,075 square foot record at 2120 Aberdeen Lane (the MLS living area for that closing does not match the county’s 2,172 base area exactly, which is the living-area-versus-base-area gap this page covers below). A buyer paid more for the smaller of the two, which is the same lesson Braeburn’s own record teaches: position and condition set the price before size does.
Stonebridge Country Club recorded 76 MLS closings in 24 months at a median of $616,000, its 57 condominium closings at a median of $466,000, and its 19 fee-simple closings at $985,000. None of those figures describes Middleburg. The community median blends $400,000 garden condominiums with $1.8 million Manchester Court pool homes, and the condominium figure is pulled down by the eight-unit buildings of Carrington, Heatherwood and Willow Bend, whose plans run 1,183 to 1,592 square feet. Middleburg’s own county median, $650,000 on 13 sales in 60 months, sits above all of those condominiums, and even that number needs the position beside it.
We value a Middleburg home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, days on market, the final list price and the living area each listing agent entered. Collier County’s recorded sales give us every qualified deed, including transfers that never touched a listing, plus the county’s own base area, just value, taxes and homestead status for all 84 units. The club’s and the association’s published documents give us the $7,080 condominium fee, the $17,600 club layer and the one-time charges your buyer will underwrite. Then we walk the home, because position, view, air-conditioning age and the kitchen are the variables no record captures.
McGreevy and Comisar should value your Middleburg at Stonebridge coach home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, position by position, we read the club’s fee schedules and the Middleburg documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In an 84-unit market that produced thirteen qualified sales in five years, 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 Middleburg market, all 17 MLS closings in five years and all 13 qualified county resales in five years, each with its source and date. Where this page needs a worked example, it walks through the most recent public-record sale in Middleburg, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the master association, Middleburg association and club paperwork your buyer will ask for. Marc Comisar walks the home and judges position, view, finish and building against what is actually selling on Aberdeen Lane, which is what lets a seasonal owner get a real opinion of value without flying down. Only 29 of Middleburg’s 84 units, 34.5 percent, carry a Florida homestead exemption on the 2026 preliminary roll, and only 37 of 84 owners use a Florida mailing address, so more than half the neighborhood is often valued from a distance. Read more on the about McGreevy and Comisar page.
Middleburg produces a handful of sales a year: two on the MLS in the twelve months to 24 September 2026, and five qualified county resales in calendar 2025, the busiest year since 2021. On 24 September 2026 there was no Middleburg listing on the MLS at all. At that pace your listing is the comparable the next buyer reads, and a mispriced listing has nothing nearby to reset the conversation. That cuts both ways: a well-priced home can sell in nine days, as one did in July 2026 at $750,000, and a stale price can sit for 238 days, as one did in 2025.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and both estoppels, read our guide to selling your home in Middleburg at Stonebridge. If you are buying your next home inside the same gate, perhaps a Stonebridge estate home, start with buying a home in Middleburg at Stonebridge, because an existing owner who qualifies pays no capital contribution on the next purchase under the club’s FY2027 schedule. For all ten neighborhoods on one page, see our Stonebridge Country Club home valuation guide.
These are the Middleburg at Stonebridge valuation facts that decide most prices on Aberdeen Lane, each drawn from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, or the club’s published documents, and each repeated with its source further down this page. Read them before you read any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A Middleburg at Stonebridge coach home is valued by narrowing the product and widening the window: same position, same plan, same building and view, matched condition, then sales across enough months to be meaningful, adjusted for Middleburg’s own year-by-year record and tested against the 96.8 percent median sale to list of its first ten-sale window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Aberdeen Lane holds nothing but Middleburg: 2055 to 2150 Aberdeen Lane are the fourteen six-unit buildings, and 2068 Aberdeen Lane is Middleburg’s own recreation parcel. A Middleburg coach home is a Chapter 718 condominium unit, not a fee-simple house, so its comparables are other Middleburg units first, then Braeburn at Stonebridge, which shares Middleburg’s two upper-level plans, and never the detached homes on Stonebridge’s other streets.
Every Middleburg building repeats the same pattern on the county roll: two 1,837 square foot units and one 1,662 square foot unit on the lower level, two 2,182 square foot units and one 2,172 square foot unit on the upper level. That is 28, 14, 28 and 14 units across the neighborhood (one 2,182 square foot roll record carries an anomalous 218 square foot entry, almost certainly a keying error, and we exclude it from every size figure on this page). Once position and plan are fixed, the comparable pool is small and honest: the county’s 13 qualified resales in 60 months spread thin across four sizes, which is why we widen the window before we narrow the plan.
The listing agent’s square footage and the county’s often differ. The April 2026 MLS closing at 2120 Aberdeen Lane entered 2,075 square feet for a building where the county’s upper plans are 2,172 and 2,182, and a 2025 closing entered 2,382 square feet where no Middleburg county plan reaches it. We never divide an MLS price by a county area, or the reverse, and we always ask which square foot a quoted figure uses.
Lake, golf and preserve exposures vary building by building along Aberdeen Lane, and the county record does not map frontage unit by unit, so no Middleburg-wide view premium can be calculated from it. We measure it from closed sales of the same plan with and without the exposure, and say so when the sample is too thin. End position, stairs and garage access sit in the same step.
Middleburg went up in four years, 6 units carrying a 1995 year built, 42 in 1996, 24 in 1997 and 12 in 1998, so every unit is 28 to 31 years old and predates Florida’s first statewide building code of March 2002. The association handles the roof and exterior, so a unit’s own condition is the interior: air-conditioning, water heater, windows where the declaration makes them the owner’s, kitchen and baths. Those can separate two units of the same plan by well over $100,000, as the record below shows: two same-size lower-level units nine weeks apart landed $20,000 apart, and a $605,000 sale and a $875,000 sale of the same era sit only two years apart on the county record.
Every Middleburg buyer inherits the $7,080 calendar-2026 condominium fee and the $17,600 FY2027 club layer, $24,680 a year, the lowest combined bill of Stonebridge’s three coach-home condominiums. A buyer comparing Middleburg with Braeburn saves $472 a year on your side of the ledger; a buyer comparing it with a non-bundled club adds the whole club bill. It belongs in the valuation.
A condominium buyer also inherits the Middleburg association’s budget, reserves, master insurance, hurricane deductible and any pending special assessment. None of those is published; the club lists a condominium’s year-end financials and insurance policy only behind its member login. For a Middleburg home the resale package moves the price as surely as the kitchen does, so we request it before we set a number.
With two MLS closings in the latest twelve months, a ninety-day comparable search returns nothing at all. We widen to 24, 36 or 60 months inside your position and plan and adjust older sales with Middleburg’s county series, which runs from a $439,000 median in 2021 to a single $840,000 sale in 2024 and a $700,000 median on five sales in 2025. A 2024 comparable is one sale, not a market; a 2021 comparable understates today’s Middleburg badly.
Finally we test the opinion of value against what a buyer can see this week. On 24 September 2026 that was no Middleburg listing at all, and nine Stonebridge listings from $389,000 to $995,000, none a Middleburg coach home. A price that assumes a full-price offer ignores the thin, uneven record of the last five years; a price built on the single 2024 sale ignores the 238 days one upper-level home sat in 2025.
Middleburg at Stonebridge coach homes are worth different amounts by position more than by size. On Collier County’s 60-month record, the sample is too thin to split cleanly into lower and upper medians the way Braeburn’s deeper market allows, so this page lists the sales themselves, by plan, rather than force a median where three or four sales do not support one.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Position in each building | Units per building | Units in Middleburg | County base area | Level |
|---|---|---|---|---|
| Lower end units | 2 | 28 | 1,837 sq ft | Ground |
| Lower middle unit | 1 | 14 | 1,662 sq ft | Ground |
| Upper end units | 2 | 28 (one roll record excluded) | 2,182 sq ft | Upper |
| Upper middle unit | 1 | 14 | 2,172 sq ft | Upper |
Source: Collier County Property Appraiser, 2026 preliminary roll, residence building rows. The per-building pattern (units 101 and 103 at 1,837, 102 at 1,662, 201 and 203 at 2,182, 202 at 2,172) is read from the roll; the counts are our arithmetic across 14 buildings. One upper-unit record carries a base area of 218 square feet, almost certainly a county keying error given that every other unit in the same position reads 2,182, and it is excluded from every size figure on this page.
Middleburg at Stonebridge recorded 13 qualified county resales in 60 months, from $529,000 to $840,000, and only two MLS closings in the last year, both lower-level units, so the only number that matters is the one built from your position, your plan and your building. The fastest start is the Home Valuation form at the top of this page, or our free Middleburg at Stonebridge home valuation if you are reading this somewhere else. Call Jesse direct at (239) 898-6072. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan, with the sources named, plus the fee stack, one-time charges and tax picture your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples, or call Marc at (239) 287-5873 so the sale and the purchase run on one timeline.
The 1,837 square foot plan is Middleburg’s most common size, two per building, 28 in all, and the only plan behind both MLS closings in the last twelve months: $750,000 in July 2026 after 9 days and, on the county record, the same building’s near match nine weeks earlier at $770,000 recorded April 27, 2026 for the 2,075 square foot MLS entry against the county’s upper plan. On the county’s fuller 60-month record, 1,837 square foot resales appear at both the low end ($529,000 in 2022) and near the top of the range, which is condition and season, not size.
The 1,662 square foot plan is Middleburg’s smallest home, one per building, 14 in all. It is the plan behind the county’s lowest qualified sale we can attribute with confidence in the record we read, and it is the plan a buyer trades against a larger lower end unit for a lower price. With so few sales tagged to this plan alone in five years, a 1,662 square foot valuation leans on the neighborhood’s fuller record and adjusts for the size difference rather than pretending a handful of sales is a market.
The 2,182 square foot plan is Middleburg’s most common upper-level home, 28 units (minus the one excluded roll record). It shares its exact county base area with Braeburn’s largest upper plan, and the county’s qualified sales in this position have ranged as high as $875,000 in 2023 and as low as $600,000 the year before, an example of how much a single building’s condition and timing can move one plan’s number in a thin market.
The 2,172 square foot plan is one per building, 14 units, and it also matches Braeburn’s smaller upper plan exactly. The county’s qualified sales tagged to this size include the $609,000 closing in February 2023 and the $649,000 closing in December 2022, both well below the neighborhood’s later prices, evidence of how much the 2022 to 2024 repricing moved this plan specifically.
Braeburn at Stonebridge shares Middleburg’s exact two upper-level plans, 2,172 and 2,182 square feet, though its lower-level plans run larger (1,761 and 1,895 against Middleburg’s 1,662 and 1,837). Braeburn’s deeper market, 11 qualified county sales in 24 months against Middleburg’s 13 in 60, makes it a useful cross-check on the shared upper plans, never a substitute for Middleburg’s own sales.
The county’s sales file widens the window until it holds a workable sample. For Middleburg that never reaches ten qualified sales inside 24 or even 36 months; the 60-month window holds 13. Braeburn’s parallel window reaches ten qualified sales at 24 months, which is the clearest single measure of how much thinner the Middleburg market trades: five times fewer months are needed to produce a comparable-sized sample next door.
Price per square foot tells you where a Middleburg at Stonebridge home sits inside its own plan, not what it is worth. The MLS shows a median of $321 per square foot of living area across the 60-month window (17 closings), while the county’s 13 resales ranged from about $215 a foot in the thin 2021 pool to $457 a foot on the single 2024 sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS divides the sale price by the living area the listing agent entered; the county divides by its own base area for the unit. For Middleburg the county’s four plans are fixed, while the MLS entries in five years include 1,700, 1,800, 1,900, 2,070, 2,075 and 2,382 square feet, none of them an exact county plan size. Neither record is wrong, and neither may be restated against the other. Across the MLS windows the median ran $321 a living foot over 24 months (n=7), $333 over 36 months (n=8) and $321 over 60 months (n=17).
On the county’s base area the year-by-year medians moved from about $215 a foot in 2021 to $353 in 2022, $280 and $344 on the two 2023 sales, $457 on the single 2024 sale, and $321 on the five 2025 sales. That is not a smooth curve, because a market this thin can be moved by one home’s condition as much as by the calendar; the single 2024 sale at $457 a foot is one data point, not a trend line.
The two MLS closings in the trailing twelve months, both lower-level 1,837 square foot homes, closed at $408.27 and $371.08 a foot on their MLS living areas, a $37 gap on the same plan and roughly the same size. Multiply a Middleburg upper unit by a rate built from lower-unit sales and you can misprice it by tens of thousands of dollars, which is the most common valuation error we see when a thin market gets forced into one blended number.
Compare your living area only with homes of your plan and position, from the same record. Never apply a Stonebridge-wide or condominium-wide figure to Middleburg, never apply an MLS figure to the county’s base area, and treat any figure built on one or two sales as a direction rather than a rate. For Middleburg specifically, treat every per-foot figure as thinner evidence than it would be at Braeburn, where the same math rests on more sales.
Middleburg at Stonebridge coach homes recorded 17 Southwest Florida MLS closings in the five years to 26 September 2026, from $529,000 to $875,000, and only 2 in the latest twelve months. Collier County recorded 13 qualified resales in the 60 months since September 2021, from $529,000 to $840,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 7 | $750,000 | $615,000 to $770,000 | $321 | 93.9% (7) | 59 |
| 36 months | 8 | $750,000 | $615,000 to $840,000 | $333 | 93.9% (8) | 48.5 |
| 60 months | 17 | $700,000 | $529,000 to $875,000 | $321 | 96.8% (15) | 4 |
Source: Southwest Florida MLS Matrix, Stonebridge development, closed 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each closing assigned to Middleburg by street and house number. The first window with ten or more closings is 60 months, so it leads this page. Sold to list divides the sold price by the final list price after any reductions. Two closings in the 60-month window were entered after the fact with no marketed list price; they count in closings and prices but not in sold to list.
| Closed | Building | MLS living sq ft as entered | Final list | Sold | Sold to final list | Days on market |
|---|---|---|---|---|---|---|
| 1 Jul 2026 | 2070 Aberdeen Lane | 1,837 | $775,000 | $750,000 | 96.77% | 9 |
| 28 Apr 2026 | 2120 Aberdeen Lane | 2,075 | $800,000 | $770,000 | 96.25% | 27 |
| 25 Jul 2025 | 2150 Aberdeen Lane | 2,172 | $650,000 | $615,000 | 94.62% | 122 |
| 14 May 2025 | 2055 Aberdeen Lane | 2,182 | $749,000 | $700,000 | 93.46% | 59 |
| 8 May 2025 | 2130 Aberdeen Lane | 2,382 | $825,000 | $750,000 | 90.91% | 3 |
| 4 Mar 2025 | 2115 Aberdeen Lane | 2,182 | $705,000 | $650,000 | 92.20% | 238 |
| 31 Jan 2025 | 2120 Aberdeen Lane | 2,172 | $799,000 | $750,000 | 93.87% | 140 |
| 25 Apr 2024 | 2090 Aberdeen Lane | 2,070 | $895,000 | $840,000 | 93.85% | 38 |
| 30 Jun 2023 | 2130 Aberdeen Lane | 2,182 | $750,000 | $750,000 | 100.00% | 0 |
| 22 Jun 2023 | 2115 Aberdeen Lane | 2,382 | $895,000 | $875,000 | 97.77% | 2 |
| 10 Feb 2023 | 2115 Aberdeen Lane | 2,172 | $629,000 | $609,000 | 96.82% | 0 |
| 29 Dec 2022 | 2090 Aberdeen Lane | 2,070 | $649,000 | $649,000 | 100.00% | 3 |
| 1 Jun 2022 | 2130 Aberdeen Lane | 1,905 | $595,000 | $600,000 | 100.84% | 4 |
| 1 Jun 2022 | 2120 Aberdeen Lane | 1,800 | $539,900 | $529,000 | 97.98% | 0 |
| 31 May 2022 | 2115 Aberdeen Lane | 2,182 | $750,000 | $750,000 | entered after the fact | none |
| 15 Mar 2022 | 2115 Aberdeen Lane | 1,700 | $585,000 | $585,000 | entered after the fact | none |
| 3 Jan 2022 | 2140 Aberdeen Lane | 2,172 | $595,000 | $605,000 | 101.68% | 4 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. Building street addresses only; unit numbers are withheld. Living area is as the listing agent entered it and is not the county’s plan size.
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 Middleburg closing. On 1 July 2026 a 1,837 square foot lower-level coach home at 2070 Aberdeen Lane closed at $750,000 after 9 days on market, against a final list price of $775,000, a sale to list of 96.77 percent, matching the county’s own base area for its plan, one of Middleburg’s two most common sizes. Nine weeks earlier, on 27 April 2026, the county recorded a sale at 2120 Aberdeen Lane, the same building address’s neighboring lower-level unit on the MLS’s own 2,075 square foot living-area entry, at $770,000 after 27 days. Two lower-level homes landed $20,000 apart in about two months, condition, view and season explaining the gap better than any average could. This closing does not appear among the county’s qualified sales in the file behind this census, which runs through August 20, 2026; that may be recording timing or the county’s qualification coding, and we do not guess which. What the buyer brought to the association: on the FY2027 schedule an outside buyer owes the master association a $17,500 capital contribution, a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all, our arithmetic, on top of the price. What the seller paid the state: Florida’s documentary stamp tax on the deed, $0.70 per $100 of price, comes to $5,250 on a $750,000 sale, our arithmetic from the Florida Department of Revenue rate, customarily paid by the seller.
Source: Collier County Property Appraiser sales file joined to the 2026 preliminary roll, qualified improved sales only, newest recorded sale April 27, 2026. Thirteen is an odd count, so the median, $650,000, is an observed sale rather than an average of two. None of the thirteen was a sale from a builder; Middleburg’s last developer sales closed by February 1999.
| Recorded | Building | Deed price | Notes |
|---|---|---|---|
| 27 Apr 2026 | 2120 Aberdeen Lane | $770,000 | Most recent qualified resale in the file |
| 2025 (5 sales) | Various | Median $700,000, range $605,000 to $750,000 | The busiest county year since 2021 |
| 2024 (1 sale) | Various | $840,000 | The record high in this window |
| 2023 (2 sales) | Various | $609,000 and $750,000 | Widest single-year spread relative to count |
| 2022 (3 sales) | Various | $529,000, $600,000, $649,000 | Median $600,000 (mean of $529k/$649k pair not applicable, odd count) |
| 2021 (5 sales) | Various | Median $439,000, range $300,000 to $605,000 | The floor of the five-year window |
Source: Collier County Property Appraiser, 2026 preliminary roll, qualified sales by recording year. The gap between qualified sales and recorded deeds is transfers into trusts, between family members, corrective deeds and deeds too recent to carry a code; in 2023, for example, the county recorded 14 Middleburg deeds and qualified only two.
The county’s recording dates trail or lead the MLS closing dates by days, the county’s area is its own base area, and the county’s qualification code excludes some genuine market sales: the $750,000 July 2026 closing does not yet appear among the county’s qualified deeds in the file we read. The MLS, for its part, carries two closings in the 60-month window as after-the-fact entries with no marketed list price. Use the county for what sold and at what price, and the MLS for how long it took and how close to asking it closed.
Middleburg at Stonebridge coach homes took a median of 4 days on market and sold at a median 96.8 percent of final list price (n=15) across 17 MLS closings in the 60 months to 26 September 2026, its first window with ten or more closings, against 31 days and 95.4 percent (n=75) for all of Stonebridge in its own 24-month window. On 24 September 2026, Middleburg had no active listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A median Middleburg buyer across the full 60-month window negotiated a little over three percent off the final asking price. That figure is pulled up by a run of fast, at-or-above-list closings in 2022 and 2023; the more recent 24-month window, seven closings, ran 93.9 percent (n=7) with a median 59 days, and includes a single 238-day closing at 92.20 percent of list in March 2025. Both windows are true, and a seller should read the 60-month figure as the neighborhood’s longer character and the 24-month figure as its current pace.
Each Stonebridge neighborhood’s first MLS window with ten or more closings, from the same five-year pull, sets a yardstick a Middleburg seller can use. Middleburg’s 96.8 percent median sold-to-list sits above every garden condominium and above Braeburn, though its window is three times as long.
| Neighborhood | First MLS window with 10+ closings | Closings | Median sold | Median sold to final list (n) |
|---|---|---|---|---|
| Middleburg | 60 months | 17 | $700,000 | 96.8% (15) |
| Braeburn | 24 months | 11 | $670,000 | 96.1% (10) |
| Ashton Oaks | none; 60 months shown | 8 | $687,000 | 97.8% (8) |
| Carrington | 24 months | 18 | $411,500 | 95.7% (18) |
| Heatherwood | 36 months | 15 | $455,000 | 95.2% (15) |
| Willow Bend | 24 months | 11 | $400,000 | 95.1% (11) |
| Thornbrooke | 24 months | 12 | $957,500 | 96.0% (12) |
| All Stonebridge, 24 months | 76 | $616,000 | 95.4% (75) |
Source: Southwest Florida MLS Matrix, 190 Stonebridge closings from 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to its neighborhood by street and house number; sold to list excludes after-the-fact entries. Windows differ by neighborhood, so compare ratios, not medians. In the same 24 months Braeburn recorded 11 closings at 96.1 percent (n=10) and a median of 22.5 days, against Middleburg’s 59.
On 24 September 2026 the Southwest Florida MLS showed nine active listings across Stonebridge, from $389,000 to $995,000, and none in Middleburg. At Middleburg’s pace of two closings in twelve months, that is 0.0 months of supply, against about 3.3 months for Stonebridge as a whole. Middleburg is under-supplied rather than slow. An owner who lists into that gap has no Middleburg competition and sets the next comparable.
Six Middleburg closings recorded at 4 days or fewer in the five-year record, including two entered at 0 days. At the other end, a 2,182 square foot home took 238 days in 2025 at 92.20 percent of list, and a 2,172 square foot home took 122 days the same year at 94.62 percent. The record does not say why each sat, and we will not invent a reason. It shows that Middleburg rewards a price built from the right comparables with speed and near-full price, and charges the rest in months and in percentage points.
Middleburg is too thin a market for a reliable seasonality read across only 17 closings in five years; roughly half fell in the club’s season months and half outside it, without a clear cluster. The 1 July 2026 sale in 9 days is the strongest recent evidence that a well-priced Middleburg home sells off season as readily as during it.
In Middleburg the list price is the negotiation’s opening line, and the market’s most recent two-year window took a little over six percent off it at the median. That argues for listing where the plan and position evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The Middleburg homes that sat longest were not the most expensive; they were the ones whose price and evidence disagreed.
Middleburg at Stonebridge values climbed from a county qualified median of $439,000 in 2021 (n=5) to a single $840,000 sale in 2024, then settled to a $700,000 median on five 2025 sales (n=5), while the two 2026 MLS closings, $750,000 and $770,000, sit inside that range. Today’s five-year county median of $650,000 is roughly 3.5 times the original developer median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Year | Qualified of recorded deeds | Median or the sales | Range | Median $ per county base sq ft |
|---|---|---|---|---|
| 2021 | 5 of 10 | $439,000 | $300,000 to $605,000 | $215 |
| 2022 | 3 of 14 | $529,000; $600,000; $649,000 | three sales | $353 |
| 2023 | 2 of 14 | $609,000; $750,000 | two sales | $280 and $344 |
| 2024 | 1 of 9 | $840,000 | one sale | $457 |
| 2025 | 5 of 15 | $700,000 | $605,000 to $750,000 | $321 |
| Trailing 12 months, Aug 21 2025 to Aug 20 2026 | 1 of 5 | $770,000 (recorded April 27, 2026) | one sale | $419 |
Source: Collier County Property Appraiser 2026 preliminary roll and recorded sales, qualified sales only. The gap between qualified sales and recorded deeds is transfers into trusts, between family members, corrective deeds and deeds too recent to carry a code.
The county median rose roughly 59 percent from $439,000 in 2021 to $700,000 in 2025, but the path between them was not smooth: only one qualified sale recorded in all of 2024, at $840,000, the record high of the five-year window and 20 percent above the following year’s median. With so few sales a year, one home’s condition or one buyer’s urgency can set the entire year’s figure, which is exactly why we widen the window rather than quote a single-year number as the market.
The first sales from the developer ran from September 1995 to February 1999 at a median of $188,050, per the county’s sales history; the trailing-twelve-month sale of $770,000 is a little over four times that figure, our arithmetic, before inflation. The highest qualified Middleburg sale on record in the window we read is $840,000, recorded in 2024. An owner who bought before 2022 holds a substantial gain; an owner who bought in 2024 may not, and the valuation should say so plainly.
| Year and source | Middleburg condominium fee |
|---|---|
| FY2019 club page | $4,300 |
| FY2020 club page | $4,300 |
| Calendar 2020 (FY2021 schedule) | $3,980 |
| Calendar 2021 (FY2022 schedule) | $3,980 |
| Club page captured June 2023 (year not labeled) | $4,300 |
| Calendar 2024 (FY2025 schedule, September 2024) | $7,080 |
| Calendar 2025 (FY2025 schedule, April 2025) | $7,080 |
| Calendar 2026 (FY2027 schedule) | $7,080 |
Source: the club’s archived pages and schedules for FY2019 to FY2027. The Middleburg fee rose about 78 percent from calendar 2021 ($3,980) to calendar 2024 ($7,080), then held flat for three straight calendar years while Braeburn’s rose from $6,820 to $7,552 and Carrington’s from $5,600 to $6,024 over comparable periods. The club-level charge on every home rose from $8,739.48 in FY2019 to $17,600 in FY2027. We present the fee rise as context, not as a proven cause of any pricing pattern, but a buyer adds every dollar of it to the monthly payment.
For a Middleburg seller the trend is the time adjustment, and it has to be read carefully because the sample is so thin. The single 2024 sale at $840,000 overstates today’s market; the 2025 median of $700,000 and the two 2026 closings in the $750,000 to $770,000 range are the better evidence of where a well-kept home stands now, and position is the second adjustment after time.
Middleburg at Stonebridge and Braeburn at Stonebridge are Stonebridge Country Club’s two larger coach-home condominiums, sharing the same upper-level plans, and a buyer comparing coach homes compares them first. Over their own first ten-sale windows Middleburg sold at a median 96.8 percent of list in a median 4 days (60 months), Braeburn at 96.1 percent in 22.5 days (24 months).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Deciding factor | Middleburg at Stonebridge | Braeburn at Stonebridge |
|---|---|---|
| Units and buildings | 84 in 14 buildings of six | 132 in 22 buildings of six |
| Street | Aberdeen Lane, 2055 to 2150 | Winding Oaks Way, 1570 to 1685 |
| Declared and built | September 26, 1995; built 1995 to 1998 | September 9, 1998; built 1998 to 2001 |
| Lower-level plans, county base area | 1,662 and 1,837 sq ft | 1,761 and 1,895 sq ft |
| Upper-level plans | 2,172 and 2,182 sq ft | 2,172 and 2,182 sq ft |
| County qualified sales, first 10+ window | 60 months, n 13, median $650,000 | 24 months, n 11, median $665,000 |
| MLS closings, first 10+ window | 60 months, 17, $700,000, 96.8% (n=15), DOM 4 | 24 months, 11, $670,000, 96.1% (n=10), DOM 22.5 |
| MLS closings, 24 months to 26 Sep 2026 | 7, median $750,000 | 11, median $670,000 |
| MLS closings, 12 months to 24 Sep 2026 | 2 ($750,000; $770,000) | 4 ($655,000; $701,500; $710,000; $799,000) |
| Condominium fee, calendar 2026 | $7,080 | $7,552 |
| With the $17,600 club layer | $24,680 a year | $25,152 a year |
| 2026 median just value | $514,112 | $561,954 |
| 2026 median preliminary tax | $4,482 | $4,850 |
| Homestead share | 34.5% | 50.0% |
| Recreation parcel | Own 0.17-acre parcel at 2068 Aberdeen Lane | None on the roll; pool within the condominium property |
| Active listings on 24 Sep 2026 | 0 | 0 |
Sources: Southwest Florida MLS Matrix, retrieved 26 September 2026; Collier County Property Appraiser sales file and 2026 preliminary roll; the club’s FY2027 schedule; the Middleburg and Braeburn lease forms. The two county windows differ in length, so compare the ratio the neighborhood’s own window produces, not the raw medians against each other.
A buyer who chooses Middleburg wants the lower combined association bill, a quieter single-purpose street a short walk from the clubhouse, and an upper unit with the exact same county-measured size as Braeburn’s at a lower fee. A buyer who chooses Braeburn at Stonebridge takes newer buildings, larger lower-level plans and a deeper pool of recent comparable sales to price against, in exchange for a higher fee. We price a Middleburg home for the first buyer and answer the second buyer’s comparison in the listing file. Braeburn owners get the same analysis for their own record on our Braeburn at Stonebridge home valuation page.
Braeburn’s 24-month county window reaches ten qualified sales five times faster than Middleburg’s, and its median, $665,000, sits close to Middleburg’s five-year median of $650,000. The difference is liquidity, not value: Braeburn’s larger unit count and newer buildings have simply produced more transactions to read. We use Braeburn as a cross-check on Middleburg’s shared upper plans, never as a substitute for Middleburg’s own record on the plans it does not share.
The comparison changes a Middleburg valuation in two places. The $472 fee gap is small beside a $700,000 price, about $39 a month, so it rarely moves a buyer between the two by itself. The thinness gap is larger: with roughly a third as many sales to draw on, a Middleburg opinion of value leans more heavily on the shared upper-plan sales at Braeburn, on condition and on the season than a Braeburn valuation needs to.
Online estimates miss on Middleburg at Stonebridge coach homes because automated models cannot see what drives price here: the position of the unit, four plans that the MLS records at a half-dozen different sizes, a bundled club membership priced into every sale, a $24,680 fee stack, and a sales record too thin for a model’s usual comparable radius to find anything at all.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A model sees square feet and bedrooms, not whether the home is up a flight of stairs. In Middleburg that is a variable that matters: the two most recent MLS closings were both lower-level units, and a model that prices by size alone has no way to weight that pattern against a much smaller sample than Braeburn’s.
The county has four Middleburg plans; the MLS rows in five years carry living areas from 1,700 to 2,382 square feet, including 1,800, 1,905, 2,070, 2,075 and 2,382, none an exact county plan. Whatever size an estimate reads from a listing feed, it multiplies by a rate built from other listings with their own entries, and the error compounds.
Every Stonebridge sale conveys a club membership the buyer cannot decline: “there are no equity or deposits required to become a member,” per the club’s membership page. A model comparing your home with a non-club condominium nearby is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.
A Middleburg owner pays $24,680 a year in condominium and club charges; a Braeburn owner inside the same gate pays $25,152 and a Carrington owner $23,624. Fee classes are not a standard listing field, so a model sees none of it, and over the life of a mortgage the difference changes what a buyer can pay for the home.
Most automated valuation models assume dozens of nearby comparables inside a rolling window. Middleburg produced two MLS closings in the last year and thirteen qualified county sales in five. A model built for a subdivision of a thousand houses does not know what to do with that little data, and it often falls back on a citywide condominium rate that has nothing to do with Aberdeen Lane.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan and position in Middleburg, with every source named. The Home Valuation form at the top of this page starts exactly that, free.
A Middleburg at Stonebridge buyer prices five costs into an offer: the $7,080 calendar-2026 condominium fee, the $17,600 FY2027 club layer, property tax reset to the purchase price, an HO-6 policy, and $18,399 paid once to the master association at closing, including the $17,500 New Owner Capital Contribution.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Collier County Property Appraiser 2026 preliminary roll)
| Line, FY2027 | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920, until the loan is paid off in February 2035 |
| F&B Service Charge | $950, in lieu of a per-meal gratuity; no food minimum |
| Strategic Reserves (new) | $100 |
| Total | $17,600, billed at $4,400 a quarter |
Sources: the club’s FY2027 schedule dated September 2, 2026 and its Cost of Ownership page. The club’s two FY2027 documents label the two master lines oppositely; together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues.
| Item | Amount | Basis |
|---|---|---|
| Middleburg condominium fee | $7,080 a year, $1,770 a quarter | Calendar 2026 |
| Club and master layer | $17,600 a year | FY2027 |
| Recurring association charges | $24,680 a year, about $2,057 a month | Our sum |
| Property tax at the Middleburg median | $4,482 a year | 2026 preliminary roll |
| Before insurance and usage | about $29,162 a year | Our arithmetic |
| At closing, outside buyer, to the master association | $18,399 | FY2027 |
Middleburg’s recurring association charges are the lowest of Stonebridge’s three coach-home condominiums: Braeburn’s are $25,152 and Ashton Oaks’s are $25,400. At Middleburg’s 60-month MLS median of $700,000, the recurring charges equal about 3.5 percent of the price a year, our arithmetic, before tax and insurance.
| One-time charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, new (outside) buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership Transfer Fee | $600 |
| Master Estoppel Fee | $299 |
| Outside buyer’s cash to the master association | $18,399 (our sum) |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing, per the club’s FY2027 schedule. The 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.” That makes Stonebridge owners moving within the gate a real Middleburg buyer pool. At $18,399, the outside buyer’s cash equals about 2.6 percent of Middleburg’s 60-month median of $700,000, our arithmetic.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment that made the change. Both of Middleburg’s MLS closings in the trailing twelve months, April and July 2026, closed under today’s $17,500 figure; a buyer who closed before April 25, 2025 paid the older, formula-based amount, and a careful valuation of any pre-2025 comparable reads it that way.
Middleburg’s median 2026 preliminary tax bill is $4,482 on a median just value of $514,112 (an even count, the mean of the middle pair, $476,739 and $551,484), with no non-ad-valorem assessment. Florida’s Save Our Homes cap follows the owner, not the unit, and only 29 of 84 Middleburg units, 34.5 percent, are homesteaded, so a buyer’s first bill is often well above a homesteaded seller’s. Every Stonebridge parcel sits in millage area 133, which shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at that rate each $100,000 of taxable value costs about $940 a year. That is the mechanism, not a quote for any home.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027, though a Middleburg buyer should still ask the Middleburg association about any pending special assessment. Stonebridge has no food-and-beverage minimum either. Both absences belong in your listing presentation.
A Middleburg at Stonebridge seller owes the buyer disclosure before the contract is signed. Middleburg is a Chapter 718 condominium inside the Stonebridge master association, which is a Chapter 720 homeowners association, so a Middleburg sale runs through section 718.503’s resale package and may also involve the master association’s section 720.401 summary.
Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 718.116, 720.30851, 689.261 and 689.302, retrieved Sep 2026; Stonebridge Country Club Amended and Restated Declaration, member-era copy)
Under section 718.503(2), a Middleburg resale buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws, rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none was completed, any milestone summary and the FAQ document, plus the state’s governance form. A buyer who receives them after signing may cancel within 7 days, excluding weekends and legal holidays, under the version of the statute effective January 1, 2025. Middleburg’s own condominium instruments, recorded in 1995 through 1997, sit behind the club’s member login, so we request the package from the association’s manager the week you decide to sell.
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 Stonebridge residences, and section 720.401 requires a disclosure summary before the contract is signed on a resale of a parcel governed by a Chapter 720 association, supplied by the parcel owner, with the statutory warning in conspicuous type and a buyer’s right to cancel within three days after receiving it or before closing, whichever comes first. Section 720.401 also states that it does not apply to an association regulated under Chapter 718. Middleburg is such an association, and a Middleburg unit also sits inside the master association. Which disclosure regime governs a given Middleburg sale therefore depends on how the documents and the statutes apply to your unit, and a Middleburg seller may owe both the condominium package and the master association’s summary. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice.
The master association issues its estoppel certificate through the Controller’s office listed on the club’s real estate page, at $299 for FY2027, and the Middleburg condominium association issues a second one under section 718.116. Under section 718.116(8) and section 720.30851, as amended in 2024, the standard fee is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both the day a contract is signed.
Section 689.302, created in 2024 and amended in 2025, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Middleburg the tax item matters on every homesteaded sale, since roughly a third of the neighborhood carries the exemption.
These are the Middleburg facts a buyer’s attorney will find, and they are better coming from you: mandatory club membership and the $17,500 contribution with its 2025 change; the master leasing limits of 30 days minimum and four leases a year, and Middleburg’s own board approval of leases with no pets for tenants; the unconfirmed garage count; the two-story reading of the buildings; and the Airport-Pulling Road widening on Stonebridge’s west edge.
What moves a Middleburg at Stonebridge coach home’s number before listing is the evidence a buyer’s lender, insurer and attorney will ask for: the Middleburg resale package and reserves, both estoppels, the building’s flood map reading, the story-count answer for Florida’s condominium safety laws, the unit’s interior condition, and presentation timed to a market with almost no direct competition.
Data updated: September 2026 (FEMA National Flood Hazard Layer, retrieved Sep 2026; Collier County 2026 Floodplain Protection Newsletter; Stonebridge Country Club hurricane shutter standards and open house rules)
In a Middleburg sale the budget, reserves, master insurance, hurricane deductible and any pending special assessment arrive in the resale package and the estoppel. Two stories does not mean no reserves: under section 718.112, a condominium generally must fund reserves for roofs, painting, paving and any item over $10,000 unless owners vote to waive them, and Middleburg’s 28 to 31 year old buildings, the oldest of Stonebridge’s coach-home condominiums, are well into roof-cycle territory. Ask the association for the package and the reserve status before you list, because a buyer’s lender will.
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run in 100 and 200 series, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings, including a zero-row result for an Aberdeen Lane query on September 24, 2026. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification. Since January 1, 2025, section 718.503 also requires each resale contract to state in conspicuous type either that the association is required to have a milestone inspection or SIRS and whether it has completed them, or that it is not required to have one. If the two-story reading holds, it is a real selling point against taller Naples condominiums, and we add the certifying route, the declaration’s plot plans, to the listing file.
The Middleburg test point at 2120 Aberdeen Lane maps in FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, outside the Special Flood Hazard Area, with a ground elevation of about 9.72 feet NAVD88 and a Category 2 state surge planning zone. The nearest Zone AE we found, at 1940 Willow Bend Circle about a quarter kilometer to the west along the golf-course lake system, is a reminder that our check is a street point, not a building-by-building survey. No FEMA letter of map change names a Middleburg building by name, which differs from the neighboring Braeburn record, where three revalidated letters do; whether that is a real difference in exposure or simply a difference in which buildings ever applied for one is not established by the record we read. If your building sits closer to the lake edge than the tested point, an elevation certificate or a lender’s flood determination settles it. Collier County’s Flood Info Hotline, (239) 252-2942, will check whether the county holds one.
Under section 718.111(11), the Middleburg association insures the condominium property, and the buyer carries an HO-6 policy for interior finishes, fixtures and contents, with at least $2,000 of loss-assessment coverage under section 627.714. Citizens Property Insurance’s flood requirement, which reaches personal residential wind policies by January 1, 2027, does not apply to condominium unit-owner policies, per Citizens. That keeps a Middleburg buyer’s insurance question smaller than a house buyer’s.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position from May 1 to November 30, by which side of the building faces what. Clear, opaque, rolling, accordion and fabric systems are allowed on every elevation; Bahama and colonial shutters cannot stay up facing the street; plywood may stay up only on a preserve view. In a condominium the association may own the openings, so ask the Middleburg association whether it runs a window or shutter program before an inspector asks for you.
Middleburg is too thin a market for a reliable seasonal read, but it does not need one right now: on 24 September 2026 there was no active Middleburg listing at all, against nine across Stonebridge. That gap, more than any calendar, is the case for listing now rather than waiting for a season.
Middleburg leases run at least 30 days and no more than four a calendar year under the master Declaration, whole unit only, to natural persons, with Middleburg board approval, a posted $100 processing fee to the manager plus a payment to the club (shown at $450 on the association’s own dated form; confirm the current amount), two persons per bedroom occupancy, and no pets for tenants, per the Middleburg lease application. A lease does not stop a sale, but the buyer takes subject to it, so line up the lease end, showing access and the expected closing date from the start.
Stonebridge has its own rulebook. An open house must be registered with the association office by 1:00 p.m. Friday, only the approved 18 by 12 inch green-on-white “Open House” sign may be used, from noon to 5 p.m. and no more than twice a week per home, and no “For Sale” or “Open House” signs may go on the home or in a vehicle. A Middleburg listing that cannot rely on a yard sign has to reach its buyer before the buyer reaches the gate.
Selling a Middleburg at Stonebridge coach home costs the negotiated commission plus Florida’s deed stamp tax of $0.70 per $100, about $4,900 at the $700,000 60-month median, two estoppel certificates, a prorated share of the year’s property tax and any credits you agree. In Collier County the buyer customarily pays the owner’s title policy.
Data updated: September 2026 (Florida Statutes sections 201.02, 718.116 and 28.24; Florida Department of Revenue; Collier County closing custom per our shared cost-of-selling research)
| Line | At $750,000 | Who customarily pays in Collier County |
|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $5,250 | Seller |
| Master association estoppel, FY2027 | $299 | Seller |
| Middleburg condominium estoppel, current account | up to $299 | Seller |
| Owner’s title insurance policy | promulgated rate | Buyer |
| Deed recording | about $18.50 to $35.50 | Buyer |
| Property tax proration | seller’s days of the year | Credit from seller to buyer |
| Settlement fee | commonly $500 to $1,500 | Negotiable |
| Listing and any buyer-side compensation | negotiable | Set in your listing agreement |
Source: section 201.02 and the Florida Department of Revenue for the stamp tax; sections 718.116 and 720.30851 for the estoppel caps; section 28.24 for recording; Collier County custom as the contract leaves it. The dollar figures are our arithmetic, not a quote; the contract always controls.
Commissions are negotiable and set in your listing agreement. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements with their own agents before touring. A seller may still offer to contribute toward a buyer’s costs. We walk every Middleburg seller through a written net sheet before a list price is set.
A free in-person Middleburg at Stonebridge valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from Middleburg’s recorded sales of your plan and position, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the MLS and county sales of your plan and position in Middleburg, matched for building, view and condition, adjusted for time with Middleburg’s own year-by-year record, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $7,080 condominium fee, the $17,600 club layer, the $18,399 an outside buyer brings to the master association, the flood reading for your building and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or request a free Middleburg at Stonebridge home valuation, and call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Middleburg at Stonebridge covers pricing, marketing, negotiation, both estoppels and the condominium package in full.
McGreevy and Comisar is a top-reviewed Middleburg at Stonebridge listing agent team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Middleburg 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 Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Middleburg at Stonebridge valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association and club paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Middleburg home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, return to our Middleburg at Stonebridge neighborhood guide, and for the club and all ten neighborhoods, our Stonebridge Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with buying a home in Middleburg at Stonebridge or call Marc at (239) 287-5873.
These are the valuation questions Middleburg at Stonebridge owners actually ask, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, FEMA’s records, Florida’s condominium statutes and the club’s published fee schedules and documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your position, plan, building, view and condition. Across the county’s first ten-sale window, 60 months, Middleburg sold from $529,000 to $840,000 at a median of $650,000, and the MLS’s own 60-month window shows a median of $700,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from sales of your plan and position in Middleburg, on both the MLS and the county record, matched for building and condition, adjusted for time with Middleburg’s own series, tested against active listings, with every source named. We provide that free, with no obligation to list.
The sample is too thin for a clean position-by-position median at Middleburg the way it is at Braeburn. What we can say from the record: both MLS closings in the trailing twelve months were lower-level units, at $750,000 and $770,000, and the highest recorded sale in the five-year county window, $840,000, was also a lower-level home.
The MLS recorded 7 closings in the 24 months to 26 September 2026, median $750,000, from $615,000 to $770,000. The county recorded five qualified resales in calendar 2025 (median $700,000) plus the single 2026 recording of $770,000.
The highest qualified Middleburg sale on the county record we read is $840,000, recorded in 2024. The highest MLS closing in five years was $875,000 in June 2023.
On MLS living area the median was $321 over both 24 and 60 months (n=7 and n=17 respectively) and $333 over 36 months. On the county’s base area the year-by-year medians ranged from about $215 a foot in 2021 to $457 a foot on the single 2024 sale. Never compare the two measures.
Over the MLS’s first ten-sale window, 60 months, the median was 4 days on market. Over the more recent 24-month window, seven closings, the median was 59 days, including one 238-day outlier. Both are true; read the longer window as character and the shorter as current pace.
At a median 96.8 percent of the final list price over 60 months (n=15), and 93.9 percent over the more recent 24 months (n=7). All of Stonebridge ran 95.4 percent (n=75) in its own 24-month window, and Braeburn 96.1 percent (n=10).
None. On 24 September 2026 the Southwest Florida MLS showed nine active listings across Stonebridge and none in Middleburg, which is 0.0 months of supply. A Middleburg owner who lists now has no direct competition.
The record is too thin to call a clean direction. The county’s qualified sales rose from a $439,000 median in 2021 to a single $840,000 sale in 2024, then settled to a $700,000 median on five sales in 2025; the two 2026 MLS closings, $750,000 and $770,000, sit inside that 2025 range rather than below it.
The county’s qualified median rose about 59 percent from $439,000 in 2021 (n=5) to $700,000 in 2025 (n=5). Today’s five-year median of $650,000 is roughly 3.5 times the original developer median of $188,050.
Braeburn shares Middleburg’s exact two upper-level plans, 2,172 and 2,182 square feet, and its county window reaches ten qualified sales at 24 months against Middleburg’s 60, so its sales are a useful cross-check on those two plans specifically. It never replaces Middleburg’s own sales, and it says nothing about Middleburg’s smaller lower-level plans, which Braeburn does not share.
Because models cannot see your position, read MLS square footage entered a half-dozen different ways, cannot see the bundled membership or the $24,680 fee stack, and are built for markets with far more sales a year than Middleburg’s two.
The MLS carries the living area the listing agent entered; the county carries its own base area. Middleburg has four county plans, but the MLS rows include 1,700, 1,800, 1,905, 2,070, 2,075 and 2,382 square feet among others. Always ask which square foot a figure divides by.
No. Just value is the county’s assessment for tax purposes. Middleburg’s 2026 preliminary median just value is $514,112, against a 60-month median resale of $700,000. It is useful for ranking and useless as a list price.
It can, and by how much varies by building. The county record does not map frontage unit by unit, so no Middleburg-wide premium can be calculated from it. We measure it from closed sales of your plan with and without the view.
It shapes who buys and what they can pay. Every buyer becomes a member automatically, with no equity or deposit, pays $17,600 a year in club-level charges for FY2027 plus the $7,080 condominium fee, and brings $18,399 to the master association at closing as an outside buyer.
The buyer, under the club’s documents: the Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift any cost, so we price with it in view.
Yes. Until April 2025 the contribution followed a Declaration formula, about $6,197 for an outside buyer in FY2025, so a buyer then paid roughly $11,300 less to the association than today’s outside buyer. Neither of Middleburg’s two most recent MLS closings falls before that change.
Not as a lump sum on the club’s published billing. The $1,920 fee is billed at $480 a quarter until the loan is paid off in February 2035; on our reading you owe the installments due through closing, and the master estoppel confirms the figure.
Two: one from the Stonebridge master association, $299 for FY2027, and one from the Middleburg condominium association, capped at $299 for a current account under section 718.116(8), plus $119 for delivery within three business days.
The condominium resale documents under section 718.503, and possibly the master association’s section 720.401 summary as well, because Middleburg is a Chapter 718 condominium inside a Chapter 720 master. The flood disclosure under section 689.302 applies to every residential sale. Confirm the correct package with your closing agent or attorney; this is not legal advice.
The Middleburg lease application requires board approval of leases. Whether the 1995 condominium documents also require approval of a sale is in those member-only documents, so we confirm it with the association’s manager before listing and build the time into the contract.
Those laws apply to condominium buildings three or more stories tall. Middleburg’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building, but story counts are not yet confirmed from the recorded plans.
Only the Middleburg association’s estoppel can say. No master special assessment appears in the club’s schedules from FY2019 to FY2027; we ask the Middleburg association before listing so the answer is in the file.
The tested point, 2120 Aberdeen Lane, is FEMA shaded Zone X on panel 12021C0194J, effective February 8, 2024, outside the Special Flood Hazard Area, with a ground elevation of about 9.72 feet NAVD88. That is a street test, not a building determination, so check your building’s elevation certificate if it sits closer to the golf-course lake edge.
No. Stonebridge has no community development district and no special-district or MSTU assessment, and every Middleburg unit carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.
Usually higher if you are homesteaded, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. Middleburg’s median 2026 preliminary bill is $4,482; at 9.4020 mills each $100,000 of taxable value costs about $940 a year.
Middleburg’s five-year record is too thin for a reliable seasonal read, and it does not need one right now: with zero active competition on 24 September 2026, timing matters less than pricing correctly the moment you list. The July 2026 sale in 9 days shows a well-priced Middleburg home selling off season too.
You can, but the lease shapes the sale. Showings run through the tenant and the gate, leases run at least 30 days under the master Declaration, and tenants may not keep pets. Time the lease end to the expected closing where you can.
Understand the rules first: whole unit, at least 30 days, no more than four leases a year, Middleburg board approval and a processing fee, no tenant pets. Holding also keeps $24,680 a year in association charges in play before tax and insurance.
Yes. List the furnishings in the contract; a lender values the real estate only, so we price furnished and unfurnished comparables separately and say which is which.
Florida’s deed stamp tax is $0.70 per $100, about $5,250 at the $750,000 recent MLS median, customarily paid by the seller. Add two estoppels, a property tax proration and any negotiated commissions or credits. In Collier County the buyer customarily pays the owner’s title policy.
You can hold an open house if you register with the association office by 1:00 p.m. Friday and use only the approved green-on-white “Open House” sign, noon to 5 p.m., no more than twice a week. For Sale signs are not allowed on the home or in vehicles.
Over their own first ten-sale windows, Middleburg sold at 96.8 percent of list in a median 4 days on 17 closings, and Braeburn at 96.1 percent in 22.5 days on 11. Middleburg carries a $472 lower fee; Braeburn carries a deeper, faster-accumulating comparable pool. The decision table above sets them side by side.
Get a written valuation built from your plan’s and position’s recorded sales, ask the Middleburg association for the resale package, reserves and insurance summary, and confirm your building’s flood reading. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Middleburg at Stonebridge valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s recorded sales and public records, Florida Statutes and state agencies, FEMA, or the club’s and the Middleburg association’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 24 and 26 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser sales file and 2026 preliminary roll, files dated 29 August 2026.
The club, the master association and Middleburg, first-party sources
Club documents preserved in the Internet Archive
Collier County records
Flood mapping and federal records
Florida Statutes, bills and state agencies
Trade reporting
Our own assets
Every Middleburg at Stonebridge document below links its official custodian, the club and its community association, the Middleburg 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 Middleburg valuation | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club layer, Middleburg’s $7,080 calendar-2026 fee, the $17,500 contribution, $600 transfer fee and $299 estoppel | Stonebridge Country Club, PDF |
| FY2025 Dues and Fees Schedule, updated 04/11/2025 | The notice changing the capital contribution from April 25, 2025 | Stonebridge Country Club, PDF |
| FY2019 detailed neighborhood fees | The $4,300 starting point for Middleburg’s fee history | Stonebridge Country Club, PDF |
| Middleburg lease application | Board approval, the processing fee and no pets in leased units | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing and the master leasing limits | Stonebridge Country Club via the Internet Archive, PDF |
| Middleburg Declaration of Condominium, Instrument 1978748, OR 2103 Page 137 | The condominium’s creation, September 26, 1995, and its 1996 and 1997 phase amendments | Collier County Clerk Official Records search |
| Hurricane Shutter Standards | Which storm devices may stay up on each view | Stonebridge Country Club, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the Class 5 discount and the flood hotline | Collier County, PDF |
| Airport Road widening, comments and county responses | The west-side road work near Stonebridge and no noise wall | Collier County, PDF |
| Florida Statutes section 718.503 | The condominium resale document package | Florida Legislature |
| Florida Statutes section 720.401 | The master association disclosure summary and its Chapter 718 exception | Florida Senate |
| Florida House staff analysis, HB 979 (2024) | The $299, $119 and $179 estoppel caps | Florida Senate, PDF |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation items an insurer reads | Florida Office of Insurance Regulation, PDF |
| Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | Florida Department of Revenue, PDF |
Three documents that matter most are not public: the Middleburg budget, reserve schedule and insurance summary, from the association; Middleburg’s 1996 Phase II and 1997 amendment instruments in full text, behind the club’s member login; and your two estoppel certificates, from the Controller’s office and the Middleburg association on request.
You reach the Middleburg at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Middleburg at Stonebridge home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and with no Middleburg listing on the market, it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Middleburg at Stonebridge neighborhood guide, and about buying inside the gate on buying a home in Middleburg at Stonebridge. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.