Estero, Florida
What your Pinecrest at Stoneybrook condo is worth, from every MLS closing in 12 months and the county's recorded sales to 2009. McGreevy and Comisar price by phase, size and label and show the net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Your Pinecrest at Stoneybrook condo is worth about what flats of the same size, label and phase closed for recently, adjusted for condition: in the 12 months to September 29, 2026 that meant 12 Southwest Florida MLS closings from $225,000 to $325,000 at a $268,750 median. This valuation guide sits beside our Pinecrest at Stoneybrook neighborhood guide and the wider Stoneybrook community guide in Estero, and it shows the reasoning behind a value, not only the number. If you are comparing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This page is about Pinecrest I, II, III and IV at Stoneybrook in Estero, Lee County, ZIP 33928, 208 two-bedroom condominium flats on Lancaster Run built between 2000 and 2003. It is not the Fort Myers communities that share the Stoneybrook name. Every figure names its window, and where the record stops we say so.
Ready to act on a value? Our Pinecrest at Stoneybrook seller guide covers pricing, costs and the approvals, and our Pinecrest at Stoneybrook buyer guide shows what a buyer sees. For the neighbors, read what a Stoneybrook home is worth and what a Stoneybrook Villas home is worth.
McGreevy and Comisar are the best realtor for valuing a Pinecrest at Stoneybrook condo because we value each flat against the closed sales of its own size, label and phase, show every comparable with its list price and days on market, and tell you where the record is thin. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. A valuation from us is a written comparable set, a range and a net sheet, and it is built from records you can check.
Recent Pinecrest at Stoneybrook track record (last 12 months): In the last 12 months Pinecrest at Stoneybrook has seen 12 MLS-marketed resales (Southwest Florida MLS Matrix, pulled September 29, 2026, closings to that date), at a median of $268,750 (n = 12, even, the mean of the middle pair $267,500 and $270,000), a range of $225,000 to $325,000, $3,250,500 in total volume, a median of 47.5 days on market and a median sold-to-list ratio of 97.0%. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 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.
In the last 12 months we tracked every one of those 12 closings, and Top 1% Real Estate Agents Nationally Since 2008 means we show our work.
Honors and recognition:
Those honors are career honors across Southwest Florida. What we claim about Pinecrest at Stoneybrook is narrower: we have read the master association's residents' guide, applications and FAQ, the community development district's FY2026 budget, the state's condominium register and every closed sale in the MLS record. We have not read the four recorded declarations page by page, and we say so.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pinecrest at Stoneybrook owners who read nothing else on this page should know these eleven facts, each sourced below. They decide the number on a valuation more than any online estimate will, and each is specific to this gated neighborhood of two-bedroom flats in Estero. To go straight to the form, start here.
Pinecrest at Stoneybrook owners can use the links below to jump straight to the size table, the twelve recent sales, the trend, the Villas comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners decide: the range first, then how it is built, then what moves it, then what you net.
Your Pinecrest at Stoneybrook condo is worth about what flats of the same MLS living area and label closed for recently, adjusted for condition and phase: over 24 months that ranged from a $265,000 median for 1,160 square foot flats to a $290,000 median for 1,306 square foot 2+Den flats, at a neighborhood median of $277,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 24-month window, 24 closings)
The MLS does not split Pinecrest from the rest of Stoneybrook, so we assigned each closing to Pinecrest by matching its price and date, within 45 days, to a recorded county sale on a Pinecrest parcel. That gives 24 closings in 24 months, and our Pinecrest at Stoneybrook neighborhood guide describes the method in full. Grouped by the MLS living-area figure, they look like this, and every row is a small sample.
| MLS living area | Closings, 24 months | Median sold | Lowest to highest | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,061 sq ft | 3 | $280,000 | $249,000 to $290,000 | 69 | 97.0% |
| 1,134 sq ft | 2 | $275,000 | $275,000 to $275,000 | 95 | 95.7% |
| 1,160 sq ft | 6 | $265,000 | $257,000 to $295,000 | 47.5 | 94.9% |
| 1,212 sq ft | 4 | $287,500 | $270,000 to $295,000 | 8 | 98.2% |
| 1,306 sq ft | 9 | $290,000 | $225,000 to $325,000 | 75 | 95.3% |
If your flat is a 1,160 square foot two-bedroom, your closest set is six sales, from $257,000 to $295,000 at a $265,000 median and 94.9% of list. If it is a 1,306 square foot 2+Den, the nine sales ran $225,000 to $325,000 at $290,000. The spread inside a row is as important as the median: it is condition, phase, asking history and paperwork.
We give you a range, not a point, because 12 closings a year cannot support false precision. The range comes from the closest comparables, adjusted for condition and for what the estoppel shows, and it comes with the list prices and days on market of each comparable so you can see how much of a discount to expect.
To value your flat we need the phase (I, II, III or IV), the size and label as marketed, the condition and what has been replaced, whether a tenant is in place, and the association paperwork you hold. The free home valuation collects them, and Jesse follows up at (239) 898-6072.
A Pinecrest at Stoneybrook condo is valued from comparable closings first, then adjusted for size, label, phase, floor, condition and the association's paperwork, with the sold-to-list pattern telling us how much of an ask a buyer will pay. Nothing in the data lets us price a view or a renovation, so we say so.
We start with the recent Pinecrest closings that match your flat's MLS living area and label, and we widen only when there are too few. With 12 closings in 12 months and 24 in 24, the set is small, which is why we list them.
The county roll shows six heated sizes, from 1,080 to 1,225 square feet, and the MLS shows living areas from 1,061 to 1,306. They do not line up, and we have no association plan sheet, so we compare like MLS figures with like and never mix the two. Confirm your flat's size before comparing prices.
The MLS carries "2 Bed" and "2+Den" for flats that the county records as two-bedroom. Over 24 months 15 "2 Bed" sales closed at a $275,000 median and nine "2+Den" sales at $290,000, and in the 12-month window six of each closed at $265,000 and $280,000. We treat the den label as a marketing description of a room.
The MLS fields we hold do not record a golf or water view for these flats, and the course is district property and not a common area, so we make no golf-frontage or lake-view premium claim. If your flat has a view, we photograph it and show buyers; we do not add a figure we cannot support from closings.
Condition explains part of the spread between flats of the same size that closed at $225,000 and $290,000 in the same month, March 2026. The MLS does not tag renovation, so we cannot measure it in this neighborhood. A 2000 to 2003 flat has air-conditioning, water heater and windows in the middle of their service lives unless replaced, and the sub-association's records show the building's roof age.
The county record hints at a Phase IV premium and a ground-floor premium in 2023, both on small samples, and the premium faded since 2025. We use them as hints and let the closest comparables decide.
Over 12 months the median flat sold at 97.0% of its final list price, $8,749.50 under it, and nine of 12 sold below list. Over 24 months 21 of 24 sold below list at a median $10,000 under. That pattern is how we translate an asking price into a value: a flat listed above the closings does not sell at its ask.
A clean estoppel, a current budget and a reserve schedule support a value, while a pending special assessment or unclear reserves reduce it. Each of the four associations has its own, so the estoppel for your phase belongs in the valuation.
Pinecrest at Stoneybrook has 208 flats on the county roll and 12 recent closings to read against yours. Selling a Pinecrest condo in Stoneybrook? Get a free Pinecrest at Stoneybrook home valuation or Call Jesse direct at (239) 898-6072. Buying at Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers.
Pinecrest at Stoneybrook condos sold for $225,000 to $325,000 across 12 MLS closings in the 12 months to September 29, 2026, at a $268,750 median, $224.33 per MLS square foot, 47.5 days on market and 97.0% of the final list price. Every one of the 12 is listed below by month, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month window, 12 closings)
The list price is the final list price before closing, and price per square foot is sold price over MLS living area.
| Closed | Beds and baths | MLS living area | List price | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 2 and 2 | 1,061 | $254,900 | $249,000 | $235 | 97.7% | 3 |
| Apr 2026 | 2 plus den and 2 | 1,306 | $325,000 | $325,000 | $249 | 100.0% | 35 |
| Apr 2026 | 2 and 2 | 1,160 | $269,900 | $272,000 | $234 | 100.8% | 17 |
| Mar 2026 | 2 plus den and 2 | 1,306 | $295,000 | $295,000 | $226 | 100.0% | 2 |
| Mar 2026 | 2 and 2 | 1,212 | $275,000 | $270,000 | $223 | 98.2% | 0 |
| Mar 2026 | 2 plus den and 2 | 1,306 | $285,000 | $225,000 | $172 | 78.9% | 82 |
| Mar 2026 | 2 plus den and 2 | 1,306 | $299,999 | $290,000 | $222 | 96.7% | 200 |
| Feb 2026 | 2 plus den and 2 | 1,306 | $275,000 | $267,500 | $205 | 97.3% | 75 |
| Feb 2026 | 2 plus den and 2 | 1,306 | $295,000 | $270,000 | $207 | 91.5% | 195 |
| Jan 2026 | 2 and 2 | 1,160 | $275,500 | $257,000 | $222 | 93.3% | 55 |
| Dec 2025 | 2 and 2 | 1,160 | $275,000 | $265,000 | $228 | 96.4% | 40 |
| Sep 2025 | 2 and 2 | 1,160 | $279,900 | $265,000 | $228 | 94.7% | 94 |
One further transaction, in March 2026, was entered in the MLS after closing at $285,000 for a 1,200 square foot two-bedroom flat. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
The lowest closing, $225,000 in March 2026, was a 2+Den flat that listed at $285,000 and took 82 days. The highest, $325,000 in April 2026, was also a 2+Den flat, at list price in 35 days. Both are 1,306 square feet by the MLS figure, so the $100,000 gap is condition, timing and asking history and not size.
The 12-month median is $224.33 per MLS square foot and the 24-month median $234.01, but price per foot does not rise with size in this neighborhood, and MLS and county areas differ. We use the foot as a check, not a method.
Pinecrest at Stoneybrook values peaked in 2023, when the MLS median was $340,000 across 15 closings, and have eased since to $280,000 in 2025 and $270,000 in 2026 to September 29, while the county's recorded median rose 53 percent from 2021 to 2023 and fell 20 percent by 2026. Every year below names its count.
Data updated: September 2026 (Southwest Florida MLS Matrix and Lee County recorded sales, both to the dates shown)
Every year below counts MLS-marketed closings only; the 2021 row covers November and December, and the 2021 and 2024 rows are small samples.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (Nov and Dec) | 4 (small sample) | $272,350 (mean of $269,800 and $274,900) | $228,700 to $280,000 | 2 | 102.8% |
| 2022 | 10 | $309,500 (mean of $306,000 and $313,000) | $274,500 to $332,500 | 2.5 | 100.0% |
| 2023 | 15 | $340,000 | $277,000 to $369,900 | 11 | 97.5% |
| 2024 | 8 (small sample) | $325,000 (mean of $320,000 and $330,000) | $278,500 to $360,000 | 46 | 94.4% |
| 2025 | 11 | $280,000 | $265,000 to $305,000 | 63 | 96.4% |
| 2026 to September 29 | 10 | $270,000 (mean of $270,000 and $270,000) | $225,000 to $325,000 | 45 | 97.5% |
The county's qualified recorded sales cover more years than the MLS and include sales never marketed through the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 11 | $270,000 |
| 2025 | 12 | $277,500 |
| 2024 | 8 | $325,000 |
| 2023 | 16 | $337,500 |
| 2022 | 12 | $302,000 |
| 2021 | 26 | $220,500 |
| 2020 | 21 | $185,000 |
| 2019 | 17 | $180,000 |
| 2018 | 22 | $178,000 |
| 2017 | 21 | $182,500 |
| 2016 | 20 | $175,385 |
| 2015 | 13 | $165,000 |
| 2014 | 14 | $153,500 |
| 2013 | 18 | $133,500 |
| 2012 | 9 | $119,000 |
| 2011 | 10 | $123,750 |
| 2010 | 10 | $123,500 |
| 2009 | 8 | $123,000 |
From 2012's $119,000 to 2023's $337,500 the county median nearly tripled, then it fell to $270,000 in 2026. Since September 29, 2025 the county file shows 13 qualified sales at a median of $270,000, and it holds 269 in all for Pinecrest. Small counts move medians, so we describe direction and not a precise rate. The 2001 sale on file, one at $133,400, is not shown, and the full record sits in our Pinecrest at Stoneybrook neighborhood guide.
The MLS counts only marketed sales and the county counts every qualified recorded sale, and the county's 2025 median ($277,500, 12 sales) sits next to the MLS's ($280,000, 11 sales). Both agree on the direction, and we use the MLS for pace and the county for length.
Four differences change a Pinecrest at Stoneybrook value most in the record: MLS size and bed label, phase, floor and condition. Size and label are the clearest, with a $25,000 median gap between 1,306 square foot 2+Den flats and 1,160 square foot two-bedrooms over 24 months. The others are hints on small samples.
Data updated: September 2026 (24-month MLS window; county recorded sales 2021 to July 2026)
Over 24 months the nine 1,306 square foot 2+Den closings had a $290,000 median and the six 1,160 square foot closings $265,000, a $25,000 gap. Both are small samples, and the den label is a room description, since the county roll shows two bedrooms on every parcel.
From 2021 to July 2026 the county shows Phase I at 18 qualified sales and a $275,000 median, Phase II at 25 and $278,500, Phase III at 16 and $273,500, and Phase IV at 26 and $292,500. Since January 1, 2025 the counts are Phase I 6 at $272,500, Phase II 7 at $280,000, Phase III 6 at $273,500 and Phase IV 4 at $280,000. Phase IV's long-run lead is a hint, not a rule, and each phase has its own manager, budget and reserves.
Unit numbers on the roll follow a building, floor and unit pattern, and we infer two floors from it; we have not read a plan. From 2023 on, 32 ground-floor sales closed at a $312,500 median and 15 upper-floor sales at $290,000, and since 2025 the two are $275,000 (17 sales) and $270,000 (6 sales). The 2023 gap may reflect the peak more than the floor.
Two flats of the same size closed at $225,000 and $290,000 in March 2026. The MLS does not tag renovation, so we compare finishes on the day, and we adjust from the comparables, not from a rule of thumb.
A special assessment, a low reserve or a short-notice roof project changes what a buyer will pay. Each of the four associations is its own corporation, so a flat in Pinecrest I and a flat in Pinecrest IV can sit a short walk apart and carry different roof ages, reserve balances and insurance deductibles.
Online value estimates miss on Pinecrest at Stoneybrook condos because the neighborhood produces about 12 MLS closings a year, so a single sale moves the figure, and because an automated estimate cannot see condition, phase, floor, size label or the association paperwork. A sale-by-sale comparison from the closed record is more reliable.
Data updated: September 2026 (12-month MLS window, 12 closings; 24-month window, 24 closings)
With 12 closings in 12 months and a $100,000 spread between the lowest and highest, one closing can shift a neighborhood estimate by thousands of dollars. The March 2026 pair, $225,000 and $290,000 for flats of the same MLS size, shows how wide a single month can be.
The estimate does not know your phase, your roof, your dues or your pending assessment, and it does not know that a flat sold at $325,000 in 35 days because it was presented and priced well. Buyers in this neighborhood see the estoppel, and the estoppel moves the price.
We value your flat from a written comparable set, adjust it for condition and paperwork, give a range and show the net sheet. We compare automated figures to our range if you bring one, and we explain any gap in numbers.
Pinecrest at Stoneybrook condos are valued below Stoneybrook Villas homes because they are smaller and come with a condominium regime: a $277,500 median on 24 MLS closings in 24 months against $358,750 on 22 for Stoneybrook Villas, an $81,250 gap, at $234.01 against $272.15 per MLS square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County 2026 roll and recorded sales)
| Factor | Pinecrest at Stoneybrook | Stoneybrook Villas |
|---|---|---|
| Residential parcels (2026 roll) | 208 | 174 |
| Regime | Condominium, Chapter 718, four associations (I to IV) | Attached villas, fee-simple on the roll, Chapter 720 by our inference, Villas I and II active |
| Built | 2000 to 2003, median 2002 | 1999 to 2003, median 2001 |
| Bedrooms (roll) | 2 on all 208 | 2 on 168, 3 on 6 |
| Heated area (roll) | 1,080 to 1,225, median 1,172 | 1,292 to 1,411, median 1,363 |
| Master assessment (2022 FAQ) | $440 a quarter | $440 a quarter |
| District assessment (FY2026) | $1,429.58 | $1,429.58 |
| MLS, 12 months | 12 closings, $268,750 median | 8 closings, $362,500 median (small sample) |
| MLS, 24 months | 24, $277,500 | 22, $358,750 |
| MLS, 36 months | 31, $290,000 | 31, $380,000 |
| MLS, 60 months | 58, $295,000 | 65, $390,000 |
| Median $ per MLS sq ft, 24 months | $234.01 | $272.15 |
| Median days on market, 24 months | 62 | 36.5 |
| Median sold-to-list, 24 months | 96.5% | 96.1% |
| County qualified sales, 2025 | 12, $277,500 median | 16, $353,750 median |
| County qualified sales, since Sep 29, 2025 | 13, $270,000 median | 9, $360,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Stoneybrook master association 2022 FAQ; Stoneybrook community development district FY2026 budget. MLS and county figures are never mixed, and closings are placed by county price-and-date match.
The gap is size and product: Villas are typically about 190 square feet larger on the roll (median 1,363 against 1,172), and over 36 months the price gap is $90,000, $380,000 against $290,000. A Pinecrest owner should not price against Villas, and a Villas owner should not price against Pinecrest, though buyers compare the two. The Villas neighborhood is covered at Stoneybrook Villas.
Pinecrest is the only condominium in Stoneybrook, so the Chapter 718 rules on estoppels, reserves, milestone inspections and structural reserve studies apply here and not to the villas. A Pinecrest value carries the risk that the estoppel for one of four associations surprises a buyer, while a Villas buyer reads a different document set.
Pinecrest at Stoneybrook values sit far below Stoneybrook's 732 single-family homes, which carry a county median of $540,000 since September 30, 2025 against Pinecrest's $270,000 since September 29, 2025: a different product, association structure and buyer. Pinecrest is the entry rung of Stoneybrook's three product families.
Data updated: September 2026 (Lee County recorded sales since September 29 or 30, 2025; roster figures from our Stoneybrook guide)
| Neighborhood | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Pinecrest at Stoneybrook | 208 | Condominium (Chapter 718), four associations | 2000 to 2003 | 12 | $268,750 |
| Stoneybrook Villas | 174 | Attached villas, homeowners' regime (Chapter 720, our inference from the roll) | 1999 to 2003 | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) |
| Stoneybrook single-family homes, on the community page | 732 | Homeowners' regime (Chapter 720) | 1999 to 2004 | 17 | not stated in the roster |
The single-family homes are on 50, 60 and 75 foot lots and are two-thirds of the community. Their prices do not translate to a two-bedroom flat, and our Stoneybrook community guide covers them. The roster's 43 closings in 12 months split 17 single-family, 8 villas, 12 Pinecrest and 6 that cannot be placed.
Owners sometimes compare Pinecrest with Pelican Sound, Country Creek and The Brooks. The main difference is that Stoneybrook's golf is public and optional, where those communities bundle or require golf privileges, and we value Pinecrest against Pinecrest first.
The live competition for a Pinecrest at Stoneybrook condo is the other flats for sale today, and we do not quote a neighborhood count of active Pinecrest listings, because the MLS does not split Pinecrest from the rest of Stoneybrook and active listings cannot be placed without addresses. We pull the live set for your flat when you call.
Our method places each closing to Pinecrest by matching it to a recorded county sale, which an active listing does not yet have. The honest way to count is by address, and we do it for you.
We read your flat against the closest active listings, their asking prices, their days on market and any price changes, and against the closings, so that the range we give you reflects both what buyers paid and what they are asked to pay today.
Eight flats in 24 months took more than 90 days, and their median sold-to-list ratio was 94.1%. A listing that has sat for months is a signal about its price, and we treat it as such.
The best time to value a Pinecrest at Stoneybrook condo is before you decide, because the number shapes the decision, and again before the busy months: six of the 11 closings in 2025 and seven of the 10 in 2026 fell in January through March. A value in the fall gives you time to prepare the paperwork.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings 2025 and 2026 to September 29)
A value tells you whether selling now, waiting or renting fits your plans. We do not forecast recovery. Carrying costs of roughly $3,190 a year to the master and district, plus your sub-association dues, run while you wait.
Closings landed in every quarter of the last 24 months, and the first quarter carried the most in both 2025 and 2026. A flat that is documented and live before the busy months meets the first buyers on the first tour.
Have the flat revalued after a roof project, a special assessment, a new estoppel or a lease ending, because each moves what a buyer pays.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
A buyer's costs pull down what a buyer will pay for a Pinecrest at Stoneybrook condo: the master assessment ($440 a quarter in its 2022 FAQ), the district's $1,429.58 a year, sub-association dues that are not published, and a $2,000 capital contribution at closing all sit on top of the price, and a buyer prices them in.
Data updated: September 2026 (master FAQ January 2022; district FY2026 budget; $268,750 12-month median)
At the $268,750 median the master assessment alone is about 0.65 percent of the price a year and the district assessment about 0.53 percent, together $3,189.58 or about 1.19 percent, roughly $265.80 a month, before sub-association dues, property tax and insurance. The arithmetic is ours, from the 2022 master FAQ and the FY2026 district budget.
Each of the four associations sets its own dues, and none publishes them. The estoppel states the figure, any special assessment and any balance owed. A buyer who sees a high sub-association fee lowers the offer, so we put your phase's dues in the valuation.
The master association's FAQ lists a $2,000 capital contribution paid by the buyer at closing, waived for an intra-Stoneybrook move of a primary residence occupied at least 18 months, once every three years. A buyer treats it as cash out of the budget, and it is a reason a seller may share closing costs.
Our Stoneybrook guide and some listings say cable and internet come with the master assessment, and we could not confirm that in a primary document, so we do not add it to a value. Golf is optional and public, so no owner pays a mandatory golf fee, which widens the buyer pool.
Florida rules shape a Pinecrest at Stoneybrook sale price through the Section 718.503 condominium documents a seller must deliver at the seller's expense, the estoppel capped at $299 and due within 10 business days, the reserve rules of Section 718.112 and the contract statement on milestone inspections and reserve studies, each of which a buyer prices in.
Data updated: September 2026 (Florida Statutes as published on the legislature's site)
Under Section 718.503 a buyer is entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the "Frequently Asked Questions and Answers" document, at the seller's expense. A resale contract must carry a conspicuous clause under which the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt, a right that ends at closing and cannot be waived.
Section 718.116(8) requires the association to deliver the estoppel within 10 business days of a written request and bars a fee if it is late. The cap is $299 for a current account, with surcharges for a rush or a delinquent account. The estoppel is the document that turns a value into a price, because it states the dues and any special assessment.
Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more habitable stories. The county describes the 208 Pinecrest units as two-story, which suggests the rule is not met, but only each association can say. Section 718.503(2)(e) requires a contract statement about whether the association is required to have one and whether it is complete, and Section 718.112 requires reserve budgeting unless owners have waived it.
Section 689.261 requires a prospective purchaser to receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes and that a change of ownership can trigger reassessment. A buyer's first tax bill can differ from yours, and a buyer prices that in.
What moves the number before you list a Pinecrest at Stoneybrook condo is mostly paperwork and presentation: an estoppel showing zero balance, a current budget and reserve schedule, roof and air-conditioning records, a flat photographed well, and an ask set to the closings. These cost little and change the days on market and the discount.
Order the estoppel, the declaration, the articles, the bylaws and rules, the budget and the financial statement from the manager of your phase. Have your account at zero, because the master rules disable the decals and fobs of accounts with a delinquent balance of $500 or more for 45 days or more.
Roof age from the sub-association, air-conditioning and water-heater dates, window and door work and the Village of Estero permits and final inspections for any interior change. A 2000 to 2003 flat has systems at mid-life unless replaced.
Declutter, repair what a buyer will find and photograph the flat well. In March 2026 two 2+Den flats of the same MLS size closed at $225,000 and $290,000, and presentation and the first ask were part of the difference.
The 8 flats that took more than 90 days closed at a median 94.1% of list, and the 8 that closed within 30 days at 98.2%. Price to the closings, and the first weeks work for you.
You net a Pinecrest at Stoneybrook sale's price less the commission you negotiate, the documentary stamp tax, the owner's title policy, the estoppel and your prorations and payoff: at the $268,750 median the fixed items are $3,599.35, and with example commissions the items we can compute total $10,989.98 to $17,708.73, leaving $257,760.02 to $251,041.27 before the variable items.
Data updated: September 2026 (Florida DOR rates; Rule 69O-186.003; 12-month MLS closings to September 29, 2026)
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax, and the contract controls. Stamp tax is $0.70 per $100 or portion thereof, and the owner's policy premium is the state's promulgated $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above.
| Item | $225,000 | $268,750 (median) | $325,000 |
|---|---|---|---|
| Documentary stamp tax on the deed ($0.70 per $100) | $1,575.00 | $1,881.60 | $2,275.00 |
| Owner's title policy premium (promulgated, seller pays in Lee County) | $1,200.00 | $1,418.75 | $1,700.00 |
| Estoppel certificate, current account (statutory cap) | $299.00 | $299.00 | $299.00 |
| Sum of these three items | $3,074.00 | $3,599.35 | $4,274.00 |
| Share of price | 1.37% | 1.34% | 1.32% |
The table adds two example commission lines, a 2.75 percent listing rate and a 2.5 percent buyer-agent offer, to the fixed items. They are examples for arithmetic, not our rates or a promise. The sheet leaves out the title search ($150 to $500 typically), the settlement fee ($500 to $1,500), a municipal lien search ($100 to $250), the tax proration and any mortgage payoff, which vary.
| Line at $268,750 | With a buyer-agent offer | Without one |
|---|---|---|
| Example listing commission (2.75%) | $7,390.63 | $7,390.63 |
| Example buyer-agent offer (2.5%) | $6,718.75 | none |
| Stamp tax, owner's title policy and estoppel | $3,599.35 | $3,599.35 |
| Items listed | $17,708.73 (6.59%) | $10,989.98 (4.09%) |
| Price less these items | $251,041.27 | $257,760.02 |
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised on the MLS, written buyer agreements are required before a buyer's agent tours a home, and commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward a buyer's agent and may still offer concessions on the MLS (NAR).
Florida property tax is billed in arrears for the calendar year, so a seller credits the buyer for the seller's share of the year at a closing before the bill is paid. We do not quote a Pinecrest tax bill because it depends on the assessed value, exemptions and millage.
Renting a Pinecrest at Stoneybrook condo needs the master association's online lease application at least 20 days before the lease starts, a background check for every resident 18 or older, a sub-association application and a non-refundable transfer fee, so the choice starts with approvals and carry. We publish no rent figure.
Data updated: September 2026 (master lease application 2026; residents' guide June 2026)
The master lease application states that unregistered occupancy and occupancy before approval are strictly prohibited, and directs condominium owners to a second application with their phase's manager. The residents' guide treats any occupancy by someone other than the owner and family as a lease requiring approval.
The sub-association's minimum lease term and frequency limit are not published, and we do not treat rental listings as a source, so we publish no rent for Pinecrest and no yield. Short-term rentals should be treated as not permitted until the sub-association confirms otherwise, and any that are allowed remain subject to Florida's transient rental tax rules.
Holding carries roughly $3,190 a year in master and district charges plus sub-association dues, insurance and tax, against a county median that fell 20 percent from 2023 to 2026. Selling nets the price less the items above. We lay both out in numbers for your flat and do not forecast.
Lee County's recorded sales add length and a phase split to a Pinecrest at Stoneybrook valuation: 269 qualified sales on file, 13 since September 29, 2025 at a $270,000 median, and four phases whose long-run medians run from $273,500 to $292,500. They also include sales never marketed through the MLS.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, newest recording July 29, 2026)
The county file runs back to 2009 with the sales the MLS never saw. From 2021's $220,500 to 2023's $337,500 is a 53 percent rise, and from $337,500 to 2026's $270,000 a 20 percent fall.
The county roll cannot give days on market or sold-to-list, and its heated areas do not match MLS living areas, so we never mix the two in a price-per-foot figure.
One flat with 1,080 heated square feet sold in July 2021 at $225,000, in February 2023 at $325,000 and in April 2026 at $272,000. The 2026 price was 16 percent below 2023 and 21 percent above 2021. Fourteen units on the roll have resold two or more times since 2021, so a bought-in-2023 owner should expect to sell below the purchase price before costs.
You get a free Pinecrest at Stoneybrook home valuation by starting the form on this page or calling Jesse direct at (239) 898-6072. We reply with a written comparable set built from closed sales of your phase, size and label, the current competition and a net sheet, and every conversation is confidential.
Use the valuation form on this page or read the Pinecrest at Stoneybrook seller guide for the pricing, marketing and approvals that follow a value. Buying instead? Call Marc at (239) 287-5873 and see our Pinecrest at Stoneybrook buyer guide.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
If you're searching for a Pinecrest at Stoneybrook listing agent, or thinking, "I need someone to value and sell my Pinecrest at Stoneybrook home," you are selling into Stoneybrook's entry-price neighborhood, where the value against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 12 Pinecrest at Stoneybrook closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county roll. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers.
We do not forecast. The county median rose 53 percent from 2021 to 2023 and fell 20 percent by 2026, and carrying costs of about $3,190 a year plus sub-association dues run while you wait. We show you selling now against waiting in numbers.
Historically yes on the MLS: a $290,000 median for nine 2+Den closings against $275,000 for 15 "2 Bed" closings over 24 months, both small samples, although the county roll shows two bedrooms on every parcel.
Not very with 12 sales a year. One closing moves the figure and it cannot see phase, condition or paperwork. Our written comparable set is a better starting point.
A zero-balance estoppel, a current budget, a reserve schedule and roof and air-conditioning records, because they answer a buyer's questions before the buyer asks.
Possibly, through reserves, dues and building condition. The county shows Phase IV at $292,500 since 2021 against $273,500 to $278,500 for the others, on only four sales since 2025.
The 12-month median is 47.5 days and the 24-month median 62, with the approvals adding at least 20 days before closing.
McGreevy and Comisar, the Top 1% Real Estate Agents Nationally Since 2008, is a top-reviewed Pinecrest at Stoneybrook realtor on Google. The quotes below are genuine five star reviews from sellers, in the reviewers' own words, with no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation is only as good as the advice that follows it, and we show you the closings behind ours.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Regular communication is how a range becomes a plan, and we keep owners informed from the first value to the closing.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who come back are the best evidence that a value turned into a sale.
If you are selling your Pinecrest at Stoneybrook condo to buy your next home, McGreevy and Comisar can represent you on both sides of the move, and our Pinecrest at Stoneybrook buyer guide explains what a buyer of a Pinecrest flat pays, approves and inspects. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers. Call Marc at (239) 287-5873 and read how we represent buyers, or start with our Pinecrest at Stoneybrook buyer guide.
If you are selling first, the Pinecrest at Stoneybrook seller guide covers pricing, costs and approvals, and the value on this page is where it starts.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions owners ask most about what a Pinecrest at Stoneybrook condo is worth, answered from the recent closings and the public record. Each answer names Pinecrest at Stoneybrook. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $268,750 (n = 12) and the 24-month median of $277,500 (n = 24), then move to the closings that match your MLS living area and label: $265,000 for six 1,160 square foot flats and $290,000 for nine 1,306 square foot 2+Den flats over 24 months. Adjust for condition and phase.
We report medians, not averages, because a small neighborhood is skewed by one sale. The 12-month median is $268,750, the 24-month median $277,500, the 36-month median $290,000 and the 60-month median $295,000, on 12, 24, 31 and 58 MLS closings.
The 12-month median is $224.33 per square foot of MLS living area and the 24-month median is $234.01. County and MLS square-foot figures measure different things, so we never compare them, and price per foot does not rise with size here.
Twelve MLS-marketed resales closed in the 12 months to September 29, 2026, plus one transaction entered after closing that is excluded from every median. The county file shows 13 qualified sales since September 29, 2025.
In the 12-month window the lowest was $225,000, a 2+Den flat in March 2026 that listed at $285,000 and took 82 days, and the highest was $325,000, a 2+Den flat in April 2026 that sold at list in 35 days.
Down from 2023. The MLS median was $340,000 in 2023 (n = 15), $280,000 in 2025 (n = 11) and $270,000 in 2026 to date (n = 10). County qualified sales show $337,500 in 2023 and $270,000 in 2026. Small samples describe direction, not a rate.
Over 24 months the nine 2+Den closings had a $290,000 median against $275,000 for the 15 "2 Bed" closings. The county roll shows two bedrooms on every parcel, so the den is a room description and not a third bedroom.
The MLS living-area groups run from a $265,000 median at 1,160 square feet to $290,000 at 1,306, but the 1,061 square foot group closed at $280,000, so size is not a straight line. We compare each flat with its closest matches.
It can, through reserves, dues and building condition. The county shows Phase IV at a $292,500 median from 2021 to July 2026 against $273,500 to $278,500 for Phases I to III, but Phase IV had only four qualified sales since 2025.
On our inference of floors from unit numbers, county sales from 2023 show ground-floor flats at $312,500 against $290,000, and since 2025 $275,000 against $270,000. The premium faded, so we do not add one by rule.
The median 12-month closing came in $8,749.50 under its final list price, and the 24-month median $10,000 under. Nine of 12 closings in 12 months and 21 of 24 in 24 months sold below list.
In the 24-month window the 8 flats that took more than 90 days closed at a median 94.1% of list, while the 8 that closed within 30 days closed at 98.2%. Both groups are small, and the direction is clear.
The 12-month median is 47.5 days on market and the 24-month median is 62, with a range of 0 to 200 days. The master association's 20-day application lead time is a floor on the closing date.
With about 12 MLS closings a year one sale moves the figure, and an estimate cannot see phase, floor, condition, label or the estoppel. A written comparable set from the closed record is more reliable.
It holds 269 qualified sales for Pinecrest, with medians of $220,500 in 2021, $337,500 in 2023, $277,500 in 2025 and $270,000 in 2026 to July 29. It includes sales never marketed through the MLS and cannot give days on market.
Yes, buyers price the carry. The master assessment is $440 a quarter in its 2022 FAQ, the district assessment $1,429.58 a year, and the sub-association's dues are not public. The published two total about $3,190 a year.
The master association's FAQ lists a $2,000 capital contribution paid by the buyer at closing, waived for a qualifying intra-Stoneybrook move of a primary residence occupied at least 18 months, once every three years.
A reserve study estimates what the association must set aside for the roof, paint and other capital items. Section 718.112 requires reserve budgeting unless owners waive it, and a buyer who sees thin reserves lowers the offer.
Yes. The estoppel must show it, and price and terms often change: the seller may pay it, split it or lower the price. Ask the manager of your phase for the amount and the purpose before you list.
An estoppel states the dues, any special assessment and any balance owed on your unit. Florida caps a current-account fee at $299 and requires delivery within 10 business days, per Section 718.116. It is the document that turns a value into a price.
Under Section 718.503, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest reserve study or a statement that none exists, and the "Frequently Asked Questions and Answers" document.
The resale contract must carry a conspicuous clause under which the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt of the documents. The right cannot be waived and ends at closing. Confirm details with your closing agent.
At our test point on Lancaster Run, FEMA's map shows Zone X, minimal flood hazard, outside the special flood hazard area. That is a map reading for one point, and your address's determination belongs in the file. Buyers still ask about insurance.
Stoneybrook sits east of I-75 and our guide records roof damage to five shared buildings and no surge reaching the community. We found no public account of damage to Pinecrest buildings, so buyers ask each association for its claim history and roof dates.
With approval: the master lease application is due online 20 days before the lease start, every resident 18 or older needs a background check, a non-refundable transfer fee applies and the sub-association has its own application. Its minimum term is not public.
It can. The buyer takes the lease, and the master association's lease process and transfer fee apply, so a buyer who wants to occupy the flat may value it differently. Confirm the tenant's approval status with the Community Center at 239-948-1787.
Pinecrest's 24-month median of $277,500 is $81,250 below Stoneybrook Villas at $358,750, at $234.01 against $272.15 per MLS square foot, and Villas are about 190 square feet larger on the roll.
Far below: a $270,000 county median since September 29, 2025 against $540,000 for the single-family homes since September 30, 2025, a different product, association and buyer. The homes are covered in our Stoneybrook community guide.
At $268,750 the stamp tax, owner's title premium and estoppel total $3,599.35, and with example commissions of 2.75 and 2.5 percent the listed items are $17,708.73, leaving $251,041.27 before search, settlement, lien search, prorations and payoff. Without the buyer-agent example, $257,760.02.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax at $0.70 per $100, and the buyer pays the lender's policy and records the deed. The contract controls over custom.
It depends on your situation. The IRS explains in Topic 701 and Publication 523 that a seller may exclude part of the gain on a main home if ownership and use tests are met. Talk to your tax adviser, because we do not give tax advice.
Before you decide, and again before the busy months: six of the 11 closings in 2025 and seven of the 10 in 2026 fell in January through March. We do not see a season that closes the market.
Use the free home valuation or Call Jesse direct at (239) 898-6072. Jesse follows up with the Pinecrest closings that fit your phase and size and walks you through each one, and you can read how we sell Pinecrest at Stoneybrook condos next.
Call Marc at (239) 287-5873 and read our Pinecrest at Stoneybrook buyer guide. We can line up the sale of your flat and the purchase of your next home so the closings work together.
Pinecrest at Stoneybrook owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Pinecrest at Stoneybrook sale and public record in Stoneybrook before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Pinecrest at Stoneybrook guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. On this page we tracked the Pinecrest at Stoneybrook record only from public and MLS sources, and we say where it stops.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Top 1% Real Estate Agents Nationally Since 2008 is our position in the market, and it is the reason we show our work on a page like this one.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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.
Every fact on this Pinecrest at Stoneybrook valuation guide traces to a primary record below: the Stoneybrook master association's documents, the community development district, Florida statutes and state records, Lee County and Village of Estero records, FEMA, federal sources and the NAR settlement pages. Parcel and sale facts come from the county roll and the Southwest Florida MLS.
Pinecrest at Stoneybrook's key valuation documents are published by the Stoneybrook master association, the community development district, the State of Florida, FEMA and the federal government. The links below go to each issuing authority, and the four recorded declarations of condominium are available through the Lee County Clerk's official records and each estoppel through the manager of your phase.
You reach the Pinecrest at Stoneybrook valuation team today by calling Jesse direct at (239) 898-6072, text or call, or by starting the free home valuation above. We reply with a written comparable set built from the closed record, the current competition and a net sheet, and every conversation is confidential.
Start your free home valuation now, or call Jesse direct at (239) 898-6072. If you are buying instead, call Marc at (239) 287-5873 and read how we represent buyers.
Your Pinecrest at Stoneybrook value is a range built from closed sales of flats like yours. The sooner it is written down, the more time you have to use it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.