Stonebridge Country Club, Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Across Stonebridge Country Club's ten neighborhoods, recent MLS medians run from $392,500 in Willow Bend to $940,000 in Thornbrooke, so a community average tells you very little. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home inside the gates of Stonebridge Country Club in North Naples, the honest answer to what it is worth starts with your neighborhood and your floor plan, not with the community. Stonebridge holds 799 residences in ten neighborhoods, from Carrington condominiums of 1,183 square feet to Manchester Court pool homes of up to 3,819 square feet of county base area, and the Southwest Florida MLS shows neighborhood medians from $392,500 in Willow Bend to $940,000 in Thornbrooke across the last twelve months, with Manchester Court’s two MLS closings at $1,835,000 and $1,900,000. The full community picture, from the club and the fee stack to flood zones and schools, lives on our Stonebridge Country Club community guide. This page does one job: it shows how a Stonebridge home is actually valued, neighborhood by neighborhood, from the Southwest Florida 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 Stonebridge Country Club home is worth what its neighborhood, floor plan, floor, view and condition support. Across 33 Southwest Florida MLS closings in the twelve months to 24 September 2026, neighborhood medians ran from $392,500 in Willow Bend to $940,000 in Thornbrooke, and Manchester Court’s two MLS closings were $1,835,000 and $1,900,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
We tracked every one of the 33 Stonebridge Country Club closings recorded in the Southwest Florida MLS in the 365 days to 24 September 2026, neighborhood by neighborhood, and read them beside all 35 qualified sales in Collier County’s recorded deed record before we wrote a single figure on this page.
Stonebridge resolves into four price bands. The garden condominiums of Carrington, Heatherwood and Willow Bend are the entry band: MLS medians of $410,000 in Carrington (9 closings), $487,250 in Heatherwood (4 closings, the mean of the middle pair) and $392,500 in Willow Bend (6 closings, the mean of the middle pair). The coach homes of Braeburn and Middleburg sit next, with Braeburn’s four MLS closings at $655,000 to $799,000 and Middleburg’s two at $750,000 and $770,000; Ashton Oaks, on the same plans as Braeburn, had no closing in the window. The detached pool homes of Thornbrooke and Hawthorne Estates form the third band, at a Thornbrooke median of $940,000 across five closings and one Hawthorne Estates closing at $985,000. Manchester Court is a band of its own, at $1,835,000 and $1,900,000 on the MLS and $1,835,000 to $2,001,000 across four county-recorded sales. Shoreham’s attached villas had no MLS closing and one county-recorded sale, at $690,000. A renovated home in one band can still sell above an untouched home in the next.
Divide the MLS’s $21,787,500 of closed volume by its 33 sales and you get roughly $660,200, above every sale of the year in Carrington, Heatherwood and Willow Bend and below every single-family sale but one. The MLS median of $504,500 is not a market rate at all: it is one Heatherwood condominium that happened to sit in the middle of the list. A blend like that describes no home inside the gate, so neither the MLS layer nor the county layer on this page is ever blended across neighborhoods when we value a home.
We value a Stonebridge home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, days on market, the median sale to list and the living area each listing agent entered. Collier County’s tax roll gives us every qualified recorded sale, including transfers that never touched a listing, plus base area, just value, taxes and homestead status for all 799 residences. The club’s published documents give us the club-level charges, the neighborhood or condominium fee, the one-time charges and the membership terms your buyer will underwrite. Then we walk the home, because floor, view, roof age, impact glass and the kitchen are the variables no record captures.
McGreevy and Comisar should value your Stonebridge Country Club home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, neighborhood by neighborhood, we read the club’s fee schedules and governing documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a ten-neighborhood market, 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, not a claim about any one community, and we say so on purpose. 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.
You will not find a McGreevy and Comisar sales count for Stonebridge Country Club on this page, or a story about a Stonebridge sale we handled. We have none on record to show you, and we would rather say so than dress up a career number as a local one. What you will find is the whole market, 33 MLS closings and 35 qualified county deeds, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale inside the gate, labelled as a public sale and not ours.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the club, master association and condominium paperwork your buyer will ask for. Marc Comisar walks the home and judges floor, view and condition against what is actually selling in North Naples, which is what lets a seasonal owner in Massachusetts or Ontario get a real opinion of value without flying down. On the 2026 preliminary roll, 369 of the 799 Stonebridge residences carry a mailing address outside Florida, so that is not a rare case here. Read more on the about McGreevy and Comisar page.
Stonebridge is one gate and at least four markets. On the county’s record, only 35 of 93 recorded deeds in the twelve months to August 20, 2026 were qualified market sales, about 4.4 sales for every hundred homes. At that pace your listing competes with the one or two homes of your own plan for sale at the same time, and with the buyer’s memory of the last one that closed. A Carrington seller is not helped at all by a Manchester Court sale, and a mispriced listing has nothing nearby to reset the conversation.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the club and condominium paperwork, read our guide to selling your home in Stonebridge Country Club. If you are buying your next home inside the same gate, perhaps moving from a condominium to a pool home, start with buying a home in Stonebridge Country Club, because an existing owner who qualifies pays no capital contribution on the next purchase under the club’s FY2027 schedule. And for the ten neighborhoods one at a time, each has its own page, linked in the neighborhood section below.
These are the Stonebridge Country Club valuation facts that decide most prices inside the gate, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary tax 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 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026).
A Stonebridge Country Club home is valued by narrowing the product and widening the window: same neighborhood, same floor plan, same floor in a condominium building, matched view and condition, then sales across enough months to be meaningful, adjusted for the neighborhood’s own trend and tested against the 9 active listings and the 95.43 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule).
The ten neighborhoods are the first sort, because each is a different product and, in six cases, a different legal regime. Hawthorne Estates, Thornbrooke, Shoreham and Manchester are fee-simple neighborhoods of the master association with advisory committees and no corporation of their own. Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend are Chapter 718 condominiums, each with its own association, budget, reserves and rules. The street does not always settle it. Winding Oaks Way carries Braeburn coach homes, Thornbrooke homes and Hawthorne Estates homes by house-number range, and Harmony Lane carries both Heatherwood and Carrington buildings. We confirm the neighborhood from the recorded declaration before choosing a single comparable.
Stonebridge was built from a short menu of plans, and the county roll still shows them. Carrington Court’s twelve buildings use compact plans of 1,183 and 1,213 square feet of county base area, while Carrington’s five Harmony Lane buildings use 1,433 and 1,592. Heatherwood and Willow Bend share the 1,433 and 1,592 plans. Ashton Oaks and Braeburn share lower units of 1,761 and 1,895 square feet and upper units of 2,172 and 2,182, and Middleburg runs 1,662 and 1,837 below and 2,172 and 2,182 above. The detached homes vary more: Thornbrooke’s most repeated base area, 1,917 square feet, appears on 13 homes, while Manchester’s floor areas are nearly all unique. Once the plan and floor are fixed, the comparable pool becomes small and honest.
Golf-course and lake frontage are the exposures most Stonebridge homes were sold on, and the club’s own shutter standards sort every home by street, side, golf course and preserve view. The county record does not map frontage lot by lot, so no community-wide golf premium can be calculated from it. How much a particular view is worth varies by neighborhood and by hole, and golf frontage carries a cost side too. We measure it from closed sales of the same plan with and without that exposure, and we say so when the sample is too thin to measure.
Every home here is now roughly 24 to 31 years old, and the whole community predates Florida’s first statewide building code, effective March 1, 2002. Roof age, impact glass or shutters, air conditioning, plumbing and the year of the last kitchen and bath work can separate two homes of the same plan by six figures. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region, so replacement openings must be impact-rated or protected, and a buyer’s insurer prices exactly those features. No record captures them, so we see the house.
Every buyer inherits the same FY2027 club-level charge of $17,600 a year, billed at $4,400 a quarter from October 1, 2026, and one of ten neighborhood or condominium fees on top. A buyer comparing your home with a non-bundled community adds that bill to your side of the ledger, and a buyer comparing your neighborhood with the next one inside the gate adds the difference in neighborhood fees. The annual total runs from $20,012 in Thornbrooke to $25,400 in Ashton Oaks, so it belongs in the valuation.
A condominium buyer also inherits the association’s budget, reserves, master insurance, hurricane deductible and any pending special assessment, and none of the six condominiums publishes them. For those homes the resale package moves the price as surely as the kitchen does. The calendar-2026 fees run from $5,300 in Heatherwood (plus $200 a year for garage owners) to $7,800 in Ashton Oaks, and Willow Bend pays $2,200 a year more than Heatherwood for the same plans, a gap the county record suggests buyers notice.
On FEMA’s current maps, panels 12021C0193J and 12021C0194J, effective February 8, 2024, 17 of the 21 street points we tested are shaded Zone X and 4 are Zone AE, three in a Hawthorne Estates pocket on Springberry Circle and Wexford Court and one in Willow Bend. Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge buildings and lots, and FEMA revalidated that list with the 2024 maps. A building on that list has certified elevation evidence in the public record, and that goes into the file with the price.
With about 4.4 qualified sales per hundred homes a year, a ninety-day comparable search returns almost nothing in most neighborhoods. We widen the window to twenty-four, thirty-six or sixty months inside your neighborhood and plan, as the county’s own sales file does, and adjust older sales with that neighborhood’s recorded series, which runs year by year from 2021. That matters most in the condominiums, where medians rose sharply to 2023 or 2024 and have eased since, and in Manchester, where each year brings only one to four sales.
Finally we test the opinion of value against the homes actively for sale in your neighborhood and against the 95.43 percent median sale to list. On 24 September 2026 there were 9 active listings inside the gate, at a median of 129 days on market. A price that ignores what a buyer can see this week, or that assumes a full-price offer when fee-simple homes sold at a median 92.96 percent of list, is a price that sits.
Stonebridge Country Club homes are worth very different amounts by neighborhood. On the Southwest Florida MLS the twelve-month median ran $392,500 in Willow Bend, $410,000 in Carrington, $487,250 in Heatherwood and $940,000 in Thornbrooke, Braeburn ran $655,000 to $799,000, and Manchester Court’s two closings were $1,835,000 and $1,900,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed in the 365 days to 24 Sep 2026 and active on 24 Sep 2026, retrieved 24 Sep 2026).
Neighborhood | Closed, 12 months | Median sold, or the sales | Median $ per sq ft, MLS living area | Median days on market | Active now | Months of inventory |
|---|---|---|---|---|---|---|
Manchester | 2 | $1,835,000 and $1,900,000 | $520.42 and $663.18 | 0 and 44 | 0 | none active |
Thornbrooke | 5 | $940,000 | $490.35 | 42 | 1 | 2.4 |
Hawthorne Estates | 1 | $985,000 | $411.27 | 6 | 0 | none active |
Shoreham | 0 | no MLS closing | none | none | 2 | not computable |
Fee-simple, all four | 8 | $985,000 (pair $985,000 / $985,000) | $499.27 (pair) | 28.5 (pair 15 / 42) | 3 | 4.5 |
Braeburn | 4 | $705,750 (pair $701,500 / $710,000) | $360.16 (pair) | 7 (pair) | 0 | none active |
Middleburg | 2 | $750,000 and $770,000 | $408.27 and $371.08 | 9 and 27 | 0 | none active |
Ashton Oaks | 0 | no MLS closing | none | none | 0 | none active |
Heatherwood | 4 | $487,250 (pair $470,000 / $504,500) | $320.82 (pair) | 16.5 (pair) | 2 | 6.0 |
Carrington | 9 | $410,000 | $312.76 | 41 | 2 | 2.7 |
Willow Bend | 6 | $392,500 (pair $385,000 / $400,000) | $273.90 (pair) | 52.5 (pair 21 / 84) | 2 | 4.0 |
Condominium, all six | 25 | $440,000 | $321.22 | 26 | 6 | 2.9 |
All Stonebridge | 33 | not meaningful blended | not meaningful blended | 26 | 9 | 3.3 |
Source: Southwest Florida MLS Matrix, the Stonebridge development, residential, closed in the 365 days to 24 September 2026 and active on 24 September 2026; the similarly named Stonebridge North and Stonebridge South developments are separate and excluded. The group rows, the fee-simple and condominium medians and the all-Stonebridge days on market are as reported; the neighborhood medians, per-foot figures and months of inventory are our arithmetic on the individual MLS rows. Where a count is even, the median is the mean of the middle pair, shown beside it. Months of inventory is active listings divided by the monthly closing pace. Manchester Court homes carry only the community name in the MLS neighborhood field, so we place them by street.
Stonebridge Country Club sold 33 homes on the MLS in twelve months, from a $392,500 Willow Bend median to $1,900,000 on Manchester Court, so the only number that matters is the one built from your neighborhood, your plan and your floor. The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. 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 in your neighborhood, with the sources named, plus the club charges, neighborhood fee, one-time charges and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
Manchester at Stonebridge is the 34 homes on Manchester Court, built from 2000 to 2002, the last homes in Stonebridge, with county base areas of 2,455 to 3,819 square feet (median 2,909) and a private pool on all 34. Two Manchester homes closed on the MLS in the twelve months, at $1,835,000 with 3,526 square feet of living area in October 2025 after 0 days on market, and at $1,900,000 with 2,865 square feet in March 2026 after 44 days. The county recorded four qualified sales, $1,835,000, $1,900,000, $2,000,000 and $2,001,000, the highest prices in Stonebridge. No Manchester home was active on the pull date. Nearly every Manchester floor area is unique, so a Manchester price comes from the closest plan and lot, never from a median.
Thornbrooke at Stonebridge is 107 homes on Winding Oaks Way, Pondside Lane, Langford Lane and Kitcheners Court, built from 1995 to 2000, with county base areas of 1,769 to 2,324 square feet (median 1,933) and a private pool on 92. Five Thornbrooke homes closed on the MLS, from $617,000 to $985,000, at a median of $940,000 and $490.35 per square foot of living area. The county recorded seven qualified sales at a median of $975,000. One Thornbrooke home was active on 24 September 2026, at $995,000 with 1,917 square feet and 129 days on market. The $2,412 neighborhood fee is the lowest in Stonebridge, which gives Thornbrooke the lowest all-in carrying cost inside the gate, $20,012 a year.
Hawthorne Estates at Stonebridge is 78 homes on Winding Oaks Way, Wexford Court, Springberry Circle and Essex Circle, built from 1995 to 2000, with county base areas of 2,182 to 3,138 square feet (median 2,783), the largest standard lots in the club and a private pool on 74. One Hawthorne Estates home closed on the MLS, at $985,000 with 2,395 square feet after 6 days on market, and the county recorded two qualified sales, at $985,000 and $995,000. At 61 of 78 homes homesteaded, 78 percent, it is the most year-round neighborhood in Stonebridge, which is part of why so few homes change hands. It also holds the lowest ground and the only Zone AE street points outside Willow Bend, so a Hawthorne Estates valuation starts with the flood file.
Shoreham at Stonebridge is 32 attached duplex villas on Leamington Lane, fee-simple homes whose roofs, exterior paint and property and flood insurance the association handles under a 2016 recorded amendment. County base areas run 1,612 to 1,760 square feet (median 1,630), and 19 of the 32 have a private pool. Shoreham had no MLS closing in the twelve months; the county recorded one qualified sale at $690,000 in September 2025, and two in calendar 2025 at $690,000 and $699,000. Two Shoreham villas were active on the pull date, at $699,000 with 1,620 square feet (129 days) and $675,000 with 1,632 square feet (65 days). The $4,560 neighborhood fee includes the insurance and roof and paint reserves, which a buyer should read as a benefit, not only a cost.
Braeburn at Stonebridge is 132 coach homes in 22 buildings of six, built from 1998 to 2001, with lower units of 1,761 and 1,895 square feet of county base area and upper units of 2,172 and 2,182. Four Braeburn homes closed on the MLS, at $655,000, $701,500, $710,000 and $799,000, and they were the fastest group inside the gate, at 0 to 14 days on market. The county recorded four qualified sales at a median of $678,250, the mean of the middle pair. None was active on 24 September 2026. Braeburn’s calendar-2026 condominium fee is $7,552.
Ashton Oaks at Stonebridge is 52 coach homes on Ashton Oaks Lane, beside the clubhouse on land carved from the clubhouse tract, built from 1997 to 1998 on the same plans as Braeburn. Ashton Oaks had no MLS closing in the twelve months and no qualified county sale among its 2 recorded deeds, so we widen: across the sixty months from September 2021, the county recorded 10 qualified sales at a median of $710,000, from $590,000 to $855,000. With the highest condominium fee in Stonebridge, $7,800 for calendar 2026, and no sale in more than a year, an Ashton Oaks valuation leans on Braeburn’s plan-matched sales and says so.
Middleburg at Stonebridge is 84 coach homes in 14 buildings of six on Aberdeen Lane, built from 1995 to 1998, with lower units of 1,662 and 1,837 square feet of county base area and upper units of 2,172 and 2,182, and its own recreation parcel. Two Middleburg homes closed on the MLS, at $770,000 with 2,075 square feet of living area in April 2026 and $750,000 with 1,837 square feet in July 2026, after 27 and 9 days. The county recorded one qualified sale in its twelve months, at $770,000; across sixty months it recorded 13 at a median of $650,000, from $529,000 to $840,000. The condominium fee is $7,080 for calendar 2026.
Carrington at Stonebridge is 136 condominiums in 17 buildings of eight, twelve on Carrington Court with plans of 1,183 and 1,213 square feet and five on Harmony Lane with plans of 1,433 and 1,592, built from 1996 to 2002. Nine Carrington homes closed on the MLS, the most of any neighborhood, from $370,000 to $475,000, at a median of $410,000 and 41 days on market. By street, the five Carrington Court closings had a median of $408,000 and the four Harmony Lane closings ran $375,000 to $475,000, our arithmetic. Two Carrington Court units were active on the pull date, at $389,000 and $425,000. At 23 of 136 homes homesteaded, 17 percent, Carrington is the most seasonal neighborhood in Stonebridge.
Heatherwood at Stonebridge is 88 condominiums in 11 buildings of eight, six on Chesterbrook Court and five on Harmony Lane, built from 1995 to 1997, with inside units of 1,433 square feet of county base area and end units of 1,592. Four Heatherwood homes closed on the MLS, at $437,500, $470,000, $504,500 and $625,000, and the $625,000 Chesterbrook Court sale closed at 0 days on market. The county recorded three qualified sales at a median of $470,000. Two were active on the pull date, at $575,000 (1,592 square feet, 157 days) and $459,000 (1,433 square feet, 308 days, the longest-listed home inside the gate). Heatherwood’s fee is $5,300 for calendar 2026, the lowest condominium fee, plus $200 a year for garage owners.
Willow Bend at Stonebridge is 56 condominiums in seven buildings of eight on Willow Bend Circle, built from 1997 to 1999, on the same 1,433 and 1,592 square foot plans as Heatherwood. Six Willow Bend homes closed on the MLS, from $365,000 to $515,000, at a median of $392,500, the mean of the middle pair, and days on market ran from 5 to 190, the widest spread inside the gate. The county recorded six qualified sales at a median of $395,000 and the lowest price per foot of county base area in Stonebridge. Two were active on 24 September 2026, at $455,000 and $399,999. The calendar-2026 fee is $7,500, and part of Willow Bend maps in Zone AE.
The county record counts a different population over a slightly different window, and it is the only source that captures qualified sales that never touched the MLS. It places each fee-simple home by the lot ranges in the recorded supplemental declarations, not by plat, because Stonebridge’s five plats do not match its neighborhoods.
County group | Homes | Qualified sales, 12 months to Aug 20, 2026 (of recorded deeds) | Qualified median, or the sales | Range | Median $ per sq ft, county base area | Median 2026 just value |
|---|---|---|---|---|---|---|
Manchester | 34 | 4 (of 6) | four sales | $1,835,000 to $2,001,000 | $622 (pair) | $1,227,662 |
Hawthorne Estates | 78 | 2 (of 5) | $985,000 and $995,000 | $985,000 to $995,000 | $433 (pair) | $1,023,784 |
Thornbrooke | 107 | 7 (of 18) | $975,000 | $617,000 to $1,250,000 | $490 | $705,760 |
Shoreham | 32 | 1 (of 3) | $690,000 | one sale | $428 | $553,160 |
Middleburg | 84 | 1 (of 5) | $770,000 | one sale | $419 | $514,112 |
Braeburn | 132 | 4 (of 15) | $678,250 (pair) | $650,000 to $799,000 | $357 (pair) | $561,954 |
Ashton Oaks | 52 | 0 (of 2) | no qualified sale | none | none | $561,954 |
Heatherwood | 88 | 3 (of 12) | $470,000 | $437,500 to $506,500 | $305 | $376,500 |
Carrington | 136 | 7 (of 17) | $410,000 | $370,000 to $450,000 | $313 | $329,445 |
Willow Bend | 56 | 6 (of 10) | $395,000 (pair) | $365,000 to $515,000 | $276 (pair) | $369,000 |
Source: Collier County tax roll, 2026 preliminary, files dated 29 August 2026; recorded sales August 21, 2025 to August 20, 2026, qualified sales only, so recent counts are a floor. The odd-count medians are each an actual sale; the even-count medians are the mean of the middle pair and directional only. Just value is the county’s assessment for tax purposes, never a price.
Where a neighborhood recorded too few sales to read, the county’s sales file widens the window until it holds at least ten qualified improved sales. Those wider windows are the honest way to read the thin neighborhoods, and we state n and the window beside every figure.
Neighborhood | County window | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|---|
Carrington | 24 months, from September 2024 | 17 | $410,000 | $370,000 | $500,000 |
Braeburn | 24 months, from September 2024 | 11 | $665,000 | $635,000 | $799,000 |
Willow Bend | 24 months, from September 2024 | 11 | $400,000 | $365,000 | $540,000 |
Heatherwood | 36 months, from September 2023 | 11 | $450,000 | $380,000 | $506,500 |
Middleburg | 60 months, from September 2021 | 13 | $650,000 | $529,000 | $840,000 |
Ashton Oaks | 60 months, from September 2021 | 10 | $710,000 | $590,000 | $855,000 |
Manchester | 60 months, from September 2021 | 10 | $1,698,000 | $1,300,000 | $2,001,000 |
Source: Collier County recorded sales, qualified improved sales, sales file indexed 24 September 2026. Every sale in these windows is a resale. A sixty-month median straddles the 2021 to 2022 repricing, so it understates today’s level in Manchester and Middleburg; we use it to find plan-matched sales, never as a list price. Thornbrooke’s seven sales in twelve months carry their own median; Hawthorne Estates and Shoreham sales are listed year by year in the trend section below.
Price per square foot tells you where a Stonebridge Country Club home sits inside its own neighborhood, not what it is worth. The MLS shows medians from $273.90 in Willow Bend to $490.35 in Thornbrooke on MLS living area, while the county shows $276 to $622 on its own base area, because the two systems measure different things.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area for the residence building, and for the single-family homes the county’s adjusted area runs well above it: a median of 1,933 base against 2,301 adjusted square feet in Thornbrooke, 2,783 against 3,273 in Hawthorne Estates and 2,909 against 3,470 in Manchester. For the condominiums the county’s base and adjusted areas are the same, but the listing agent’s entry can still differ from the county’s, as when a Heatherwood unit the county measures at 1,433 square feet was entered at 1,500. Neither is wrong, and neither may be restated against the other, so always ask which square foot a quoted figure divides by.
On the MLS, the twelve-month medians climb in a clear ladder: Willow Bend $273.90, Carrington $312.76, Heatherwood $320.82, Braeburn $360.16, Middleburg’s two sales at $371.08 and $408.27, Hawthorne Estates’ one sale at $411.27, Thornbrooke $490.35 and Manchester’s two sales at $520.42 and $663.18. On the county’s base area the order is the same at the condominium end, Willow Bend $276, Heatherwood $305, Carrington $313 and Braeburn $357, with Thornbrooke at $490 and Manchester at $622 on four sales. A detached home trades at roughly one and a half times the per-foot rate of a condominium, the price of a lot, usually a pool and a garage, while the garden condominiums sit within about $50 a foot of each other.
Two pairs of neighborhoods show the limit of per-foot pricing more clearly than anywhere else inside the gate. Heatherwood and Willow Bend share the same 1,433 and 1,592 square foot plans, yet across the twelve months the one Heatherwood closing at 1,433 square feet sold for $437,500 while the four Willow Bend closings at 1,433 sold for $365,000, $385,000, $400,000 and $440,000, a median of $392,500, all from the MLS rows. Willow Bend’s calendar-2026 fee is $7,500 against Heatherwood’s $5,300, and our reading, an inference and not a proven cause, is that buyers capitalise the $2,200 a year into the price. Manchester shows the other limit: a 2,865 square foot home sold for $1,900,000 in March 2026 and a 3,526 square foot home for $1,835,000 in October 2025, so the smaller home brought $663.18 a foot and the larger $520.42. Buyers there are pricing the lot, the plan and the finish, not the square foot, and a model that multiplies square feet by a neighborhood rate will misprice both.
Compare your living area only with homes of the same plan, floor and view in your neighborhood; the largest plan in a neighborhood softens per foot and the smallest rises, which is why Carrington Court’s compact 1,213 square foot units ran $336.36 to $354.49 while Carrington’s 1,592 square foot Harmony Lane units ran $282.66 to $298.37. Never apply a single-family per-foot figure to a condominium, never apply the MLS figure to the county’s base area, and treat any figure built on four sales or fewer as a direction rather than a rate.
Stonebridge Country Club homes recorded 33 Southwest Florida MLS closings in the twelve months to 24 September 2026, from $365,000 in Willow Bend to $1,900,000 on Manchester Court, with $21,787,500 in total volume. Collier County’s deed record shows 35 qualified sales from $365,000 to $2,001,000 in the twelve months to August 20, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
Measure | Twelve months to 24 September 2026 |
|---|---|
Closed listings | 33 (8 fee-simple, 25 condominium) |
Total closed volume | $21,787,500 |
Range | $365,000 to $1,900,000 |
Median days on market | 26 (fee-simple 28.5, the mean of the middle pair 15 and 42; condominium 26) |
Median sale to final list price | 95.43% (fee-simple 92.96%, the mean of the middle pair 92.44% and 93.47%; condominium 96.00%) |
Closings at 0 days on market | 3 of 33 |
Active listings on 24 September 2026 | 9, asking $389,000 to $995,000, median list $459,000 |
Months of inventory | 3.3 |
The pull was scoped to the Stonebridge development in the Southwest Florida MLS, City of Naples, residential. All 42 rows, 33 closed and 9 active, sit inside the development; the separately coded Stonebridge North and Stonebridge South developments were not included. A blended median sale price is left out of the valuation on purpose.
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 closing inside the gate. On 14 August 2026 a Carrington condominium on Harmony Lane with 1,592 square feet of living area closed at $475,000 after 107 days on market, or $298.37 per square foot on our arithmetic. The 1,592 square foot size is the larger of Carrington’s two Harmony Lane plans, the same end-unit size Heatherwood and Willow Bend use. It priced at the top of Carrington’s twelve-month range, above the $410,000 neighborhood median, which the compact Carrington Court plans carry, and close to the other Harmony Lane sale of the same size, $450,000 after 41 days in May 2026. It does not yet appear among the county’s qualified sales, so it is in the MLS count and not yet the county’s. Three lessons sit in one sale: the plan set the band, the larger plan priced above the neighborhood median without lifting the compact units, and a summer closing took more than three months even at a price the record supported.
Four qualified fee-simple sales recorded by the county between January and June 2026 do not appear among the closings in our MLS pull of the Stonebridge development: a Hawthorne Estates home on Wexford Court at $995,000 in January, a Manchester Court home at $2,000,000 in April, a Thornbrooke home on Pondside Lane at $975,000 in May and a Manchester Court home at $2,001,000 in June. Whether each sold privately or was filed under another development name, the record does not say. What it shows is that half of Manchester’s qualified sales, including the two highest prices in Stonebridge, would be invisible to a valuation built from the MLS alone. That is why this page reads both layers.
Closed | Neighborhood | Living sq ft | Sold price | $ per sq ft, our arithmetic | Days on market |
|---|---|---|---|---|---|
28 Apr 2026 | Thornbrooke | 1,936 | $617,000 | $318.70 | 42 |
17 Apr 2026 | Thornbrooke | 1,830 | $930,000 | $508.20 | 87 |
5 Mar 2026 | Manchester | 2,865 | $1,900,000 | $663.18 | 44 |
5 Jan 2026 | Thornbrooke | 1,917 | $940,000 | $490.35 | 91 |
16 Dec 2025 | Thornbrooke | 1,834 | $985,000 | $537.08 | 15 |
1 Dec 2025 | Thornbrooke | 2,249 | $985,000 | $437.97 | 12 |
22 Oct 2025 | Manchester | 3,526 | $1,835,000 | $520.42 | 0 |
16 Oct 2025 | Hawthorne Estates | 2,395 | $985,000 | $411.27 | 6 |
Source: Southwest Florida MLS Matrix, retrieved 24 Sep 2026. Living area as entered by the listing agent. Manchester Court homes are placed by street. The April 2026 Thornbrooke sale at $617,000 sits well below the neighborhood’s other four MLS closings at $930,000 to $985,000; the record does not say why, and the median, not the average, is the number to use.
Closed | Neighborhood | Living sq ft as entered | Sold price | $ per sq ft, our arithmetic | Days on market |
|---|---|---|---|---|---|
1 Jul 2026 | Middleburg | 1,837 | $750,000 | $408.27 | 9 |
30 Jun 2026 | Braeburn | 1,895 | $710,000 | $374.67 | 8 |
28 Apr 2026 | Middleburg | 2,075 | $770,000 | $371.08 | 27 |
5 Mar 2026 | Braeburn | 2,182 | $701,500 | $321.49 | 6 |
30 Oct 2025 | Braeburn | 2,120 | $799,000 | $376.89 | 0 |
17 Oct 2025 | Braeburn | 1,895 | $655,000 | $345.65 | 14 |
Source: Southwest Florida MLS Matrix, retrieved 24 Sep 2026. The 1,895 size matches Braeburn’s larger lower-floor plan and the 2,182 size its larger upper-floor plan on the county roll. No Ashton Oaks home closed in the window.
Closed | Neighborhood and street | Living sq ft as entered | Sold price | $ per sq ft, our arithmetic | Days on market |
|---|---|---|---|---|---|
14 Aug 2026 | Carrington, Harmony Lane | 1,592 | $475,000 | $298.37 | 107 |
31 Jul 2026 | Carrington, Carrington Court | 1,183 | $380,000 | $321.22 | 85 |
27 May 2026 | Carrington, Carrington Court | 1,213 | $430,000 | $354.49 | 26 |
19 May 2026 | Willow Bend | 1,443 | $370,000 | $256.41 | 21 |
4 May 2026 | Carrington, Harmony Lane | 1,592 | $450,000 | $282.66 | 41 |
21 Apr 2026 | Heatherwood, Harmony Lane | 1,592 | $470,000 | $295.23 | 28 |
31 Mar 2026 | Heatherwood, Harmony Lane | 1,433 | $437,500 | $305.30 | 20 |
26 Mar 2026 | Willow Bend | 1,592 | $515,000 | $323.49 | 5 |
17 Mar 2026 | Willow Bend | 1,433 | $385,000 | $268.67 | 8 |
13 Mar 2026 | Carrington, Carrington Court | 1,213 | $408,000 | $336.36 | 34 |
9 Mar 2026 | Carrington, Carrington Court | 1,183 | $370,000 | $312.76 | 112 |
5 Feb 2026 | Carrington, Harmony Lane | 1,568 | $415,000 | $264.67 | 57 |
30 Jan 2026 | Heatherwood, Chesterbrook Court | 1,592 | $625,000 | $392.59 | 0 |
31 Dec 2025 | Willow Bend | 1,433 | $365,000 | $254.71 | 190 |
16 Dec 2025 | Carrington, Harmony Lane | 1,433 | $375,000 | $261.69 | 23 |
5 Dec 2025 | Carrington, Carrington Court | 1,213 | $410,000 | $338.00 | 31 |
7 Nov 2025 | Heatherwood, Harmony Lane | 1,500 | $504,500 | $336.33 | 13 |
10 Oct 2025 | Willow Bend | 1,433 | $440,000 | $307.05 | 84 |
7 Oct 2025 | Willow Bend | 1,433 | $400,000 | $279.13 | 174 |
Source: Southwest Florida MLS Matrix, retrieved 24 Sep 2026. By size as entered, the five Carrington Court closings at 1,183 and 1,213 square feet sold at a median of $408,000, and the four Willow Bend closings at 1,433 square feet at a median of $392,500, both our arithmetic. The $625,000 Heatherwood sale on Chesterbrook Court is the highest garden-condominium price of the year and does not appear among the county’s qualified sales.
The county’s twelve months run from August 21, 2025 to August 20, 2026 and count qualified, arm’s-length recorded sales: 35 of 93 recorded deeds, from $365,000 to $2,001,000, with 14 fee-simple sales of 32 fee-simple deeds and 21 condominium sales of 61 condominium deeds. The gap is transfers between family members, into trusts, corrective deeds and sales too recent to carry a qualification code. We publish no community-wide county median in the valuation, because a blend of $400,000 condominiums and $2 million Manchester Court homes would describe no house inside the gate; the all-sales median of $650,000 is shown in the community guide only to make that point. The MLS count runs a month later than the county’s and misses private sales, while the county has not yet coded every recent deed. 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.
Stonebridge Country Club homes took a median of 26 days on market and sold at a median of 95.43 percent of their final list price across 33 MLS closings in the twelve months to 24 September 2026. With 9 active listings, supply was about 3.3 months, but it ran from 2.4 months in Thornbrooke to 6.0 in Heatherwood.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026).
A median buyer inside the gate negotiated a little under five percent off the final asking price. That is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. The two ownership types split sharply: condominium sellers closed at a median 96.00 percent, while fee-simple sellers closed at 92.96 percent, the mean of the middle pair. On a $1,000,000 final list, the difference between those two ratios is about $30,400, and a fee-simple seller who expects the condominium ratio will price the house wrong.
On 24 September 2026, each neighborhood’s supply read differently against its own twelve-month pace. This is the benchmark a seller should use, because it compares named neighborhoods on the decision variables that set a listing strategy, all from the same MLS pull.
Neighborhood | MLS closings, 12 months | Median days on market | Active on 24 Sep 2026 | Months of supply |
|---|---|---|---|---|
Thornbrooke | 5 | 42 | 1 | 2.4 |
Carrington | 9 | 41 | 2 | 2.7 |
Willow Bend | 6 | 52.5 (pair) | 2 | 4.0 |
Heatherwood | 4 | 16.5 (pair) | 2 | 6.0 |
Shoreham | 0 | none | 2 | not computable |
Braeburn | 4 | 7 (pair) | 0 | none active |
Manchester, Hawthorne Estates, Middleburg, Ashton Oaks | 5 combined | not pooled | 0 | none active |
All Stonebridge | 33 | 26 | 9 | 3.3 |
Source: Southwest Florida MLS Matrix, retrieved 24 Sep 2026; neighborhood figures are our arithmetic on the individual rows. Community wide, individual closings ran from 0 to 190 days on market. Your listing does not compete with the community. It competes with the zero to two homes in your own neighborhood.
An asking price is a market-condition signal, never a value, and we label it that way. On 24 September 2026 a Thornbrooke home of 1,917 square feet was asking $995,000 at 129 days on market, against a Thornbrooke closing of the same size at $940,000 in January 2026 after 91 days. Two Carrington Court units of 1,213 square feet were asking $389,000 and $425,000, against three closings of that size at $408,000 to $430,000, and one of those two listings is a unit that last closed on the MLS at $410,000 in December 2025. A Willow Bend unit of 1,433 square feet was asking $455,000 at 131 days, above all four Willow Bend closings of that size, $365,000 to $440,000. A Heatherwood unit of 1,433 square feet had been listed 308 days at $459,000. The median active listing had been on the market 129 days against a 26-day median for the homes that sold, which is the gap between a price the record supports and one it does not.
Two Willow Bend units of 1,433 square feet closed three days apart in October 2025, at $400,000 after 174 days and $440,000 after 84. A third, of the same size, closed at $365,000 on 31 December 2025 after 190 days, the longest market time of the year, while a fourth of that size closed in March 2026 at $385,000 in 8 days. At the other end, three homes closed at 0 days on market: a Manchester Court home at $1,835,000, a Braeburn coach home at $799,000 and a Heatherwood unit on Chesterbrook Court at $625,000. The record does not tell us why, and we will not invent a reason. What it shows is that the market inside this gate rewards a price built from the right comparables and punishes one that is not, whatever the home.
By recording month, the county’s 35 qualified sales from August 21, 2025 to August 20, 2026 cluster in season: 5 in October, 5 in December, 3 in January, 2 in February, 5 in March, 6 in April and 3 in May, against 1 in June and none from July to August 20. December through May recorded 24 of the 35, about 69 percent, on one year of data, and recordings trail contracts by weeks. A home that is priced and documented by October meets the most buyers.
In Stonebridge the list price is the negotiation’s opening line, and the market has taken a little under five percent off it at the median, closer to seven percent on the fee-simple homes. That argues for listing where the plan and neighborhood evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The homes that sat longest were not the most expensive; they were the ones whose price and evidence disagreed.
Stonebridge Country Club fee-simple values have risen steadily on Collier County’s recorded deeds, while condominium values rose sharply to 2022 and 2023 and have eased since: Thornbrooke’s qualified median ran $717,450 in 2021 and $975,000 in the latest twelve months, while Willow Bend’s peaked at $469,000 in 2023 and sits at $395,000 now.
Data updated: September 2026 (Collier County tax roll, 2026 preliminary, recorded sales table, files dated 29 Aug 2026).
Neighborhood (homes) | 2021 | 2022 | 2023 | 2024 | 2025 | 12 months to Aug 20, 2026 |
|---|---|---|---|---|---|---|
Thornbrooke (107) | median $717,450 (8 of 15) | $729,900; $875,000; $885,000; $936,000 (4 of 11) | median $918,500 (6 of 17) | median $1,050,000 (7 of 14) | median $985,000 (10 of 27) | median $975,000 (7 of 18) |
Hawthorne Estates (78) | $849,900; $1,415,000 (2 of 7) | $1,071,400 (1 of 6) | none (0 of 9) | none (0 of 7) | $985,000; $1,375,000; $1,500,000 (3 of 9) | $985,000; $995,000 (2 of 5) |
Shoreham (32) | median $359,900 (5 of 7) | none (0 of 4) | $590,000; $600,000; $650,000 (3 of 7) | $576,300; $710,000; $725,000 (3 of 7) | $690,000; $699,000 (2 of 6) | $690,000 (1 of 3) |
Manchester (34) | $820,000; $875,000 (2 of 3) | $1,300,000; $1,596,000 (2 of 2) | $1,375,000 (1 of 8) | $1,562,500 (1 of 2) | $1,400,000; $1,800,000; $1,835,000 (3 of 5) | $1,835,000; $1,900,000; $2,000,000; $2,001,000 (4 of 6) |
Source: Collier County tax roll, 2026 preliminary; qualified sales, shown as the price then the qualified sales out of recorded deeds. Where a neighborhood recorded one to four qualified sales in a year, the cell lists the sales instead of a median. The 2025 and twelve-month columns overlap from August 21 to December 31, 2025, so they share some sales. Even-count medians are the mean of the middle pair: Thornbrooke 2021 ($699,900 and $735,000), 2023 ($912,000 and $925,000) and 2025 (both $985,000).
Condominium (units) | 2021 | 2022 | 2023 | 2024 | 2025 | 12 months to Aug 20, 2026 |
|---|---|---|---|---|---|---|
Carrington (136) | median $235,000 (19 of 30) | median $417,000 (10 of 17) | median $452,500 (6 of 11) | median $440,000 (7 of 16) | median $407,500 (9 of 34) | median $410,000 (7 of 17) |
Heatherwood (88) | median $298,750 (12 of 26) | $459,000 (1 of 8) | $467,700; $480,000 (2 of 15) | $380,000; $430,000; $430,000; $450,000 (4 of 23) | median $475,000 (5 of 15) | $437,500; $470,000; $506,500 (3 of 12) |
Willow Bend (56) | median $305,000 (9 of 18) | median $445,000 (5 of 7) | median $469,000 (7 of 10) | $400,000; $400,000 (2 of 5) | median $453,000 (6 of 9) | median $395,000 (6 of 10) |
Braeburn (132) | median $510,000 (8 of 25) | median $665,000 (5 of 17) | $700,000; $798,000 (2 of 11) | median $769,000 (7 of 27) | median $655,000 (9 of 21) | $650,000; $655,000; $701,500; $799,000 (4 of 15) |
Middleburg (84) | median $439,000 (5 of 10) | $529,000; $600,000; $649,000 (3 of 14) | $609,000; $750,000 (2 of 14) | $840,000 (1 of 9) | median $700,000 (5 of 15) | $770,000 (1 of 5) |
Ashton Oaks (52) | median $462,450 (10 of 18) | $675,000 (1 of 8) | $699,000; $710,000; $855,000 (3 of 7) | $710,000; $800,000; $815,000 (3 of 10) | $625,000; $715,000 (2 of 7) | none (0 of 2) |
Source: Collier County tax roll, 2026 preliminary; qualified sales. Even-count medians are the mean of the middle pair: Carrington 2022 ($415,000 and $419,000) and 2023 ($430,000 and $475,000); Heatherwood 2021 ($295,000 and $302,500); Willow Bend 2025 ($440,000 and $466,000) and the twelve months ($390,000 and $400,000); Braeburn 2021 ($500,000 and $520,000); Ashton Oaks 2021 ($454,900 and $470,000).
The biggest single move in the Stonebridge record came in one year. Carrington’s median rose from $235,000 to $417,000, up 77.4 percent; Willow Bend’s from $305,000 to $445,000, up 45.9 percent; and Braeburn’s from $510,000 to $665,000, up 30.4 percent, all our arithmetic on the county medians. Carrington’s median per square foot of county base area went from $190 to $344 in the same year. At the same time the count of qualified Carrington sales fell from 19 to 10, and community-wide qualified sales fell from 80 in 2021 to 32 in 2022. Fewer homes changed hands at far higher prices, which is what a market does when inventory disappears.
Against their peak medians, the latest twelve-month medians sit about 15.8 percent lower in Willow Bend (from $469,000 in 2023), 9.4 percent lower in Carrington (from $452,500 in 2023) and, on Braeburn’s calendar-2025 median, 14.8 percent lower than 2024’s $769,000, all our arithmetic. Carrington’s per-foot median fell from $344 in 2022 to $313 on county base area, and Willow Bend’s from $308 in 2023 to $276. Every condominium group still trades far above 2021: Carrington’s twelve-month median is about 74 percent above its 2021 level and Willow Bend’s about 30 percent. An owner who bought before 2021 holds a large gain; one who bought at the 2023 top in Willow Bend does not.
Condominium fees roughly doubled in the same years. Willow Bend’s association fee was $3,808 on the club’s FY2019 neighborhood fee detail and is $7,500 for calendar 2026, up about 97 percent, and Middleburg’s went from $4,300 to $7,080, per the club’s schedules, in the years in which Florida’s condominium reserve and insurance costs rose statewide. The club-level charge on every home rose from $8,739.48 in FY2019 to $17,600 in FY2027, about 101 percent on our arithmetic. We present the fee rise as context, not as a proven cause of the price softening, but a buyer underwriting a condominium adds every dollar of it to the monthly payment.
Year | Recorded deeds | Qualified sales |
|---|---|---|
2021 | 159 | 80 |
2022 | 94 | 32 |
2023 | 109 | 32 |
2024 | 120 | 35 |
2025 | 148 | 54 |
12 months to Aug 20, 2026 | 93 | 35 |
Source: our sums of the neighborhood rows, Collier County tax roll, 2026 preliminary. Since the 2021 surge, qualified sales have run 32 to 54 a year, about four to seven percent of the 799 homes. A 2001 club article on the resale process predicted “the average number of resales per year will be around five percent,” and a quarter-century later the county record still sits close to that.
For a condominium seller, the trend is the time adjustment: a 2023 comparable overstates today’s Willow Bend market by roughly $74,000 at the median and today’s Carrington market by about $42,500, and a 2021 comparable understates both by far more. For a fee-simple seller in Thornbrooke, the steady series supports adjusting a 2024 or 2025 sale with care; in Manchester, Hawthorne Estates and Shoreham the samples are too small for a percentage change, and we publish none, because the right evidence is the last sale of your plan. For every seller, the county series is how we adjust an older comparable for time, and it is never a substitute for walking the house.
Stonebridge Country Club and Naples Heritage Golf and Country Club are both bundled, non-equity Naples golf communities of 799 residences where every homeowner is a member, and both charge a new outside buyer $17,500, so a Stonebridge seller should price with that comparison in mind. Stonebridge charges no food minimum; Naples Heritage publishes a lower annual bill.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Naples Heritage Golf and Country Club published membership page, pulled 1 Sep 2026).
Question | Stonebridge Country Club | Naples Heritage Golf and Country Club |
|---|---|---|
Residences | 799 in ten neighborhoods | 799 |
Location | North Naples, behind the corner of Immokalee Road and Airport-Pulling Road North | East Naples |
Membership | Bundled, mandatory, non-equity, no deposit; the owners’ association owns the club | Bundled, non-equity; every homeowner a member |
One-time charge on an outside buyer | $17,500 New Owner Capital Contribution, $600 transfer fee, $299 estoppel (FY2027) | $17,500 for new residents, $200 estoppel |
Owner moving within the community | $0 contribution under the FY2027 schedule | $3,000 |
Annual club-level bill | $17,600 (FY2027), plus a neighborhood or condominium fee of $2,412 to $7,800 | $11,621.40 (2026), combining operating assessment, capital reserve, a campus expansion charge through 2026 and internet |
Food and beverage | No minimum; a $950 service charge in lieu of a per-meal gratuity | $500 food minimum |
Extra lines in the current bill | $1,920 Clubhouse Renovation Fee until the loan is paid off in February 2035 | $700 campus expansion through 2026; one-time $1,500 pickleball and tennis assessment |
Golf | 18 holes, par 71, 6,414 yards from Tee I, six rated tee sets; opened February 1992, redesigned by Kipp Schulties in 2023 | 18 holes, par 72, 6,546 yards (reported) |
Community development district | None; $0 non-ad-valorem assessments on every Stonebridge parcel | Information not available at time of publishing |
The two cost rows cover different fiscal years, Stonebridge FY2027 and Naples Heritage 2026, so read them as the shape of each club rather than a same-year race. On the published lines Naples Heritage costs about $5,978.60 a year less at the club level before either community’s neighborhood fees, our arithmetic, and that gap is real.
A buyer who chooses Stonebridge wants North Naples, a course redesigned in 2023, a Bistro and resort-style pool open by spring 2024, six tee sets that play as short as 4,068 yards, no food minimum and no district line on the tax bill, and accepts a higher annual bill for it. A buyer who chooses Naples Heritage Golf and Country Club accepts a food minimum, an East Naples address and a $3,000 charge to move within for a lower published dues line. We price a Stonebridge home for the first buyer, laying the full cost of ownership side by side so the $17,600 bill is read against what it buys rather than against a smaller number with fewer lines in it, and so the second buyer’s comparison does not end the conversation. Jesse McGreevy at (239) 898-6072 will tell you which buyer your neighborhood is most likely to meet.
Search demand also pairs Stonebridge with Pelican Marsh and Kensington most often, and with Quail Creek and Olde Cypress in related searches. None is a like-for-like comparison, because in each the golf membership is a separate decision from the house. That contrast works for a Stonebridge seller: at Stonebridge there is no initiation, and the golf comes with the home from the day of closing, so a buyer comparing a Stonebridge pool home with a house of similar price in a non-bundled club is comparing a finished cost with an unfinished one.
The comparison enters the number in two places. First, the $17,500 contribution matches Naples Heritage’s rather than exceeding it, so it is not a reason for a buyer to discount a Stonebridge home against its closest twin, though it is against clubs that charge less at resale. Second, the $17,600 annual bill is the line a buyer’s lender and a buyer’s budget both see, and it bears hardest on the entry price: a $410,000 Carrington condominium and a $1,900,000 Manchester Court home carry the identical club charge. We show that math in every valuation so it is argued with evidence, not left to the buyer’s imagination.
Online estimates miss on Stonebridge Country Club homes because automated models cannot see what drives price here: a bundled membership priced into every sale, ten different neighborhood fees, a condominium layer in six neighborhoods, Zone AE pockets beside shaded Zone X streets, lake and golf views, and public records that file one neighborhood under an old plat name and another under the community name alone.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary; FEMA National Flood Hazard Layer; Stonebridge Country Club FY2027 fee schedule).
Every Stonebridge sale conveys a club membership the buyer cannot decline and the seller cannot keep: “When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. The value and the carrying cost of that membership sit inside every MLS sale price. A model comparing your home with a non-club home nearby is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.
A Thornbrooke owner pays $20,012 a year in club and neighborhood charges and an Ashton Oaks owner $25,400, on the FY2027 club charge and the FY2027 or calendar-2026 neighborhood fee. A model sees none of it, because fee classes are not a standard data field, and over the life of a mortgage the $5,388 difference changes what a buyer can pay for the house. The Heatherwood and Willow Bend pair shows it happening on the record. We price your fee layer into the number.
A model that reads Stonebridge as one neighborhood blends $365,000 Willow Bend sales with $2,001,000 Manchester Court sales, and whatever sold last pulls every estimate toward it. The county adds its own confusion: its plats do not match the neighborhoods, so a model trained on plat groupings mixes Hawthorne Estates, Thornbrooke and Shoreham homes on the same plat. The gap between Thornbrooke and Manchester on the county record over the last twelve months, a $975,000 median against four sales of $1,835,000 to $2,001,000, is one a blended model cannot see.
Most of Stonebridge maps as FEMA shaded Zone X on the maps effective February 8, 2024, but lake-edge pockets on Springberry Circle and Wexford Court in Hawthorne Estates and part of Willow Bend map as Zone AE, with nearby base flood elevations of about 9 feet. A model applies one flood assumption to a street or a ZIP code, when the answer here changes within a neighborhood. A seller with an elevation certificate or a FEMA letter of map change in hand can correct it; a model cannot.
A model cannot see whether your lanai faces a lake, a fairway, a preserve or the next building, whether your condominium is a lower or upper unit, or whether your Braeburn plan is the 1,761 or the 2,182 square foot one. The MLS rows show two Braeburn closings of the same 1,895 square foot entry selling $55,000 apart, and two Thornbrooke homes of similar size selling $368,000 apart. In Stonebridge those invisible variables can move a price by six figures.
Hawthorne Estates’ original 46 lots sit on a plat recorded as Southampton Unit 1, the community’s name before Taylor Woodrow bought it in 1994, so a search of the public record by the Stonebridge name misses them. Manchester Court homes carry only the community name in the MLS neighborhood field, so a tool that reads that field cannot place them. Two differently coded Stonebridge North and Stonebridge South developments sit in the same MLS, and a club of the same name in Boca Raton appears in national data. A model that inherits those groupings is valuing the wrong comparables before it starts.
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 in your own neighborhood, with every source named. The Home Valuation form at the top of this page starts exactly that, free.
A Stonebridge Country Club buyer prices five costs into an offer: the FY2027 club-level charge of $17,600, the neighborhood or condominium fee for your home, property tax reset to the purchase price, insurance on a 1995 to 2002 home, and $18,399 paid once to the association at closing, including the $17,500 New Owner Capital Contribution.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Collier County tax roll, 2026 preliminary; FY2025 and FY2026 Collier County millage).
Line, FY2027 | Annual | What it pays for |
|---|---|---|
Country Club Dues | $9,094 | operating the club and its amenities |
Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page | landscaping, irrigation, gate access, roving patrol, bulk television |
Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page | repair and replacement of major capital items |
Clubhouse Renovation Fee | $1,920 | the Bistro, pool and golf course renovation loan, paid off in February 2035 per the club |
F&B Service Charge | $950 | in lieu of a per-meal gratuity; there is no food minimum |
Strategic Reserves (new) | $100 | not described |
Total | $17,600 | $4,400 a quarter, about $1,467 a month |
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, as the club published it before the FY2027 schedule replaced it.
Neighborhood | Fee on top of the club charge | Annual total | About per month |
|---|---|---|---|
Thornbrooke | $2,412 (FY2027) | $20,012 | $1,668 |
Manchester | $2,916 (FY2027) | $20,516 | $1,710 |
Hawthorne Estates | $3,420 (FY2027) | $21,020 | $1,752 |
Shoreham | $4,560 (FY2027; includes liability and flood insurance, roof and paint reserves) | $22,160 | $1,847 |
Heatherwood | $5,300 (calendar 2026), plus $200 for garage owners | $22,900 | $1,908 |
Carrington | $6,024 (calendar 2026) | $23,624 | $1,969 |
Middleburg | $7,080 (calendar 2026) | $24,680 | $2,057 |
Willow Bend | $7,500 (calendar 2026) | $25,100 | $2,092 |
Braeburn | $7,552 (calendar 2026) | $25,152 | $2,096 |
Ashton Oaks | $7,800 (calendar 2026) | $25,400 | $2,117 |
Sources: the club’s FY2027 schedule; condominium fees are calendar-2026 figures billed quarterly by each association’s manager. Totals and monthly figures are our arithmetic. The cheapest homes to buy carry the highest association bills, which is why the fixed cost weighs heaviest at the entry price: a $410,000 Carrington condominium carries $23,624 a year, about 5.8 percent of its price, 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 |
Estoppel Fee | $299 |
Outside buyer’s cash to the association | $18,399 (our sum) |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing. The Declaration says “a non-refundable contribution shall be made by the purchaser,” so under the club’s documents it is the buyer’s charge, though every cost in a contract is negotiable. The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” At $18,399, the outside buyer’s cash equals about 4.5 percent of the $410,000 Carrington median and about 1.9 percent of the $985,000 fee-simple median, our arithmetic, so it bites hardest at the entry price. Know the number before you price.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change. For a seller the history matters in one way: any comparable that closed before April 2025 was bought by a buyer who paid about $11,300 less to the association, and a careful valuation reads it that way.
The renovation fee is part of quarterly dues, not a balance due at sale. The $1,920 line is billed at $480 a quarter until the loan is paid off in February 2035, per the club’s Cost of Ownership page; on our reading of that billing, a seller owes only the installments due through closing. The master estoppel is $299 for FY2027 (it was $250 from FY2021 through FY2025), issued within 15 days under the Declaration and ordered from the association’s Controller’s office. Because the Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, every open balance is cleared at closing. Confirm the figures on your estoppel.
Florida’s Save Our Homes cap follows the owner, not the house, and 331 of the 799 residences, 41.4 percent, carry a homestead exemption on the 2026 preliminary roll: 62.5 percent of the fee-simple homes and 31.8 percent of the condominiums. A buyer’s taxes are based on the new assessed value after the sale and are often well above a homesteaded seller’s. Every Stonebridge parcel sits in millage area 133, which carried 9.5058 mills for tax year 2025 and shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at 9.4020 mills each $100,000 of taxable value costs about $940 a year. That is the mechanism, not a quote for any home.
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. The club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027, and no master-association special assessment appears in the club’s published schedules over those years. Stonebridge has no food-and-beverage minimum either; the $950 service charge replaces a per-meal gratuity. Both absences lower your buyer’s carrying cost against the clubs a buyer is likely to compare, and belong in your listing presentation.
A Stonebridge Country Club seller owes the buyer disclosure before the contract is signed. The master association is a Chapter 720 homeowners association, so section 720.401 requires a disclosure summary before signing. Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend are Chapter 718 condominiums, and a condominium resale also runs through section 718.503’s document package.
Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 720.30851, 718.116, 689.261 and 689.302, retrieved Sep 2026; Stonebridge Country Club Amended and Restated Declaration, member-era copy).
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 residences. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, and the contract must carry the statutory warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For a Hawthorne Estates, Thornbrooke, Shoreham or Manchester seller the statute plainly applies. Our research did not establish whether the Stonebridge Declaration restates this duty or names who owes it, so this page makes no claim about the covenant, only about the statute.
Section 720.401 states that it does not apply to an association regulated under Chapter 718, and six Stonebridge neighborhoods are condominiums with their own associations under that chapter. A condominium unit in Stonebridge also sits inside the master association. Which disclosure regime governs a given sale therefore depends on what you own, and a condominium 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.
Under section 718.503, a condominium resale buyer is entitled to receive the declaration, articles, bylaws, rules, the annual financial statement and budget, and the association’s question-and-answer sheet, and a contract signed before the core documents arrive gives the buyer a statutory window to cancel. None of the six Stonebridge condominiums publishes its budget, reserves or insurance, so we start the package the week you decide to sell. Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, 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. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification.
The master association issues its estoppel certificate through the Controller’s office listed on the club’s real estate page, at $299 for FY2027; a condominium sale needs a second certificate from the condominium association. Under sections 720.30851 and 718.116, 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 Stonebridge the flood item matters most in the Zone AE pockets, and the tax item matters on every homesteaded sale.
These are the Stonebridge facts a buyer’s attorney will find, and they are better coming from you: mandatory membership and the $17,500 contribution with its 2025 change; the renovation fee to 2035; the leasing limits of 30 days minimum and four leases a year; Shoreham’s association-insured regime; the preservation easement on Hawthorne Estates lots 1 to 10; and the Airport-Pulling Road widening, which the county anticipated would begin in June 2026 and last up to two years, with no noise wall. Raise those items before the buyer does.
What moves a Stonebridge Country Club home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: roof age, a four-point and wind mitigation report, the flood file, the condominium documents in six neighborhoods, and presentation timed to the season. Every home here was built between 1995 and 2002.
Data updated: September 2026 (FEMA National Flood Hazard Layer and revalidation letter 18-04-0009V, retrieved Sep 2026; Collier County 2026 Floodplain Protection Newsletter; Collier County tax roll, 2026 preliminary; Stonebridge Country Club hurricane shutter standards and open house rules).
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and a wind mitigation report on the state’s form OIR-B1-1802 that records roof covering, deck attachment, roof-to-wall connection, roof shape, secondary water resistance and opening protection; the form is valid for up to five years absent material changes. Because every Stonebridge home predates the March 1, 2002 statewide code, credits come from a documented re-roof permitted after that date, a hip roof and impact-rated openings. Concrete tile roofs are required in Hawthorne Estates, Thornbrooke and Manchester under their supplemental declarations, so the roof question is age and permit date, not material. And a fee-simple or villa owner insured with Citizens will need flood coverage at the first renewal after January 1, 2027, even in shaded Zone X; condominium unit-owner policies are exempt.
Pull the flood zone for your own address and keep any FEMA letter of map change for your building or lot in the listing file; FEMA revalidated the Stonebridge list with the 2024 maps. In the Zone AE pockets, our street points read 6.0 to 8.2 feet of ground on Springberry Circle and Wexford Court and 9.42 feet in Willow Bend, against nearby base flood elevations of about 9 feet, and pads usually sit above the street, which is why the elevation certificate decides the rating on a house. Collier County is a Community Rating System Class 5 community, a 25 percent discount on eligible flood premiums, and its Flood Info Hotline, (239) 252-2942, will check whether the county holds an elevation certificate on file. If none exists, a Florida-licensed surveyor produces one.
In the six condominiums, the association’s 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: a condominium generally must fund reserves for roofs, painting, paving and items over $10,000 unless owners vote to waive them. Above the condominiums, the master association keeps a Risk Mitigation Fund for uninsured losses such as hurricane damage. Ask your association for the package and its reserve status before you list, because a buyer’s lender will.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position from May 1 to November 30, and they depend on which side of the house 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. On a street elevation, then, impact glass or an impact-rated panel, rolling, accordion or fabric system satisfies both the club and an insurer, and it photographs better too.
The club runs on a season, with peak golf pricing and Saturday entertainment from January to April and non-resident summer members from May to October. Homestead shares run from 78 percent in Hawthorne Estates to 17 percent in Carrington, and 369 of the 799 owners mail from outside Florida, with Massachusetts among the top owner states in every neighborhood, so the condominium buyer pool is heavily seasonal while the fee-simple pool skews toward full-time households. Have the home photographed, documented and priced before the seasonal owners return.
Leases run 30 days minimum and no more than four a year under the Declaration, tenants may not keep pets in five condominiums, and in Carrington the owner “relinquishes all rights to the club and its facilities” during a lease. A tenant in place means showings run through the tenant and the gate, so match the lease end to the expected closing where you can.
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 a side-street home may add one sign at its Winding Oaks Way intersection. No “For Sale” or “Open House” signs may go on the home or in a vehicle, and every buyer entering at either guard gate is handed the master open-house sheet. A listing that cannot rely on a yard sign has to reach its buyer before the buyer reaches the gate.
A free in-person Stonebridge Country Club 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 your neighborhood’s and plan’s recorded sales, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the MLS and county sales of your plan in your neighborhood, matched for floor and view, adjusted for time, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $17,600 club charge, your neighborhood or condominium fee, the $18,399 an outside buyer brings to the association, the flood file and the tax reset. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Stonebridge Country Club covers pricing, marketing, negotiation, the estoppels and the condominium package in full.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Stonebridge Country Club sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews 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
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Stonebridge Country Club 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 Stonebridge 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 wider market around your home, see our Naples real estate guide, and for everything about the community itself, return to 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 how we represent buyers in Naples.
These are the valuation questions Stonebridge Country Club owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and recorded sales, FEMA’s records and the club’s published fee schedules and governing documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your neighborhood, your floor plan, your floor in a condominium building, your view and your condition. On the Southwest Florida MLS the twelve-month medians to 24 September 2026 were $392,500 in Willow Bend, $410,000 in Carrington, $487,250 in Heatherwood and $940,000 in Thornbrooke, and Manchester Court’s two closings were $1,835,000 and $1,900,000. 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 in your neighborhood, on both the MLS and the county record, matched for floor, view and condition, adjusted for time, tested against active listings, with every source named. We provide that free, with no obligation to list.
Because automated models blend $365,000 condominiums with $2,001,000 Manchester Court homes, cannot see the bundled membership or the ten neighborhood fees, inherit county plat groupings that mix neighborhoods, miss private sales, and cannot see your view, floor, roof or impact glass. Whatever sold last pulls every estimate toward it.
The Southwest Florida MLS recorded 33 closings in the twelve months to 24 September 2026, from $365,000 to $1,900,000, with $21,787,500 in volume. Collier County recorded 35 qualified sales of 93 recorded deeds from $365,000 to $2,001,000 in the twelve months to August 20, 2026.
It depends on the neighborhood and on which square foot. On MLS living area the medians ran $273.90 in Willow Bend, $312.76 in Carrington, $320.82 in Heatherwood, $360.16 in Braeburn and $490.35 in Thornbrooke. On the county’s base area they ran $276, $313, $305 and $357 for those condominiums and $490 in Thornbrooke, with Manchester at $622 on four sales.
The median was 26 days on market across 33 MLS closings in the twelve months to 24 September 2026: 28.5 for fee-simple homes (the mean of the middle pair, 15 and 42) and 26 for condominiums. Braeburn’s four closings took 0 to 14 days, while Willow Bend’s ran 5 to 190. The median sale to list was 95.43 percent of the final list price.
Nine were active on the Southwest Florida MLS on 24 September 2026: one Thornbrooke home, two Shoreham villas, two Heatherwood units, two Willow Bend units and two Carrington units, from $389,000 to $995,000, at a median list of $459,000 and a median 129 days on market. Against 33 closings in twelve months that is about 3.3 months of inventory.
Two Manchester homes closed on the MLS in twelve months, at $1,835,000 and $1,900,000, and the county recorded four qualified sales, at $1,835,000, $1,900,000, $2,000,000 and $2,001,000, the highest prices in Stonebridge. Across sixty months from September 2021 the county median was $1,698,000 on 10 sales. Nearly every Manchester floor area is unique, so the price comes from the closest plan and lot.
Five Thornbrooke homes closed on the MLS in twelve months, from $617,000 to $985,000, at a median of $940,000 and 42 days on market, and the county recorded seven qualified sales at a median of $975,000. One was active on 24 September 2026 at $995,000 with 1,917 square feet.
One Hawthorne Estates home closed on the MLS in twelve months, at $985,000 after 6 days, and the county recorded two qualified sales, at $985,000 and $995,000. Calendar 2025 recorded three, at $985,000, $1,375,000 and $1,500,000. With so few sales, the right evidence is the closest plan, lot and flood file.
Shoreham had no MLS closing in the twelve months. The county recorded one qualified sale at $690,000 in September 2025, and calendar 2025 recorded two, at $690,000 and $699,000. Two villas were active on the pull date, at $675,000 and $699,000.
Braeburn’s four MLS closings ran $655,000 to $799,000, and its county median over twenty-four months from September 2024 was $665,000 on 11 sales. Ashton Oaks, on the same plans, had no sale in the window; its county median over sixty months from September 2021 was $710,000 on 10 sales.
Two Middleburg homes closed on the MLS in twelve months, at $770,000 and $750,000. Across sixty months from September 2021 the county recorded 13 qualified sales at a median of $650,000, from $529,000 to $840,000, a window that straddles the 2021 to 2022 repricing.
Nine Carrington homes closed on the MLS in twelve months, from $370,000 to $475,000, at a median of $410,000. The compact Carrington Court plans sold at a median of $408,000 on five closings, and the county’s twenty-four-month median from September 2024 was $410,000 on 17 sales.
Heatherwood’s four MLS closings ran $437,500 to $625,000, a median of $487,250, the mean of the middle pair. Willow Bend’s six ran $365,000 to $515,000, a median of $392,500. Over longer county windows, Heatherwood’s median was $450,000 on 11 sales in thirty-six months and Willow Bend’s $400,000 on 11 sales in twenty-four months.
The two share the 1,433 and 1,592 square foot plans, but Willow Bend’s calendar-2026 fee is $7,500 against Heatherwood’s $5,300, and Willow Bend carries the lowest price per foot of county base area in Stonebridge, $276 on six sales. Our reading, an inference and not a proven cause, is that buyers capitalise the $2,200 a year into the price.
They have eased from their peaks. On the county record, Willow Bend’s median went from $469,000 in 2023 to $395,000 in the latest twelve months and Carrington’s from $452,500 to $410,000, while Braeburn’s fell from $769,000 in 2024 to $655,000 in 2025. All remain far above their 2021 levels.
No. Just value is the county’s assessment for tax purposes, set once a year by one method for every parcel. In most Stonebridge neighborhoods the 2026 preliminary median just value sits below the median recent sale, for example $329,445 against $410,000 in Carrington and $705,760 against $975,000 in Thornbrooke. It is useful for ranking and useless as a list price.
It can, and by how much varies by neighborhood and by hole. The county record does not map frontage lot by lot, so no community-wide premium can be calculated from it. We measure the premium from closed sales of your plan with and without the view rather than applying a rule of thumb.
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 a neighborhood or condominium fee, and brings $18,399 to the association at closing as an outside buyer. The value of the membership rides in the price of the home, and the buyer weighs the carrying cost against other clubs.
The buyer, under the club’s documents: the Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift any cost, so it remains negotiable, and your buyer counts it, so we price with it in view.
Not as a lump sum on the club’s published billing. The $1,920 fee is billed at $480 a quarter until the loan is paid off in February 2035; on our reading you owe the installments due through closing, and the estoppel confirms the figure for your home.
No. Stonebridge has no community development district and no special-district or MSTU assessment, and every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. That lowers your buyer’s carrying cost.
Usually higher if you are homesteaded, because Save Our Homes follows the owner and the buyer’s assessment resets after the sale. At the 9.4020 mills on the 2026 preliminary roll for millage area 133, each $100,000 of taxable value costs about $940 a year. That is the mechanism, not a quote for any home.
Seventeen of the 21 street points we tested are FEMA shaded Zone X on panels 12021C0193J and 12021C0194J, effective February 8, 2024; four are Zone AE, on Springberry Circle and Wexford Court in Hawthorne Estates and in part of Willow Bend. That is a street test, not a parcel determination, so pull the zone for your own address, especially on a lakefront lot.
Yes, as evidence. Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge buildings and lots, and FEMA revalidated the list with the 2024 maps. A letter certifies a building’s elevation and speeds a lender’s and insurer’s review, so keep it in the listing file.
Florida’s milestone inspection law and SIRS requirement apply to condominium buildings three or more stories tall. Stonebridge’s six condominiums appear to be two-story buildings on our reading of the county roll, and Collier County’s milestone registry lists none, but story counts are not yet confirmed from the recorded plans. Reserves are still required unless owners vote to waive them.
The master association’s section 720.401 disclosure summary applies to a Hawthorne Estates, Thornbrooke, Shoreham or Manchester sale and must be delivered before the buyer signs. A condominium sale runs under Chapter 718 and section 718.503’s document package, and may also involve the master summary. 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 condominiums run their own approvals; Heatherwood’s form covers sales as well as leases. A 2001 club article said approval applications were “not necessary for single family homeowners”; no current master rule appears in the documents we read, so we confirm it on each listing. Membership itself is automatic with the purchase.
Before the season. December through May recorded 24 of the 35 qualified sales on the county record in the twelve months to August 20, 2026, one year of data, and recording dates trail contracts by weeks, so a home that is priced and documented by October meets the most buyers.
You can, but the lease shapes the sale. Showings run through the tenant and the gate, leases run at least 30 days, and a Carrington owner gives up club rights for the term of a lease. Where possible, time the lease end to the expected closing.
Understand the rules first. Leases must be for the whole unit, at least 30 days, no more than four a calendar year, and five condominiums bar tenant pets. Holding also keeps the full club charge and neighborhood fee in play, $20,012 to $25,400 a year before tax and insurance.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $2,870 on a $410,000 sale and $6,895 on a $985,000 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the $299 master estoppel, a condominium estoppel where it applies, prorated taxes and any negotiated commissions or credits, all of which a written net sheet sets out before you list.
You can hold an open house if you register with the association office by 1:00 p.m. Friday and use only the approved green-on-white “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, under the club’s open house rules.
Get a written valuation built from your neighborhood’s and plan’s recorded sales, gather your roof, wind mitigation and flood documents, and, in a condominium, ask your association for its budget, reserves and resale package. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Stonebridge Country Club valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s tax roll and public records, Florida Statutes and state agencies, FEMA, or the club’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 24 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as Collier County tax roll, 2026 preliminary, files dated 29 August 2026, and Collier County recorded sales, sales file indexed 24 September 2026.
The club and master association, first-party sources
Club documents preserved in the Internet Archive
The renovation and the course, trade and design sources
Collier County records
Flood mapping and federal flood records
Florida Statutes and state agencies
The comparison community
Our own assets
Every Stonebridge Country Club document below links its official custodian, the club and its community association, a condominium 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 Stonebridge valuation | Official authority |
|---|---|---|
FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club charge, the neighborhood and condominium fees, the $17,500 contribution, $600 transfer fee and $299 estoppel | |
FY2025 Dues and Fees with Board resolution and budget memo, 08/30/2024 | The FY2023 to FY2025 club charges and the formula-era contribution | |
FY2025 Dues and Fees Schedule, updated 04/11/2025 | The notice changing the capital contribution from April 25, 2025 | |
FY2019 detailed neighborhood fees | The starting point for the condominium fee history | |
Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing, leasing and joint liability for assessments | |
Supplemental Declarations with the 2016, 2019 and 2020 amendments | Which lots form each fee-simple neighborhood, the concrete tile roof rule and Shoreham’s association-insured regime | |
Hurricane Shutter Standards | Which storm devices may stay up on each view | |
2019 Annual Meeting presentation | The F&B service charge in lieu of gratuity and no F&B minimum | |
Carrington lease application | The owner’s surrender of club rights during a lease | |
Heatherwood lease and sale application | The condominium’s approval process for sales as well as leases | |
Collier County PUD Master List, 01/25/2022 | The Southampton planned unit development, also known as Stonebridge, 313.5 acres | |
Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the Class 5 flood insurance discount and the flood hotline | |
FEMA revalidation letter 18-04-0009V | The revalidated Stonebridge letters of map change | |
Airport Road widening, comments and county responses | The anticipated start and duration of the west-side road work and no noise wall | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | |
Florida Statutes section 718.503 | The condominium resale document package | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation credits an insurer applies | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead |
Three documents that matter most are not public: the FY2026 fee schedule, behind the member login; each condominium association’s budget, reserves, insurance and resale package, from the association; and your estoppel certificate, from the Controller’s office on request.
You reach the Stonebridge Country Club valuation team by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Stonebridge Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.