Estero, Florida
Find out what your Stoneybrook home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Values built from 43 closed sales in 12 months, by home size, with a net sheet and no obligation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
A Stoneybrook home is worth what a buyer paid for a comparable one recently, and in the 12 months to September 29, 2026 that meant 43 closed MLS sales at a $420,000 median, from $225,000 to $775,000. This valuation guide sits beside our full Stoneybrook community guide and explains how a Stoneybrook value is built: which sales count, what moves the number and why an online estimate can miss. It covers Stoneybrook Golf & Country Club in Estero, not the separate Stoneybrook at Gateway community in Fort Myers. If you are still comparing agents, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Stoneybrook seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Stoneybrook buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our guides to Estero home values, Meadows of Estero home values and Lakes of Estero home values apply the same record-first method. Ready to sell rather than only to know? Our Estero seller guide covers the sale, and our own Stoneybrook seller and buyer pages are companions to this one.
McGreevy and Comisar are the best realtor for valuing a Stoneybrook home because we value each home against the closed sales of its own size, read the association, condominium and CDD documents that affect a buyer's price, and put the range in writing. Jesse has lived in Stoneybrook since January 2004. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar prepare every valuation themselves. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Jesse has lived in Stoneybrook since January 2004, when he closed on his first home here, and our office is in Bonita Springs.
Recent Stoneybrook market record (12 months to September 29, 2026): 43 closed sales · $18,643,400 in total volume · $420,000 median sold price · $250 median price per square foot of living area · a range of $225,000 to $775,000 · a median 36 days on market · a median 96.3% of list price · 10 active listings on September 29, 2026, asking a median $537,400, about 2.8 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Stoneybrook community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Stoneybrook is narrower and checkable: we have read the recorded declaration, the CDD schedule and the resale application the community publishes, and every closed sale in the MLS record.
Jesse McGreevy runs the pricing and the data, and Marc Comisar runs the field side: the walk-through, the photographs and the contractor questions that turn a range into a number. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Want your Stoneybrook number? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They explain how a Stoneybrook value is built and where an online number goes wrong, and every one is specific to this gated community of condominiums, villas and single-family homes.
Stoneybrook owners can use the links below to jump straight to the value range, the method, the changes over time, the Brooks comparison or the valuation FAQ. The guide runs in the order most owners decide: the number first, then how it is built, then what moves it, then what you would net.
Your Stoneybrook home is worth about what similar homes of the same size closed for recently, adjusted for condition and view: in the last 12 months that was $292,500 for homes under 1,400 square feet, $499,900 for 1,400 to 2,199 square feet and $627,500 for 2,200 square feet and up, at a community median of $420,000.
Data updated: September 2026
| Living area | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Under 1,400 sq ft | 22 | $292,500 | $232 | 37.5 | 96.3% |
| 1,400 to 2,199 sq ft | 13 | $499,900 | $290 | 22.0 | 96.3% |
| 2,200 sq ft and up | 8 | $627,500 | $223 | 54.0 | 94.2% |
Source: Southwest Florida MLS (Matrix), 43 closed sales, 12 months to September 29, 2026; our tabulation by MLS living area.
The 43 sales range from $225,000 to $775,000, and the median of $420,000 sits between the smallest and the largest homes. A home is worth the price of the closings that look like it, which is why we start with size, then bedrooms, then condition.
Start with our free home valuation or call Jesse direct at (239) 898-6072. We follow up with a written comparable set and a net sheet.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Stoneybrook home is valued by the sales comparison method: find recent closed sales of similar homes, adjust for differences a buyer would pay for, and reconcile to a range. Asking prices are not evidence of value, and a median across condominiums, villas and single-family homes is only a frame.
We use closed sales of homes in the same size band, with the same bedroom count, in the last 6 to 12 months, and we widen to 24 months when a size band is thin. In Stoneybrook the 24-month set has 99 closings against 43 for the last 12 months.
The adjustments are living area, bedrooms and baths, a lake or golf view, lot, roof and air conditioner age, impact protection, flooring and kitchen and bath condition. Where paired sales let us put a dollar figure on an item, we do; where the record is silent, we say so.
A value is only as good as the price at which a buyer chooses your home over the ten on the market today. We compare the range with the active listings and with how long similar homes took to sell.
The honest output is a range and a recommended list price. In this record the median home closed at 96.3% of list, so a list price near the middle of the range leaves room to negotiate without pricing you out of the search.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
In the last 12 months, 43 Stoneybrook homes closed on the Southwest Florida MLS at a $420,000 median, from $225,000 to $775,000, in a median 36 days at 96.3% of list price. Because 43 is more than 10, we lead with the 12-month window and show longer windows beside it.
Data updated: September 2026
| Measure, 12 months to September 29, 2026 | Stoneybrook |
|---|---|
| Closed sales on the MLS | 43 |
| Total dollar volume | $18,643,400 |
| Median sold price | $420,000 |
| Range of sold prices | $225,000 to $775,000 |
| Median price per square foot of living area | $250 |
| Median days on market | 36 |
| Median sold price as a percentage of list price | 96.3% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; three Sold Data Entry closings not marketed on the MLS are excluded.
| Window ending September 29, 2026 | Closed sales | Median sold price | Median $ per sq ft |
|---|---|---|---|
| Last 12 months | 43 | $420,000 | $250 |
| Last 24 months | 99 | $430,000 | $259 |
| Last 36 months | 151 | $480,000 | $268 |
| Last 60 months | 287 | $460,000 | $274 |
Source: Southwest Florida MLS (Matrix), trailing windows ending September 29, 2026.
| Closing date | Beds and baths | Living area, sq ft | Sold price | Days on market |
|---|---|---|---|---|
| September 15, 2026 | 3 bed, 2 bath | 1,541 | $460,000 | 107 |
| September 11, 2026 | 2 bed, 2 bath | 1,134 | $230,000 | 13 |
| August 21, 2026 | 2 plus den bed, 2 bath | 1,536 | $410,000 | 3 |
| August 18, 2026 | 3 bed, 2 and a half bath | 2,206 | $600,000 | 89 |
| July 28, 2026 | 2 bed, 2 bath | 1,061 | $249,000 | 3 |
| July 20, 2026 | 3 bed, 2 bath | 1,575 | $420,000 | 50 |
| July 15, 2026 | 3 bed, 2 bath | 1,565 | $485,000 | 16 |
| June 22, 2026 | 4 plus den bed, 3 bath | 2,846 | $645,000 | 63 |
| June 22, 2026 | 4 bed, 2 and a half bath | 2,408 | $460,000 | 45 |
| June 18, 2026 | 3 plus den bed, 2 and a half bath | 2,064 | $540,000 | 15 |
Source: Southwest Florida MLS (Matrix), closed sales through September 15, 2026. Addresses are not shown.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook is a gated community of 1,119 homes with a public pay-as-you-play golf course, so every sale is priced against its own condo, villa or single-family comparables. If you are selling, get a free Stoneybrook home valuation and call Jesse direct at (239) 898-6072. If you are buying, start your Stoneybrook home search with Marc and call Marc at (239) 287-5873. Our guides to selling a home in Estero and buying a home in Estero cover the wider village.
Stoneybrook values have eased from a 2023 to 2024 peak: the 12-month median was $537,500 in the period ending about September 2024, $462,500 a year later and $420,000 now, while the median price per square foot went from $283 to $265 to $250. The longer record shows a resale market cooling, not collapsing.
Data updated: September 2026
| Twelve-month period | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Sept 30, 2025 to Sept 29, 2026 | 43 | $420,000 | $250 | 36 | 96.3% |
| Sept 2024 to Sept 2025 | 56 | $462,500 | $265 | 45 | 97.3% |
| Sept 2023 to Sept 2024 | 52 | $537,500 | $283 | 32 | 97.3% |
| Sept 2022 to Sept 2023 | 67 | $449,000 | $292 | 11 | 98.3% |
| Sept 2021 to Sept 2022 | 69 | $455,000 | $272 | 5 | 100.0% |
Source: Southwest Florida MLS (Matrix), residential closed sales by trailing 12-month period ending September 29, 2026, each period 365 days counted back from the pull date.
Sold-to-list slid from 100.0% in the oldest period to 96.3% now, and the median days on market lengthened from 5 to 36. Closings ran 69, 67, 52, 56 and 43 by period, oldest to newest.
A value based on a 2022 headline is out of date. The 12-month median is $35,000 below the 2021 to 2022 period's $455,000 and $117,500 below the 2023 to 2024 peak. If your last appraisal or an online estimate predates this record, ask for a fresh comparable set.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The differences that change a Stoneybrook value are size, bedroom count, condition, view and the age of the roof and air conditioner. In the last 12 months a home of 2,200 square feet or more closed at $223 per square foot while a 1,400 to 2,199 square foot home closed at $290.
Data updated: September 2026
| Bedrooms (MLS count, den not counted) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
| 2 bedrooms, with or without a den | 24 | $297,000 | $235 | 34.0 |
| 3 bedrooms, with or without a den | 11 | $499,900 | $275 | 36.0 |
| 4 or more bedrooms | 8 | $647,500 | $223 | 40.5 |
Source: Southwest Florida MLS (Matrix), 43 closed sales, 12 months to September 29, 2026.
| Living area | Closed sales, 24 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Under 1,400 sq ft | 48 | $312,500 | $248 | 48.5 | 96.3% |
| 1,400 to 2,199 sq ft | 28 | $520,000 | $292 | 22.0 | 97.7% |
| 2,200 sq ft and up | 23 | $645,000 | $241 | 45.0 | 95.8% |
Source: Southwest Florida MLS (Matrix), 99 closed sales, 24 months to September 29, 2026.
Buyers price the roof, air conditioner, water heater and windows because insurers and inspectors do. A documented newer roof and a serviced air conditioner protect your price.
Our community guide notes many homes backing to a lake, three lot widths for single-family homes and different distances to the amenity campus, Pinewoods Elementary School and the front gate. Those differences are real, and we treat each as an adjustment.
Our community guide describes condominiums at Pinecrest along Lancaster Run, attached villas along Portrush Run and Knighton Run and single-family homes on 50-, 60- and 75-foot lots. Each is a separate comparable pool with its own buyer.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Online automated estimates miss on Stoneybrook homes because they average across a wide size range, do not see condition, roof or view, and can lag a market that has moved $42,500 in a year at the median. A comparable set built by an agent who has walked the community is the better tool.
Data updated: September 2026
A single automated formula sees one community with sales from $225,000 to $775,000. It cannot tell a 1,061-square-foot home that sold at $249,000 from a 3,343-square-foot home listed at $670,000.
The record cannot show a new roof, an old air conditioner or a screen enclosure that needs replacing, and buyers price all three.
The 12-month median fell from $462,500 to $420,000. An estimate that leans on older sales overstates value in a falling market.
The MLS files Stoneybrook sales under three subdivision spellings, and three more closings were entered as Sold Data Entry without marketing. A tool that reads one field misses records.
We read the closed sales in your size band, the condition of your home and the ten homes on the market, and we put a range and the reasoning in writing.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook and The Brooks value differently: in the 12 months to September 29, 2026 Stoneybrook's median was $420,000 at $250 per square foot from 43 closings, while The Brooks' was $557,500 at $304 from 163 closings. The Brooks spans four communities with different club and fee structures, and Stoneybrook is one gate with one fee schedule.
Data updated: September 2026
| Decision point | Stoneybrook | The Brooks |
|---|---|---|
| Closed sales, 12 months to Sept 29, 2026 | 43 | 163 |
| Median sold price | $420,000 | $557,500 |
| Median price per square foot | $250 | $304 |
| Median days on market | 36 | 56 |
| Median sold as % of list | 96.3% | 96.3% |
| Active listings, Sept 29, 2026 | 10 | 42 |
| Months of supply | 2.8 | 3.1 |
| Homes and types | 1,119 condominiums, villas and single-family homes on 805.74 acres | Four gated communities plus the 91-home Pebble Pointe |
| Association or master fee | About $450 a quarter for single-family homes ($440 for condominiums and villas), cable and internet included | Four associations, no master HOA; each community has its own structure |
| Golf or club model | Public pay-as-you-play; no mandatory fee | Varies by community |
| CDD | About $1,429.58 a year for a typical single-family unit (FY2026) | $1,017.25 per unit for FY2026, two districts |
| Age restriction | None; all ages | None; all ages |
Sources: our Stoneybrook community guide and Brooks community guide; Southwest Florida MLS (Matrix), both from the same September 29, 2026 pull.
Stoneybrook's price per square foot is $54 below The Brooks' and its median $137,500 below, which is a fact about mix as much as quality: our Brooks community guide reports medians by community from $363,500 to $1,050,000 in June 2026, and Stoneybrook's own size bands run from $292,500 to $627,500 in September 2026. Compare your home with its own size band, not with another community's median.
It matters when a buyer is deciding between the two, because your value includes the buyer's alternatives. A buyer who wants one fee schedule and optional golf is a Stoneybrook buyer, and we price with that buyer in mind.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook's $420,000 median sits above only Villagio's $270,000 among nine Estero communities in the same September 29, 2026 pull, and its $250 per square foot is above Villagio's $190 and Bella Terra's $224. West Bay Club leads at $930,000 and $427. Each community's median mixes home types, so use it as a frame.
Data updated: September 2026
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| The Brooks | 163 | $557,500 | $304 | 56 | 96.3% | 42 | 3.1 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Bella Terra | 119 | $447,510 | $224 | 56 | 97.5% | 21 | 2.1 |
| Villagio | 31 | $270,000 | $190 | 88 | 96.2% | 8 | 3.1 |
| Tidewater | 33 | $525,000 | $301 | 60 | 96.8% | 9 | 3.3 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 13 | 2.8 |
| Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 13 | 3.2 |
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 27 | 6.4 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to September 29, 2026 and active listings on that date, all communities from the same pull.
Stoneybrook has the second-shortest median days on market of the nine at 36, behind Pelican Sound's 25, and its 2.8 months of supply is level with Grandezza and behind only Bella Terra's 2.1. That thin supply supports a well-priced home; it does not lift a home above its size band.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The live competition is ten Stoneybrook listings asking from $249,900 to $680,000, with a median ask of $537,400 against a $420,000 median close. The gap is mix, not markup: today's inventory leans toward larger homes. A value is tested against the listings nearest your size.
Data updated: September 2026
| Beds and baths | Living area, sq ft | Asking price | Days listed |
|---|---|---|---|
| 4 bed, 2 and a half bath | 2,433 | $680,000 | 111 |
| 5 bed, 3 bath | 3,343 | $670,000 | 19 |
| 4 bed, 2 and a half bath | 2,301 | $599,900 | 54 |
| 4 bed, 2 and a half bath | 2,445 | $599,000 | 140 |
| 4 bed, 2 bath | 1,955 | $549,900 | 8 |
| 3 plus den bed, 2 and a half bath | 2,014 | $524,900 | 28 |
| 3 bed, 2 bath | 1,506 | $469,900 | 5 |
| 2 plus den bed, 2 bath | 1,365 | $350,000 | 79 |
| 2 bed, 2 bath | 1,160 | $285,000 | 139 |
| 2 bed, 2 bath | 1,061 | $249,900 | 48 |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026.
The median home closed at 96.3% of list, so a listing at $599,000 that sold at the community's median pattern would close near $577,000. Three listings had been up 111 days or more, which may mean asking prices above what buyers will pay.
If a home your size is listed at a price above the closed record, it will either come down or sit, and neither raises your value. We track each competing listing's price history through your listing period.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The best time to have a Stoneybrook home valued is before the new year, because March carried 46 of the 287 closings in the last 60 months and January through March carried 91. A value dated in the fall lets you fix items and list into the strongest closing months.
Data updated: September 2026
| Month | Closings, 60 months to Sept 29, 2026 |
|---|---|
| January | 21 |
| February | 24 |
| March | 46 |
| April | 28 |
| May | 20 |
| June | 29 |
| July | 23 |
| August | 19 |
| September | 15 |
| October | 20 |
| November | 16 |
| December | 26 |
Source: Southwest Florida MLS (Matrix), 287 closed sales by month of closing, 60 months to September 29, 2026; our tabulation.
A fall valuation leaves time for the roof record, the air-conditioner service, paint and photographs before winter contracts. It also gives you a chance to see whether the market has moved since the last pull.
Owners also need values for a refinance, an estate, a divorce, a tax appeal or a decision to rent, and we prepare them the same way. Tell us the purpose, because it changes which sales matter.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A buyer's costs shape your value because a buyer subtracts them from what they will pay: the association's about $450 a quarter, the CDD's tax-bill assessment, a $2,000 capital contribution and insurance. Stoneybrook's mandatory golf fee is $0, and cable and internet are included in the association fee, which helps.
Data updated: September 2026
| Layer | Amount | Who owes it and when |
|---|---|---|
| Association, single-family | About $450 a quarter ($1,800 a year), cable and internet included | Owner, quarterly |
| Association, condominiums and villas | About $440 a quarter ($1,760 a year) | Owner, quarterly |
| CDD, typical single-family unit | $1,429.58 for fiscal 2026 ($635.85 debt service, $676.57 operations, $117.16 irrigation) | Owner, on the tax bill |
| Capital contribution | $2,000 one time | Incoming owner at closing |
| Golf | $0 mandatory | Owner who chooses to play |
Sources: our Stoneybrook community guide; Stoneybrook CDD FY2026 assessment schedule.
A buyer's lender counts the association fee and the tax bill in the payment, so a fee buyers understand helps a price and a fee they discover late hurts one. We publish the stack in the listing.
A change of ownership resets a homestead's assessed value to just value on the next January 1, and the seller's Save Our Homes cap does not transfer [Source: Florida Statutes 193.155]. A buyer's tax bill can be higher than yours.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Florida rules shape a Stoneybrook sale price through disclosure and transfer costs: the section 720.401 summary for master-association sellers, the section 718.503 documents for condominium sellers, the section 689.261 tax summary, the flood disclosure and Lee County's customs on title and doc stamps. Each can move the buyer's willingness to pay.
Under section 720.401, a master-association buyer who did not receive the summary before contract may cancel within 3 days after receipt or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401]. Condominium sellers deliver the section 718.503 documents under a 7-day window [Source: Florida Statutes 718.503]. This is information, not legal advice, and your closing agent confirms which applies.
The seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy [Source: Florida Department of Revenue, documentary stamp tax]. At $420,000 that is $2,940 and $2,175.
The estoppel certificate and the association's sales application are part of the file a buyer reads, and an incomplete file delays a closing [Source: Florida Statutes 720.30851].
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Before you list, the items that move a Stoneybrook number most are a documented roof and air conditioner, a clean inspection, current paint and photographs, and the association and CDD paperwork. A large renovation seldom returns its cost at these price points, so we test each idea against the record first.
Fix what an inspector will find, and gather the roof permit, the air-conditioner service history, any wind-mitigation report and the architectural approvals for exterior work [Source: Stoneybrook architectural review guidelines, January 2024].
Clear counters, fresh paint and bright rooms photograph well, and buyers who live elsewhere shop by photograph.
If your valuation lands in the fall, you have time to do the work before the winter buyers arrive. We give you a punch list and a date.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
What you net from a Stoneybrook sale is the price minus the commission, documentary stamps, the owner's title policy, estoppel and closing fees, prorated taxes and any mortgage payoff. At the $420,000 median, doc stamps and the title premium alone are $2,940 plus $2,175, before commission, which is negotiated.
Data updated: September 2026
| Line, illustrative sale at $420,000 | Amount |
|---|---|
| Documentary stamp tax | $2,940 |
| Owner's title policy, Lee County custom | $2,175 |
| Title search and settlement fee | About $650 to $2,000 combined |
| Municipal lien search | About $100 to $250 |
| Estoppel certificate | Up to $299 |
| Brokerage commission | As negotiated; each 1% is $4,200 |
| Property tax and CDD proration | Days owned divided by 365, times the annual bill |
| Mortgage payoff | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003; our shared 2026 cost-of-selling research; our arithmetic. Estimates only.
At $292,500, doc stamps are $2,047.50 and the title premium $1,537.50; at $499,900, $3,499.30 and $2,574.50; at $647,500, $4,532.50 and $3,312.50. Every 1% of commission is 1% of price, and we build the exact sheet with you.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Renting a Stoneybrook home is possible but shaped by association approval, so compare it with selling using real numbers. Our community guide reported a $2,500 median annual rent in June 2026, and a lease needs approval and a non-refundable transfer fee, so the choice depends on your net and your time.
Per our community guide, pulled June 2026 from the MLS rental data, 12 rentals were active with an annual asking median of $2,500 a month, and 17 had leased in the trailing 12 months at an annual achieved median of $2,500, with seasonal furnished leases higher. Those figures are dated June 2026 and are not part of the September pull.
Any non-owner occupancy is a lease requiring association approval, a non-refundable transfer fee applies and the owner's amenity rights are rescinded during the lease term. The minimum lease term is set in the declaration, and it is not stated on our page [Source: Stoneybrook 2026 master HOA lease application].
Compare your net from a sale at today's value with a year of rent minus fees, insurance, taxes and the association and CDD. If the sale nets more than you would keep in a few years, sell; if not, we help you plan a lease.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
County recorded sales add a check on the MLS: Lee County recorded 46 qualified sales for Stoneybrook parcels from September 2025, at a $402,500 median and a range of $225,000 to $775,000, none builder-direct, against 43 MLS closings at a $420,000 median. The two sources agree that this is a resale market.
Data updated: September 2026
| Source | Window | Sales | Median | Range |
|---|---|---|---|---|
| Southwest Florida MLS, marketed closings | Sept 29, 2025 to Sept 29, 2026 | 43 | $420,000 | $225,000 to $775,000 |
| Lee County recorded qualified sales | Calendar months since September 2025 | 46 | $402,500 | $225,000 to $775,000 |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Lee County Property Appraiser sales data, index built September 27, 2026, newest recorded sale July 28, 2026, 1,168 parcels matched in ZIP 33928 [Source: Lee County Property Appraiser, sale data files].
The county window starts in September 2025 by calendar month and the MLS on September 29, 2025, and the county includes sales not marketed on the MLS. A $17,500 difference in medians is well within the spread of the sales.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
You get a free Stoneybrook home valuation by starting the form below or calling Jesse direct at (239) 898-6072. We follow up with a written comparable set built from closed sales of your size, the current competition and a net sheet, and there is no obligation to list.
A range for your home from the closed record, the ten homes competing with yours, the costs above turned into a net sheet at three prices and a recommendation on timing.
Your address, the year of your roof and air conditioner, any updates and any known issues. Every conversation is confidential.
Start with our free home valuation or call Jesse direct at (239) 898-6072, text or call. The team behind the valuation:
Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Owners who decide to sell after a valuation get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because one gate with three kinds of home rewards size-by-size pricing and a documents file ready on day one. The 12-month median is $420,000, and the range runs from $225,000 to $775,000.
Data updated: September 2026
If you are searching for the best Stoneybrook listing agent, or thinking, "I need to sell my home in Stoneybrook," the valuation is the first step of a plan we run for you. We place your home on the ladder of closed sales for its own size, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Yes. The valuation is a written comparable set and a net sheet, and there is no obligation to list. We ask for your address and a few facts about the roof and air conditioner.
A valuation is a dated range from a dated record. Stoneybrook's 12-month median fell from $462,500 to $420,000, so we date every valuation and refresh it before you list.
Yes. Each is valued against its own size band and buyer pool, and the 12-month medians were $292,500, $499,900 and $627,500 from the smallest to the largest band.
Yes. We compare your net from a sale with a year of rent minus fees and costs, and we tell you the lease approval steps. Our community guide reported a $2,500 median annual rent in June 2026.
No. We work from the MLS record and photographs, and Marc can walk the home for you. Many Stoneybrook owners are seasonal.
You decide. If you list, we build the price, the documents file and the marketing plan; if not, you keep the numbers.
McGreevy and Comisar is a top-reviewed Stoneybrook realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation is only as good as the advice that follows it, and pricing that proves right against the closed record is what an owner needs.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Regular communication is how a range becomes a plan, and we keep owners informed from the first conversation to the closing.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Repeat clients tell you what a valuation is for: an honest number that holds up when the home goes to market.
The credentials behind those reviews:
A Stoneybrook specialist matters for a valuation because the facts that decide the number are in records a generalist may not read: three MLS subdivision spellings, a size range from $225,000 to $775,000, an association with its own resale application, a CDD assessment on the tax bill and two legal regimes.
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. He has lived in Stoneybrook since January 2004, when he closed on his first home here. Reach him direct at (239) 898-6072, and read his 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. He runs the field side: the walk-through, photographs, inspections and contractor questions. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a small-footprint home off the community median, search one of the three subdivision spellings, ignore the tax-bill CDD line or quote a flood zone for the whole community. Each mistake moves the number, and each is avoidable.
If you own in more than one community, or you are comparing notes with a neighbor, see our guides to Estero home values, Meadows of Estero home values and Lakes of Estero home values. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Brooks community guide.
If you are thinking, "I need someone to value my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance and a clear plan to help you decide confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook owners who value a home often buy another in Southwest Florida, sometimes in the same community. We run the sale and the purchase as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters.
We plan the sale and the purchase together, including any rent-back or short-term lease. For the purchase side, call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
If you want to plan both, call Jesse direct at (239) 898-6072 or request a free home valuation.
Stoneybrook owners ask these questions before they decide, and each answer below is written for a Lee County owner in a gated golf community with a homeowners association, a CDD and condominium neighborhoods, in a single paragraph. They cover method, price, timing, fees and the paperwork that shapes a value.
Data updated: September 2026
It depends on size, bedrooms, condition and view. In the 12 months to September 29, 2026, homes under 1,400 square feet closed at a $292,500 median, homes of 1,400 to 2,199 square feet at $499,900 and homes of 2,200 square feet and up at $627,500. We turn that into a range for your address.
In the 12 months to September 29, 2026, 43 homes closed on the MLS at a $420,000 median, from $225,000 to $775,000, at a median $250 per square foot. Three more closings recorded as Sold Data Entry were not marketed on the MLS and are excluded from those medians.
Down over the last two years. The 12-month median was $537,500 in the period ending about September 2024, $462,500 a year later and $420,000 now. Median days on market improved from 45 to 36 in the latest year, so homes at a fair price still sell.
We use closed sales of homes of similar size and bedroom count, mostly the under-1,400-square-foot band, where the 12-month median was $292,500 across 22 closings. Then we adjust for floor, view, condition and the condominium association's records. A condominium is never valued off a single-family median.
A villa is valued against closed sales of similar size and bedroom count, adjusting for condition, updates and the association's rules. Our community guide places villas on Portrush Run and Knighton Run at roughly $300,000 to $500,000, an undated range, so we confirm it against the September record.
We compare it with single-family closings of similar living area, bedrooms, lot and condition. In the last 12 months, homes of 2,200 square feet and up closed at $627,500 and homes of 1,400 to 2,199 square feet at $499,900. Lot width, pool and view come next.
The community median was $250 per square foot over 12 months, and it varies by size: $232 under 1,400 square feet, $290 from 1,400 to 2,199 and $223 at 2,200 and up. Price per square foot is a check, not a method, because it does not rise with size here.
It can be off, because it averages across a wide size range and does not see condition, roof or view. A community with sales from $225,000 to $775,000 and a median that moved $42,500 in a year is hard for a formula. We use closed sales and a walk-through.
A valuation, or comparative market analysis, is an agent's opinion of the likely sale range from closed sales and the current market. An appraisal is a licensed appraiser's report, usually ordered by a lender for a loan. We prepare the first for free and explain how an appraiser will see it.
We choose closed sales in your size band and bedroom count from the last 6 to 12 months, widen to 24 months when the band is thin and adjust for differences. In Stoneybrook the 24-month set has 99 closings and the 12-month set has 43.
We use closings through the latest MLS pull, September 29, 2026 for this guide, with the most recent on September 15, 2026. A valuation is a dated range, and we refresh it before you list, because the 12-month median has moved from $462,500 to $420,000.
We note them. Three closings in the year were recorded as Sold Data Entry, meaning not marketed on the MLS, at $725,000, $670,000 and $285,000, and Lee County recorded 46 qualified sales against 43 on the MLS. We use MLS closings for medians and treat the others as context.
The MLS files closings under Stoneybrook, Villages of Stoneybrook and Village of Stoneybrook, with 40, 2 and 1 sales in the last 12 months. We combine them, because a search on one spelling would miss the others and understate the market.
It supports value without adding a fee. The course is public and pay-as-you-play, so a buyer pays nothing for golf unless they play, and a buyer who plays gets a 4.3-rated championship course per our community guide. The record does not isolate a golf premium, so we do not invent one.
Yes, because buyers subtract them. The association is about $450 a quarter for single-family homes, and the CDD is about $1,429.58 a year for a typical single-family unit on the tax bill. With cable and internet included and no mandatory golf fee, the stack is one buyers can compare.
Yes. Insurers ask about roof age and condition, and buyers price it. A documented newer roof, a wind-mitigation report and impact protection protect your value. Most of the community was built by about 2004, so roof age is a normal question.
It can, and we treat it as an adjustment. Our community guide notes many homes backing to a lake. The record does not show a fixed dollar premium, so we compare closed sales with and without the view and give you a range.
Our community guide places Stoneybrook in FEMA Zone X, the lowest risk category, which helps insurance and lender questions. A community-level statement is not a parcel determination, so we check your address on the FEMA map service before we say it in writing.
Per our community guide, the community took wind, not storm surge, with roof damage to five shared buildings paid 77% by insurance and 23% by the CDD. Values since then reflect the whole market. Individual homes have their own repair histories, and buyers ask for them.
With 10 homes listed on September 29, 2026 and about 2.8 months of supply, a well-priced home has few direct competitors. That helps at the right price, but the median still fell from $462,500 to $420,000, so thin supply does not lift a home above its comparables.
Before the new year. March carried 46 of the 287 closings in the last 60 months and January through March carried 91. A fall valuation leaves time to fix items, gather records and list into the winter buyers, and September was the quietest month.
At a $420,000 sale, doc stamps are $2,940 and the owner's title premium $2,175, before commission, estoppel, closing fees, prorations and any payoff. Each 1% of commission is $4,200. We build an exact net sheet with your price, tax bill and closing date.
In Lee County the seller customarily selects the title company and pays for the owner's title policy, the reverse of Collier County custom. The premium is set by state rule, and the contract controls who pays. Your valuation net sheet includes the line.
Buyers may cancel if a required disclosure is missing: the section 720.401 summary for master-association sellers or the section 718.503 documents for condominium sellers, plus the tax and flood disclosures and known defects. Ordering documents early avoids delays that cost negotiating leverage.
It is a cost a buyer counts, about $1,429.58 a year for a typical single-family unit, of which $635.85 is debt service that runs to 2052. We show buyers the breakdown, and the record shows homes selling at a median 96.3% of list with the assessment in place.
Yes. A second opinion from the closed record can tell you whether your price fits the ten-home competition. Nine of the 43 recent closings needed more than 90 days and sold at 95.6% of list, so a stale listing may need a price and photo reset.
Yes. We prepare valuations for estates, divorces, refinances and tax questions, and we tell you when an appraiser is the right document. Tell us the purpose, because it decides which sales and which date matter most.
Our comparable set can support a conversation, but the Lee County Property Appraiser's process and deadlines decide the outcome. We suggest you start with the appraiser's office and bring the closed sales. A valuation is not an appraisal or legal advice.
Compare a year of rent minus fees, insurance, taxes and association costs with your net from a sale. Our community guide reported a $2,500 median annual rent in June 2026, and a lease needs association approval and a non-refundable transfer fee. We run both numbers.
Yes. We work from the MLS record, photographs and a walk-through by Marc Comisar, and we send the range by email. Many Stoneybrook owners are seasonal, and you do not need to be in Florida to get a number.
We treat every conversation as confidential, and we do not list a home or share your address without your instruction. If you later want a quiet sale, we can market through direct agent outreach and our own buyer database before or instead of a public launch.
Then we widen the comparable set, use the 24-month and 60-month windows, look at active listings and tell you plainly how wide the range is. In the last 60 months, 287 homes closed at 12-month medians between $420,000 and $537,500 by period, so unusual homes still have neighbors.
Start with our free home valuation or call Jesse direct at (239) 898-6072. We follow up with a written comparable set from the closed sales of your size, the ten active listings and a net sheet at three prices, with no obligation to list.
Jesse McGreevy and Marc Comisar are the local real estate experts for Stoneybrook, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Corkscrew Road gate. Jesse has lived in Stoneybrook since January 2004, when he closed on his first home here, so this is a community he knows as a resident as well as an agent. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Stoneybrook realtor on Google. Read more about McGreevy and Comisar.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: the Stoneybrook CDD and homeowners association, Lee County and Village of Estero records, Florida statutes and agencies, federal agencies and the Southwest Florida MLS, pulled September 29, 2026. There are no listing portals and no competitor content.
The primary-source documents below are the receipts behind this guide: the recorded declaration and rules, the CDD budget and assessment schedule, the county and village records, and the state and federal filings that answer the questions definitively. Every link goes to the original official host, and we pull the current version with you before any offer or listing.
You reach the Stoneybrook valuation team today by calling Jesse direct at (239) 898-6072, text or call, or by starting the free home valuation above. We reply with a written comparable set built from the closed record, the current competition and a net sheet, and every conversation is confidential.
Start your free home valuation now, or call Jesse direct at (239) 898-6072. If you are buying instead, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your Stoneybrook value is a range built from closed sales of homes like yours. The sooner it is written down, the more time you have to use it.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.