Estero, Florida
Find out what your Stoneybrook Villas home is worth in Estero. McGreevy and Comisar value each villa from its street, size and den against 22 MLS closings in 24 months, with a free net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Stoneybrook Villas home is worth what villas of its street, size and condition have actually closed for, and the 22 that closed on the Southwest Florida MLS in the 24 months to September 29, 2026 had a $358,750 median, from $299,000 to $450,000. This valuation guide is the companion to our full Stoneybrook Villas neighborhood guide, and it explains how one villa among 174 on Knighton Run and Portrush Run is priced, which numbers move it and which numbers an automated estimate cannot see. It is about the villas inside Stoneybrook Golf and Country Club in Estero, not Stoneybrook at Gateway in Fort Myers.
Deciding whether to act on the number? Our Stoneybrook Villas seller guide covers the listing plan, the costs and the two associations' approvals, and the Stoneybrook Villas buyer guide covers the other side of the same transaction. Comparing valuation approaches across Stoneybrook? The Stoneybrook home valuation page covers the whole community, and our guide to the best real estate agents in Estero lays out how to compare the teams that will give you a number.
McGreevy and Comisar are the best realtor to value a Stoneybrook Villas home because we value each villa against the closed sales of its own street, size and den, check the result against the county's recorded sales, and show our work. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar build every valuation ourselves. 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. A valuation from us comes with the closings it rests on, the adjustments we made and the paperwork the villa will need, and it is free.
Recent Stoneybrook Villas market record (24 months to September 29, 2026, the first window with 10 or more closings): 22 MLS closings, $8,057,500 in total volume, a $358,750 median sold price, a range of $299,000 to $450,000, a median $272.15 per square foot of MLS living area, a median 36.5 days on market and a median 96.1% of final list price. In the last 12 months, 8 closed at a $362,500 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, with each closing placed to the villas by Lee County recorded sale.
Honors and recognition:
Those are career honors and not a claim about this village. In the last 12 months we tracked every one of the 8 closings the MLS lets us place, and we tracked all 65 placed since October 2021.
Jesse runs the data and the valuation, and Marc handles the walk-through of your villa when a condition read is needed. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Curious what your villa is worth? 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.
Stoneybrook Villas owners who read nothing else on this page should know these ten facts about how a villa is valued. Each is sourced in the sections below, and each is specific to a village of 174 attached villas where the plans are close in size and the differences are street, den, condition and paperwork.
This guide follows the order a valuation is built: the answer, the way to get it free, the method, the sales it rests on, the trends, the differences that move a villa's value, the costs that reduce the net, and the plan. Each section opens with a short answer, and every number names its window.
Your Stoneybrook Villas home is worth what comparable villas have closed for, adjusted for your street, size, den and condition: across the last 24 months that has been $299,000 to $450,000, with a $358,750 median on 22 closings. Where your villa falls inside that range is what a free valuation settles.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Start from $358,750, the 24-month MLS median, and $362,500, the 12-month median on 8 closings. The county's 9 qualified recorded sales since September 29, 2025 have a $360,000 median. These three figures agree within $3,750, which tells you where the middle of the market is, and not where your villa sits.
The 22 closings run from $299,000 to $450,000. Nine closed at $350,000 or less, three at $400,000 or more, and the rest between. The gap between the highest and lowest is $151,000, and a valuation exists to place your villa inside it.
A median describes a village, not a home. Over 24 months, ten villas at 1,307 square feet closed from $299,000 in December 2025 to $429,000 in January 2026, a $130,000 spread on the same area, at a median of $357,500 (n = 10, even, the mean of $355,000 and $360,000). The lowest sold at 87.9% of list after 78 days and the highest at 91.3% of list after 33 days. That is why we ask about your street, your plan, your updates and your roof before we give you a range.
Want your villa's number? Call Jesse direct at (239) 898-6072 or request a free home valuation. Also buying? Call Marc at (239) 287-5873 and read our Stoneybrook Villas buyer guide.
You get a free Stoneybrook Villas home valuation by starting the form below or calling Jesse direct at (239) 898-6072. We reply with a written comparable set from your street and size, the adjustments we made and a net sheet, and there is no cost and no obligation to list.
Start with our free home valuation or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. The team behind the valuation:
A range for your villa built from the closed sales, the county's recorded sales for your street, the adjustments for den, condition and updates, and the costs of a sale turned into a net sheet at three prices. If you are thinking of selling, the listing plan is in our Stoneybrook Villas seller guide.
Your street, your plan and whether it has a den, the year of your roof and air conditioner, any updates and permits, whether the villa is rented, and any known issues. We treat every conversation as confidential.
A Stoneybrook Villas home is valued in seven steps: fix the street, fix the size and den, choose the nearest closed sales, adjust for condition, test the result against the county record, test it against the sold-to-list pattern, and net out the costs. Each step below uses only recorded closings and recorded sales, never asking prices.
Knighton Run has 72 villas managed as Villas I and Portrush Run has 102 managed as Villas II, and the county record shows different medians over the last 24 months. We begin by placing your villa on its street, because a buyer will.
The roll shows heated area from 1,292 to 1,411 square feet, and the MLS shows about 1,307 to 1,317 square feet on the smaller plans and about 1,352 to 1,373 on a larger group that often lists a den. We confirm your area and whether the den is a den in fact, because the MLS den is a listing feature and not a roll field.
We take the closings of the same street and size band from the last 24 months, and widen to 36 or 60 months only to add context. A closing at the 2022 or 2023 peak does not describe today's value, so older sales are shown as history.
Villas built between 1999 and 2003 are 23 to 27 years old, so roofs, air handlers, water heaters and windows are near replacement age unless updated. We adjust from the higher closings for documented updates and from the lower ones for what a buyer must replace, and we say which way each adjustment went.
The county's DOR-qualified recorded sales on the two streets give an independent check that does not depend on the MLS. In the last 24 months they show 23 sales at a $357,500 median, with $299,000 to $450,000 the same range as the MLS.
Over 24 months the median closing was 96.1% of final list, and 21 of the 22 sold below list. A valuation is the price a villa closes at, not the price it is asked at, so we work back from closings and then show what ask would be consistent. At the 96.1% median, a $370,000 ask corresponds to about $355,570.
The buyer's price is not your proceeds. We turn the value into a net sheet using the Lee County customs for doc stamps, the owner's title policy and the estoppels, shown in the net sheet section below.
Stoneybrook Villas closed 22 times on the Southwest Florida MLS in the 24 months to September 29, 2026, at a $358,750 median, and 8 times in the last 12 months at $362,500. Every closing is listed here by month, price, bedrooms and area, with its sold-to-list ratio and days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) | $273.53 | 25.5 | 96.1% |
| 24 months, first window with 10 or more | 22 | $358,750 (mean of $357,500 and $360,000) | $272.15 | 36.5 | 96.1% |
| 36 months | 31 | $380,000 | $278.39 | 40 | 96.3% |
| 60 months | 65 | $390,000 | $286.37 | 18 | 97.6% |
Medians use the mean of the middle pair when the count is even, and $ per square foot is a median of per-sale values using MLS living area. County figures use a different area measure, so they are never mixed with these.
Stoneybrook Villas has 174 villas on the county roll, a master fee of $440 a quarter and a two-year record of 22 MLS closings at a $358,750 median. In a village this small, the valuation that names the nearest closings to your villa is the one you can rely on.
Selling a Stoneybrook villa in Estero? Get a free Stoneybrook Villas home valuation or Call Jesse direct at (239) 898-6072. Buying at Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers.
| Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Mar 2026 | 2 plus den and 2 | 1,364 | $357,500 | $350,000 | 97.9% | 3 |
| Mar 2026 | 2 plus den and 2 | 1,307 | $374,000 | $360,000 | 96.3% | 18 |
| Mar 2026 | 2 and 2 | 1,307 | $370,000 | $355,000 | 95.9% | 229 |
| Jan 2026 | 2 and 2 | 1,307 | $469,900 | $429,000 | 91.3% | 33 |
| Dec 2025 | 2 and 2 | 1,307 | $395,000 | $385,000 | 97.5% | 0 |
| Dec 2025 | 2 and 2 | 1,307 | $340,000 | $299,000 | 87.9% | 78 |
| Nov 2025 | 2 plus den and 2 | 1,369 | $495,000 | $450,000 | 90.9% | 0 |
| Nov 2025 | 2 plus den and 2 | 1,365 | $379,000 | $365,000 | 96.3% | 176 |
| Sep 2025 | 2 and 2 | 1,307 | $350,000 | $350,000 | 100.0% | 25 |
| Aug 2025 | 2 plus den and 2 | 1,369 | $415,000 | $390,000 | 94.0% | 134 |
| Aug 2025 | 2 and 2 | 1,307 | $349,000 | $325,000 | 93.1% | 222 |
| Jul 2025 | 2 and 2 | 1,311 | $359,000 | $350,000 | 97.5% | 101 |
| Jun 2025 | 2 plus den and 2 | 1,367 | $345,000 | $320,000 | 92.8% | 103 |
| May 2025 | 2 and 2 | 1,307 | $379,900 | $350,000 | 92.1% | 12 |
| May 2025 | 2 and 2 | 1,311 | $369,000 | $357,500 | 96.9% | 68 |
| Mar 2025 | 2 plus den and 2 | 1,373 | $420,000 | $410,000 | 97.6% | 21 |
| Mar 2025 | 2 plus den and 2 | 1,365 | $415,000 | $395,000 | 95.2% | 14 |
| Mar 2025 | 2 plus den and 2 | 1,352 | $389,900 | $373,000 | 95.7% | 12 |
| Jan 2025 | 2 and 2 | 1,311 | $349,999 | $340,000 | 97.1% | 53 |
| Jan 2025 | 2 and 2 | 1,307 | $399,900 | $390,000 | 97.5% | 2 |
| Dec 2024 | 2 and 2 | 1,307 | $389,900 | $379,000 | 97.2% | 40 |
| Oct 2024 | 2 plus den and 2 | 1,357 | $349,800 | $335,000 | 95.8% | 144 |
In the last 12 months we tracked 8 closings, from $299,000 to $450,000. Four were two-bedroom villas without a den at $299,000 to $429,000 and four were two-bedroom-plus-den villas at $350,000 to $450,000. Volume was $2,993,000. Eight is a small sample, so the median of $362,500 is a description of eight sales and not a forecast. Two of the eight took more than 90 days and four closed in 18 days or fewer.
The MLS does not label this neighborhood, so each closing was assigned to Stoneybrook Villas only when its price equals a Lee County qualified sale of a Knighton Run or Portrush Run parcel and the recording falls within 45 days of closing. Of 290 community closings, 65 matched, 4 closed after the county file ends on July 29, 2026 and cannot be placed, and 221 matched no villa parcel. Active listings cannot be placed and are not quoted here.
Stoneybrook Villas values rose from a $172,500 county median in 2013 to $416,000 in 2023, then eased to $353,750 in 2025, and the MLS shows the same arc: a $420,000 median in 2023, $380,000 in 2024, $361,250 in 2025 and $357,500 in the four placed closings of early 2026. The direction since 2023 is down, then flat.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of placed MLS closings, so each median is a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (Oct to Dec) | 4 | $332,500 (mean of $325,000 and $340,000) | $315,000 to $375,000 | 2 | 101.5% |
| 2022 | 17 | $400,000 | $350,000 to $435,000 | 9 | 100.0% |
| 2023 | 13 | $420,000 | $377,500 to $453,500 | 10 | 100.0% |
| 2024 | 11 | $380,000 | $335,000 to $425,000 | 105 | 96.5% |
| 2025 | 16 | $361,250 (mean of $357,500 and $365,000) | $299,000 to $450,000 | 39 | 96.0% |
| 2026 (to March) | 4 | $357,500 (mean of $355,000 and $360,000) | $350,000 to $429,000 | 25.5 | 96.1% |
The median days on market moved from 2 to 10 days in 2021 through 2023 to 105 in 2024, 39 in 2025 and 25.5 in the four closings of 2026 to March. Ten of the 34 closings from October 2021 to December 2023 sold above the final list price, and none has since. A valuation from 2023 is therefore not just too high, it describes a different kind of market.
County figures are recorded deed prices flagged as qualified arm's-length sales. They are the long view, and they are never compared with MLS square-foot figures. One 1976 record for the whole plat is excluded.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $357,500 |
| 2025 | 16 | $353,750 |
| 2024 | 13 | $386,000 |
| 2023 | 12 | $416,000 |
| 2022 | 16 | $399,950 |
| 2021 | 12 | $300,000 |
| 2020 | 18 | $233,250 |
| 2019 | 13 | $228,000 |
| 2018 | 16 | $219,000 |
| 2017 | 9 | $234,750 |
| 2016 | 8 | $232,500 |
| 2015 | 16 | $218,500 |
| 2014 | 11 | $195,000 |
| 2013 | 12 | $172,500 |
| 2012 | 7 | $165,500 |
| 2011 | 10 | $149,500 |
| 2010 | 5 | $155,000 |
| 2009 | 12 | $161,750 |
From a $172,500 median in 2013 to $416,000 in 2023 is a 141 percent rise, and from $416,000 to $353,750 in 2025 is a 15 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
The 36-month median ($380,000, n = 31) and 60-month median ($390,000, n = 65) sit above the 24-month figure because their older sales closed at the 2022 and 2023 peak. Four of the 65 rows carry MLS areas of 1,448, 1,629, 1,652 and 2,011 square feet, larger than any villa on the roll (largest 1,411), so they may be coincidences with another product, and we lean on the 24-month window for that reason.
The differences that change a Stoneybrook villa's value are its street, its size band and den, its condition and documents, and the price at which it was asked. On the recorded medians a den is worth about $16,500, the larger size band about $18,000, and the better-selling street about $42,500 over 24 months, each on small samples.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The 24-month closings fall in two size bands. The larger band sold higher and faster, but nine sales is a small sample, so we read it as a tendency.
| MLS living-area band, 24 months | Closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
| 1,307 to 1,317 sq ft | 13 | $355,000 | $299,000 to $429,000 | 40 |
| 1,352 to 1,373 sq ft | 9 | $373,000 | $320,000 to $450,000 | 21 |
The band medians are $355,000 on 13 closings and $373,000 on 9, an $18,000 difference.
The MLS lists a two-bedroom-plus-den layout on 38 of the 65 placed closings. Over 24 months, the 12 two-bedroom sales had a median of $352,500 and 46.5 days on market, and the 10 two-bedroom-plus-den sales $369,000 and 19.5 days, a $16,500 difference and 27 fewer days. Over 60 months the two-bedroom median was $378,250 on 24 sales and the den median $395,550 on 38, a $17,300 difference. The roll records two bedrooms on nearly every villa, so we confirm what a den is on your plan.
The county record for the last 24 months shows a $42,500 gap in the medians, $387,500 on 12 sales against $345,000 on 11, and $290.60 against $259.30 per heated square foot. Since January 2022 both streets have the same $390,000 median on 28 and 33 sales. A gap that appears in the last two years and vanishes across four is a small-sample signal, so we adjust for street only when the nearest closings support it.
| Factor | Knighton Run (Villas I) | Portrush Run (Villas II) |
|---|---|---|
| Villas on the 2026 roll | 72 | 102 |
| Built | 1999 to 2001, median 2000 | 2001 to 2003, 60 of 102 in 2003 |
| Heated area (roll) | 1,292 to 1,385, median 1,365 | 1,299 to 1,411, median 1,355 |
| Bedrooms (roll) | 67 two, 5 three | 101 two, 1 three |
| Villa association | Stoneybrook Villas I Association, Inc., filed 1998 | Stoneybrook Villas II Association, Inc., filed 2000 |
| Manager named in the master's 2026 applications | Alliant Property Management | Schoo Association Management |
| County sales, last 24 months | 12, $387,500 median | 11, $345,000 median |
| County sales since September 29, 2025 | 6, $375,000 median | 3, $345,000 median |
| County sales since January 2022 | 28, $390,000 median | 33, $390,000 median |
| County sales, last 60 months | 30, $390,000 median | 35, $380,000 median |
| County price per heated sq ft, last 24 months | $290.60 | $259.30 |
A buyer may pay more for a view of water, the golf course or open space, and views vary from villa to villa. The county roll and the MLS records we placed do not carry a reliable view field for the villas, so we do not quote a view premium. We price view by looking at your villa and comparing it with the nearest closings, and we tell you when the evidence is too thin to put a dollar figure on it.
Year built is the county's only condition proxy. A villa from 1999 to 2003 is now 23 to 27 years old, and the permit records at the Village of Estero and the villa association's own records show what has been replaced. Documented updates place a villa with the higher closings, and an as-is villa with the lower ones adjusted down for what a buyer must replace.
Over 24 months the median closing was 96.1% of final list, the mean of the per-sale ratios was 95.3%, 21 of 22 sold below list and one at list. The three widest gaps between final list and sold were $45,000, $41,000 and $40,900. The median gap was $14,400. That pattern means the ask you choose changes how long a villa waits, not what it is worth.
A buyer takes a lease with the villa, and the declaration requires written leases of at least 30 days to a natural person, approved by the association. A villa with a lease in place is valued with the lease's terms and the tenant's approval in view, and we check both associations before we give a number.
Online estimates miss on Stoneybrook Villas because the MLS does not label the villas by name, so a village-level figure mixes Pinecrest flats, villas and single-family homes, and because an automated estimate cannot see a den, an updated roof, the street's association or the villa dues. Here is what it cannot see.
Stoneybrook holds three products at three price ladders. On the county's count since late September 2025 the medians were $270,000 for Pinecrest flats, $360,000 for villas and $540,000 for single-family homes. An estimate that draws on Stoneybrook-wide data pulls a villa toward the wrong middle.
The villas run from 1,292 to 1,411 square feet, and the 24-month closings cluster in two bands with medians $18,000 apart. An estimate keyed to the roll's heated area does not know which plan a villa is, or whether it has a den.
The villa association's dues are not published, the master's $2,000 capital contribution is a buyer cost, and two applications govern the sale. Those facts move what a buyer will pay, and none of them is on a public listing page.
A 1999 to 2003 villa can be original or fully updated, and the two closed as much as $130,000 apart at the same 1,307 square feet in our 24-month window. Only a walk-through and the permit record can tell them apart.
Four of the 65 MLS rows we could place carry areas larger than any villa on the roll, and 221 of the 290 community closings matched no villa parcel. That is why we place every sale by price and date to the county record before we use it.
Stoneybrook Villas and Pinecrest at Stoneybrook are the two attached neighborhoods inside the same gates, and their values differ by about $81,250 at the 24-month MLS median: $358,750 for 22 villa closings against $277,500 for 24 Pinecrest closings. Villas sold faster, at 36.5 days against 62.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Stoneybrook Villas | Pinecrest at Stoneybrook |
|---|---|---|
| Homes on the 2026 roll | 174 | 208 |
| Regime | Homeowners association, Chapter 720 (our reading) | Condominium, Chapter 718, four associations |
| Built | 1999 to 2003, median 2001 | 2000 to 2003, median 2002 |
| Bedrooms (roll) | 168 two, 6 three | all two |
| Heated area (roll) | 1,292 to 1,411 sq ft, median 1,363 | 1,080 to 1,225 sq ft, median 1,172 |
| MLS closings, 12 months | 8, $362,500 median (small sample) | 12, $268,750 median |
| MLS closings, 24 months | 22, $358,750 median | 24, $277,500 median |
| MLS closings, 36 months | 31, $380,000 median | 31, $290,000 median |
| MLS closings, 60 months | 65, $390,000 median | 58, $295,000 median |
| Median $ per MLS sq ft, 24 months | $272.15 | $234.01 |
| Median days on market, 24 months | 36.5 | 62 |
| Median sold-to-list, 24 months | 96.1% | 96.5% |
| County qualified sales since September 29, 2025 | 9, $360,000 median | 13, $270,000 median |
| Master fee per quarter (January 2022 FAQ) | $440 | $440 |
| Sub-association dues | Not published | Not published here |
The villa premium is about 190 square feet at the roll median, but the MLS price per square foot also differs, $272.15 against $234.01, so the premium is not only size. The regimes differ too: Pinecrest is a Chapter 718 condominium with four associations, and the villas are platted lots that we read as Chapter 720 homeowners' associations. Our Pinecrest at Stoneybrook valuation page values the flats.
If your villa is priced near Pinecrest's median, a buyer will ask what the extra space buys, and if it is priced far above the villa median, a buyer will compare it with a single-family home at $540,000 on the county's count. The valuation names the nearest closings on both sides.
The fee stack does not change what a villa is worth on paper, but it changes what a buyer will pay: the master fee is $440 a quarter, the CDD assessment is $1,429.58 in fiscal 2026 and $1,514.11 in the fiscal 2027 budget, and the villa association's dues are not published.
Data updated: September 2026 (master FAQ dated January 2022; CDD fiscal 2026 and 2027 budgets)
| Layer | Charge | Source and status |
|---|---|---|
| Master association | $440 a quarter, $1,760 a year | Master FAQ dated January 2022; confirm on the estoppel |
| Stoneybrook CDD, six-plex category | $1,429.58 in fiscal 2026, $1,514.11 in the fiscal 2027 budget | CDD budgets, billed on the Lee County tax bill |
| Villa association (Villas I or Villas II) | Not published | Only the estoppel states it |
| Capital contribution at closing | $2,000, paid by the buyer | Master FAQ; villa association may add its own |
| Gate decal and fobs | $15 vehicle decal, $10 per pool and fitness fob | 2026 master sales application |
| Lee County property tax | Depends on assessed value, exemptions and millage | Lee County Tax Collector |
At the 24-month median of $358,750, the master fee of $1,760 a year is about 0.5 percent of the price, the fiscal 2026 CDD assessment about 0.4 percent, and the two together $3,189.58 or 0.9 percent, about $266 a month. With the fiscal 2027 CDD figure the pair is $3,274.11, about $273 a month. The CDD line rose by $84.53, or about 5.9 percent, and the villa dues come on top.
The master association's FAQ answers no to the question of membership in any other association, yet its 2026 applications say villas require an additional application from the sub-association, and the state's register lists Villas I and II as active corporations with managers. A buyer who cannot find the villa dues assumes the worst, so a valuation that comes with the villa association's estoppel is stronger.
A buyer's costs do not lower your villa's value, but they set what your buyer can pay: the master's $2,000 capital contribution at closing, gate decals and fobs, the villa association's charges, lender and title costs, and the recurring fee stack. A buyer who budgets $358,750 plus these costs is shopping a smaller price.
Beyond the price, a buyer's closing includes the $2,000 capital contribution, the villa association's charges if any, a $15 vehicle decal and $10 pool and fitness fobs, and the usual lender and title costs. A financed buyer also pays $0.35 per $100 of the note in documentary stamps, capped at $2,450, and $0.002 per $1 on the mortgage in intangible tax.
The master's application is due at least 20 days before closing, and the villa application is separate. A buyer who cannot complete both on time may need a different closing date, and the timing is part of what a seller can offer.
Lee County property tax is billed on the assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Section 689.261, Florida Statutes, requires the property tax disclosure summary at or before the contract.
Several Florida rules shape what a Stoneybrook villa sells for and when: the section 720.401 disclosure summary before contract, the section 720.30851 estoppel within 10 business days, the property tax and flood disclosures, and the seller's duty to disclose known defects. They add time and paperwork, and they can add or remove risk from a price.
If a villa association is a homeowners' association, as we read it, the seller must present the section 720.401 summary before the buyer signs, or the contract is voidable by the buyer within 3 days after receipt or before closing, whichever comes first. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, and the villa declarations are among the documents we have not read.
The association must issue the estoppel within 10 business days of a written request, at a fee capped at $299 for a current account, plus $119 for rush delivery and $179 more if delinquent, valid for 30 days or 35 if sent electronically. Two associations mean up to two estoppels.
Section 689.302 requires a seller to complete and provide a flood disclosure at or before the contract, and section 689.261 requires the property tax disclosure summary. FEMA shows Zone X at five street-level points on the two streets, on panel 12071C0592G effective December 7, 2018, which is a map reading and not a survey.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove the duty for a residential property.
Before you list a Stoneybrook villa, the things that move the number are the roof and air-conditioning records, a clean estoppel from each association, permits for exterior changes with architectural approval, presentation, and an ask set from the closings. Documented condition places a villa with the higher closings, and a missing document places it with the lower.
Roofs, air handlers, water heaters and windows on a 1999 to 2003 villa are at or near replacement age. The Village of Estero's Community Development Department issues building permits and inspections inside the Village, and a permit with a final inspection is evidence. An unpermitted change is a question for the seller and for the Architectural Review Committee.
All exterior changes need prior written approval from the Architectural Review Committee: repainting, a screen enclosure, landscaping, a driveway, a satellite dish or a pool. An approval in the file removes a question a buyer would otherwise ask.
The declaration, Residents Guide, villa covenants and rules, the current budget, your last dues statement, any special assessment notice and the CDD assessment on your tax bill. We assemble it before the first showing.
Cosmetic updates matter less than a fair ask. As-is is allowed in Florida, but the buyer's inspection period, the applications and the estoppels still apply.
You net the sale price less the costs: at the $358,750 median that is about $16,219 in costs without a buyer-agent offer and $25,188 with a 2.5% one, before any payoff and prorations, which puts your net near $342,531 or $333,562. The table shows the lowest closing, the median and the highest.
Data updated: September 2026 (median from the Southwest Florida MLS Matrix, pulled September 29, 2026; cost rules from the Florida statutes and Department of Revenue pages in the sources)
Every line is an illustration or an estimate, and a mortgage payoff and prorations come on top.
| Line (illustration, negotiated or estimated where stated) | $299,000 | $358,750 | $450,000 |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 (units rounded up) | $2,093.00 | $2,511.60 | $3,150.00 |
| Owner's title policy, promulgated schedule (Lee County custom: seller) | $1,570.00 | $1,868.75 | $2,325.00 |
| Estoppel certificates, two associations at the $299 cap each | $598.00 | $598.00 | $598.00 |
| Title search and settlement fee (estimate used in our worked examples) | $1,200.00 | $1,200.00 | $1,200.00 |
| Municipal lien search (estimate used in our worked examples) | $175.00 | $175.00 | $175.00 |
| Listing commission, negotiated (example 2.75%) | $8,222.50 | $9,865.63 | $12,375.00 |
| Buyer-agent compensation, only if you choose to offer it (example 2.5%) | $7,475.00 | $8,968.75 | $11,250.00 |
| Estimated costs with a 2.5% buyer-agent offer | $21,333.50 | $25,187.73 | $31,073.00 |
| Estimated net before payoff and prorations, with the offer | $277,666.50 | $333,562.27 | $418,927.00 |
| Estimated costs without a buyer-agent offer | $13,858.50 | $16,218.98 | $19,823.00 |
| Estimated net before payoff and prorations, without the offer | $285,141.50 | $342,531.02 | $430,177.00 |
Costs run about 7.0% of the median price with a 2.5% buyer-agent offer and about 4.5% without one. The listing commission is negotiated with you before you list, and buyer-agent compensation is a separate, optional decision made off the MLS since August 17, 2024.
| Cost line | Who pays in Lee County | Amount or rule |
|---|---|---|
| Deed documentary stamp tax | Seller | $0.70 per $100 of price, rounded up per $100 |
| Owner's title insurance policy | Seller, by local custom | Promulgated: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
| Lender's title policy | Buyer | When the buyer finances |
| Estoppel certificate, each association | Seller | Capped at $299 for a current account, plus $119 rush, plus $179 if delinquent |
| Master capital contribution | Buyer | $2,000 per the master FAQ |
| Deed recording fee | Buyer | $10 first page and $8.50 each added page |
| New mortgage doc stamps and intangible tax | Buyer | $0.35 per $100 of the note, capped at $2,450, and $0.002 per $1 on the mortgage |
| Property tax proration | Credit from seller to buyer | Seller's days over 365 times the annual tax |
| Commission | Negotiated | No set rate; buyer-agent compensation is separate and off the MLS |
Renting a Stoneybrook villa is allowed with approval, under a 30-day minimum lease, a written lease to a natural person, a master application and a second application to the villa association. We do not quote a Stoneybrook Villas rent, because we did not pull a rental record for this page.
Leases must be in writing, run at least 30 days, cover the whole home with no room rental and be to a natural person. The association may charge an application fee and a security deposit up to the legal maximum, and may disapprove a lease only for good cause. An unapproved lease may be treated as void.
The 2026 lease application must be submitted online at least 20 days before the lease start, asks for a background check of every resident over 18 and states that unregistered occupancy before approval is strictly prohibited. The Residents Guide adds that a non-refundable transfer fee applies and that the owner's amenity rights are rescinded during the lease term.
Compare the net sheet above with the carrying cost of the villa: $1,760 a year to the master, $1,429.58 to $1,514.11 to the CDD, the villa dues, insurance and property tax. If you want a rental comparison, ask us to pull one from the MLS rental record, and we will show it with its window.
The best time to value a Stoneybrook villa is before you decide, and in practice before the fall tax bill and before winter buyers arrive: 24 of the 65 placed closings fell in January through March, and the CDD assessment is billed on the tax bill mailed in November.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The 65 placed closings from October 2021 to March 2026 include 12 in March and 24 in January through March, but the file ends in March 2026, so January through March appear five times and April through September four times. We treat it as a hint and not a rule.
| Calendar month | Placed closings, October 2021 to March 2026 |
|---|---|
| January | 7 |
| February | 5 |
| March | 12 |
| April | 4 |
| May | 4 |
| June | 4 |
| July | 5 |
| August | 6 |
| September | 4 |
| October | 4 |
| November | 3 |
| December | 7 |
Florida property taxes are billed for the calendar year and paid in arrears, with bills mailed in November, a 4 percent discount for payment in November, 3 percent in December, 2 percent in January and 1 percent in February, and delinquency on April 1. The CDD assessment is on the same bill, so a fall valuation sees the new figure.
County recorded sales add a second, independent record to a Stoneybrook villa valuation: 210 qualified sales on file for the two streets since 2009, a $357,500 median for 2026 to July 29, and a long view back to 2009. They cannot supply days on market, sold-to-list or the den, but they confirm the price and the street.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
We counted DOR-qualified recorded sales whose legal description matches the Stoneybrook plat in ZIP 33928 on Knighton Run or Portrush Run. The county file ends on July 29, 2026, and the newest villa sale in it is March 26, 2026. One 1976 record for the whole plat is excluded.
In the last 24 months the county shows 23 qualified sales at a $357,500 median against the MLS's 22 at $358,750. The county's count is one higher because a recorded sale need not have been marketed through the MLS. We never mix county and MLS square-foot figures.
The recorded sale carries no days on market, no list price, no den and no condition. Those come from the MLS and from a walk-through, which is why a valuation uses both.
A free in-person valuation for a Stoneybrook villa is a walk-through by Marc or Jesse, a review of your documents and a written comparative market analysis built from the nearest closings, delivered with a net sheet. It costs nothing and carries no obligation to list.
We look at the roof, the air handler and water heater records, the windows, the lanai and the interior finish, ask for your association documents and estoppel history, and take the plan and den in fact. We then choose the nearest closings and give you a range.
A written range with the closings it rests on, the adjustments we made, the net sheet at three prices and a two-association paperwork plan. Call Jesse direct at (239) 898-6072 or request a free home valuation.
The listing plan, marketing, negotiation and closing steps are in our Stoneybrook Villas seller guide, and the villa's history and fees are in the Stoneybrook Villas neighborhood guide.
Stoneybrook Villas owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village of 174 villas rewards street-by-street pricing and a documents file ready on day one. The 24-month median is $358,750 on 22 MLS closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for a Stoneybrook Villas listing agent, or thinking, "I need someone to sell my Stoneybrook villa," the valuation is the first step and the listing plan is the second. We build the documents file, meaning both associations' applications, both estoppels, the CDD statement, the architectural approvals and the flood disclosure, before the first showing, and we negotiate every offer ourselves. The full plan is in our Stoneybrook Villas seller guide.
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. Roughly one villa a month has closed on the MLS (22 in 24 months), so the next owner who sells should call us first.
No. A valuation is free, and the decision to list is yours. Many owners request one to decide whether to sell, rent or wait.
An appraisal is a licensed appraiser's opinion, usually ordered by a lender. Our valuation is a comparative market analysis from closed sales, and it is not an appraisal.
Yes. It turns the value into a net sheet at three prices using the Lee County customs for doc stamps, the owner's title policy and the estoppels.
Yes. We work from the record and from your documents, and Marc can walk the villa on site when a condition read is needed.
We value it with the lease in view and check the lease and the tenant's approval with both associations before we give a number.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas realtor on Google, and the quotes below are genuine five star client reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and the reviews are not about any one community.
★★★★★ "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 worth something if it survives contact with the market, which is the standard we hold ours to.
★★★★★ "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 are the review we value most, because they have seen our valuation work more than once.
★★★★★ "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
Owners who live elsewhere are common in attached-home communities, and a valuation that arrives with a plan for the moving parts matters to them.
The credentials behind those reviews:
A Stoneybrook Villas specialist matters for a valuation because the number depends on records a general agent does not check: the MLS does not label the villas, the plans cluster in two size bands, two villa associations set different terms, and the villa dues are not published.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and has been in Southwest Florida real estate since October 2004. He builds the valuation from the data and follows up on every request personally at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He handles the walk-through and the buyer side, and is reachable at (239) 287-5873.
A general agent values a villa from a Stoneybrook-wide median that blends $270,000 condominium flats, $360,000 villas and $540,000 houses on the county's count, and misses the second application, the two estoppels and the den.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Our Stoneybrook Villas neighborhood guide shows the local record behind this valuation guide.
For owners elsewhere in the community, the Stoneybrook community guide covers the single-family streets, the golf course and the community-wide record.
If you are valuing a Stoneybrook villa because you plan to move, we coordinate the sale and the purchase so the closings line up. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and the villa's two-association timeline is planned around your purchase.
A contingent purchase or a rent-back can bridge the gap when the villa's application and estoppel timeline is tight. Call Marc at (239) 287-5873 or read how we represent buyers in Estero.
The Residents Guide waives the resale capital fee for a resident who has lived in Stoneybrook 18 months as a primary resident and moves to another Stoneybrook home, once every three years. If you are moving across to another villa or up to a house, the buyer-side plan is in our Stoneybrook Villas buyer guide.
If your next home is outside the gates, our Estero buyer guide covers the purchase side.
These are the questions owners ask most about the value of a Stoneybrook Villas home, answered from the records cited below. Each answer names Stoneybrook Villas and points to the section that holds the detail. Where a record is not public, the answer says so, and Jesse McGreevy answers the rest at (239) 898-6072.
Against recent closings for the same street and size. In the 24 months to September 29, 2026, 22 Stoneybrook Villas MLS closings had a $358,750 median, and 8 in the last 12 months had a $362,500 median, a small sample. A free valuation places your villa inside the $299,000 to $450,000 range.
In seven steps: street, size and den, nearest closed sales, condition, the county record, the sold-to-list pattern and the net after costs. We use recorded closings and recorded sales, not asking prices.
Not reliably. The MLS does not label the villas, so a Stoneybrook-wide figure mixes $270,000 flats, $360,000 villas and $540,000 houses on the county's count, and an estimate cannot see a den, an updated roof or the street's association.
The 24-month MLS median is $358,750 on 22 closings, and the 12-month median is $362,500 on 8. The county's 9 qualified sales since September 29, 2025 have a $360,000 median.
The 24-month median is $272.15 per square foot of MLS living area, and the 12-month median is $273.53. County and MLS square-foot figures measure different things, so we never compare them. On county data alone, Knighton Run has run about $290.60 and Portrush Run about $259.30 per heated square foot.
In the last 24 months, county sales were $387,500 at the median on Knighton Run (12 sales) and $345,000 on Portrush Run (11). Since January 2022 both have a $390,000 median, so we adjust for street only when the nearest closings support it.
The MLS suggests so: over 24 months, ten two-bedroom-plus-den villas closed at a $369,000 median against $352,500 on 12 two-bedroom villas, a $16,500 difference, and they closed 27 days faster at the median.
The MLS median was $420,000 in 2023 (n = 13) and $361,250 in 2025 (n = 16), a fall of about 14 percent, and the four placed closings of 2026 have a $357,500 median. The county median fell from $416,000 in 2023 to $353,750 in 2025, about 15 percent.
Yes on the record: a $358,750 median over 24 months against $277,500 at Pinecrest, and $360,000 against $270,000 on the county's count since late September 2025. The villas are about 190 square feet larger at the roll median, and the MLS price per square foot is higher too.
The villa association's dues are not published, so a buyer discounts the unknown. The master fee is $440 a quarter and the CDD assessment is $1,429.58 for fiscal 2026 and $1,514.11 in the fiscal 2027 budget. A clean estoppel from the villa association reduces the discount.
It affects what a buyer will pay, because it is a yearly charge on the tax bill. The fiscal 2027 budget lists $1,514.11 for the six-plex category against $1,429.58 in fiscal 2026, a rise of $84.53.
No. An ask is a wish. We use closed sales and recorded sales, and we use the sold-to-list ratio to show what an ask has meant: a median 96.1% over 24 months, with 21 of 22 sold below list.
Over 24 months the median is 96.1% and the mean of the per-sale ratios is 95.3%. Over 60 months the median is 97.6%, higher because of the 2022 and 2023 market, when 10 of 34 closings sold above list.
The 24-month median is 36.5 days and the 12-month median is 25.5. Ten of 22 closings had 30 or fewer days on market and seven had more than 90.
The MLS subdivision field does not split Pinecrest from the villas, so we assign each closing by matching its price and date to a Lee County recorded villa sale, the same price within 45 days. Of 290 community closings, 65 matched the villas, 4 closed after the county file ends, and 221 matched nothing here.
In the last 24 months the county shows 23 qualified sales against the MLS's 22, because a recorded sale need not have been marketed through the MLS. The MLS adds days on market and sold-to-list, and the county adds the long view back to 2009.
Your street and plan, the year of your roof and air conditioner, permits and architectural approvals, any special assessment notice, your last dues statement and, if rented, the lease. We ask for the villa association's covenants and rules too.
It can. A buyer takes the lease, the declaration requires written leases of at least 30 days to a natural person, and both associations approve them. We check the lease and the tenant's approval before we give a number.
Documented updates place a villa with the higher closings. Cosmetic updates matter less than roof, air-conditioning and window records on a 1999 to 2003 villa, and a fair ask matters more than either.
Yes to buyers and insurers, who ask for it first. The master declaration says the owner or the neighborhood association insures the building, and which one applies depends on the villa association's covenants, which we have not read.
At five street-level points on Knighton Run and Portrush Run, FEMA shows Zone X on panel 12071C0592G effective December 7, 2018, minimal flood hazard. That is a map reading and not a survey, and buyers still ask about insurance.
The golf course is owned by the CDD and owning a villa grants no membership or use rights, so it affects the view and not a membership value. There is no golf membership to transfer.
At the $358,750 median, estimated costs are about $16,219 without a buyer-agent offer and $25,188 with a 2.5% one, before any mortgage payoff and prorations, or roughly 4.5 to 7.0 percent of the price.
By local custom the seller does, along with the documentary stamps at $0.70 per $100, and the contract controls. At $358,750 the title policy is $1,868.75 and the stamps are $2,511.60.
An estoppel certificate states what you owe the association and any transfer terms, and the association must issue it within 10 business days under section 720.30851, Florida Statutes. A clean one removes a buyer's fear of the unknown, which can protect the price.
No. An appraisal is a licensed appraiser's opinion for a lender. Ours is a comparative market analysis from closed sales, free and with no obligation.
Yes. There is no cost and no obligation to list, and Jesse follows up on every request personally at (239) 898-6072.
Jesse McGreevy builds the valuation and Marc Comisar handles the walk-through when needed. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Yes. We work from the record and your documents, and Marc walks the villa on site when a condition read is needed.
No. Ask for the valuation first, then decide. Fix what an inspector or lender will flag only if the numbers support it, and keep the service records.
Yes. Start with the probate or trust documents, then the estoppels and applications. Your attorney handles the legal authority, and we handle the number and the sequence.
Until the market moves. The MLS median moved from $420,000 in 2023 to $361,250 in 2025 and the median days on market from 10 to 39 over the same span, so we refresh from the latest closings each time.
Yes. Each is a different product with its own record, and the villa's numbers here are not theirs. Ask us for the valuation that matches your home.
Request a free home valuation, gather your association documents and roof and air-conditioning records, and read our Stoneybrook Villas seller guide if you are leaning toward listing. Call Jesse direct at (239) 898-6072.
Stoneybrook Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and checked every recent Stoneybrook Villas sale and public record before writing this guide. Our full Stoneybrook Villas neighborhood guide holds the record behind it.
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.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas realtor on Google. Read more about McGreevy and Comisar.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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 fact on this Stoneybrook Villas valuation guide traces to a primary record below: the master association's own documents, Florida statutes and rules, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, which are never mixed. Web sources were accessed September 30, 2026.
The primary-source documents below are the receipts behind this Stoneybrook Villas valuation guide: the recorded declaration and rules, the master applications, the CDD budgets, and the state and federal filings that answer the questions definitively. Every link goes to the original issuing host, and we pull the current version with you before any valuation is finalized.
Stoneybrook Villas owners reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072 or requesting a free valuation through our home valuation page. We give you the closings your villa is valued from, the adjustments and a net sheet, at no cost and no obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with our free home valuation, or call Jesse at (239) 898-6072. If you are buying next, call Marc at (239) 287-5873 or read how we represent buyers in Estero, and see the Stoneybrook Villas seller guide for the listing plan.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.