Stonebridge Country Club, Naples Florida
Get a free, written Thornbrooke at Stonebridge home valuation from McGreevy and Comisar, built from 12 MLS closings and 14 county deeds, size band, pool and lot. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own one of the 107 Taylor Woodrow homes on Winding Oaks Way, Pondside Lane, Langford Lane or Kitcheners Court, the honest answer to what it is worth starts with four facts about your house, not with Stonebridge Country Club as a whole: its size band, whether the county roll shows a pool, the size of the lot, and the date on the roof permit. Those four facts explain most of the spread between the lowest and highest Thornbrooke sales of the last two years, $617,000 and $1,250,000. The full neighborhood picture, from the three recorded supplements that created Thornbrooke to its flood test points and school zones, lives in our Thornbrooke at Stonebridge neighborhood guide. This page does one job: it shows how a Thornbrooke home is actually valued, from every Southwest Florida MLS closing and every qualified Collier County deed, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Thornbrooke at Stonebridge home is worth what its size band, pool, lot and roof support against Thornbrooke’s own sales. Twelve Thornbrooke homes closed through the Southwest Florida MLS in the 24 months to September 26, 2026, at a median of $957,500 and 96.0 percent of final list price, and the county recorded 14 qualified sales at a median of $975,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked every one of the 33 Thornbrooke closings in the Southwest Florida MLS over the five years to September 26, 2026, assigned to the neighborhood by street and house number, and read them beside every qualified Thornbrooke deed in Collier County’s sales file since the first home sold in November 1995. No figure on this page comes from an automated estimate.
Thornbrooke resolves into three value tiers. A pool home in the 1,800 to 1,999 square foot band, which is most of the neighborhood, has recently sold between $925,000 and $985,000. A pool home in the 2,100 to 2,300 square foot band has sold between about $1,075,000 and $1,090,000 since January 2024. A home without a pool on the county roll has sold at a clear discount: $617,000 and $985,000 in the last 24 months, the two lowest prices per square foot of the period. A home finished to the standard of the $1,250,000 record sits above all three.
Stonebridge Country Club recorded 76 MLS closings in the same 24 months at a median of $616,000, because 57 of them were condominiums with a median of $466,000. That number describes no house on Winding Oaks Way. Even the club’s fee-simple median, $985,000 across 19 closings, blends Thornbrooke with the larger homes of Manchester and Hawthorne Estates. Thornbrooke produced 12 of those 19 fee-simple closings, which is why it is the one neighborhood inside the gate that can be valued from its own record alone.
We value a Thornbrooke home from three primary records. The Southwest Florida MLS gives brokered closings, final list prices, days on market and the living area each listing agent entered. Collier County’s sales file and 2026 preliminary roll give every qualified recorded sale, including sales that never reached the MLS, with the county’s base area, lot size, pool row and year built for each house. The club’s FY2027 fee schedule gives the charges your buyer will underwrite. Then Marc walks the house, because condition, finish and view are the variables no record carries.
McGreevy and Comisar should value your Thornbrooke at Stonebridge home because we build the number from every Thornbrooke closing and deed, never from a community median, we read the club’s schedules and the recorded declarations before we price, and Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008. In a 107-home neighborhood, method decides the outcome.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for over $900 million in personal sales inside that number. Those are career figures across Lee and Collier County. If you are comparing agents across the city before you decide who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market: 33 MLS closings over five years and every qualified county deed, each with its source and window. Where this page walks through a sale in detail, it is a public record sale, labelled as one. Few Thornbrooke homes come up for sale in any month, so the next owner who sells should call us first.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from the MLS and county records and assembles the club and association figures your buyer will ask about. Marc Comisar walks the house and judges finish, pool deck, lot and roof against what is actually closing on your street. Sixty-two of the 107 Thornbrooke homes are homesteaded, and the rest are owned from Massachusetts and other states, so a valuation for an owner who is not in Naples this month is routine for us. Read more on the about McGreevy and Comisar page.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, from pricing and marketing to negotiation and the estoppel, read our guide to selling your home in Thornbrooke at Stonebridge. If you are buying your next home, on the same street or elsewhere inside the gate, start with buying a home in Thornbrooke at Stonebridge, because a qualifying existing owner pays no capital contribution on the next Stonebridge purchase under the club’s FY2027 schedule. For all ten neighborhoods at once, see our Stonebridge Country Club community guide.
A Thornbrooke owner should know nine facts before trusting any number for the house: the MLS and county medians, the size-band spread, the pool discount, the lot premium, the trend since the 2024 peak, the live competition, the buyer’s fee stack and the flood result. Each is set out below with its source and window.
Thornbrooke at Stonebridge homes sold for a median $957,500 across 12 Southwest Florida MLS closings in the 24 months to September 26, 2026, from $617,000 to $1,250,000, and for a median $975,000 across 14 qualified county sales in the 24 months to August 20, 2026. Both records agree on the band; they differ on which sales they saw.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We widen the window until it holds ten or more closings, and for Thornbrooke the first MLS window that does is 24 months. From September 26, 2024 to September 26, 2026 the Southwest Florida MLS recorded 12 Thornbrooke closings: median sold price $957,500 (n=12, even: the mean of $940,000 and $975,000), range $617,000 to $1,250,000, $11,512,000 in volume, a median of $498 per square foot of MLS living area (n=12), a median sold price of 96.0 percent of final list (n=12; no closing in the window was an after-the-fact entry, so none is excluded) and a median of 44 days on market (n=12, the mean of 42 and 46). The 12 together sold for 94.9 percent of their combined final list prices, our arithmetic.
The longer windows confirm the band rather than move it. Over 36 months to September 26, 2026, Thornbrooke recorded 18 MLS closings at a median of $975,000, $501 per living square foot and 96.0 percent of final list (n=18), with a median of 25 days on market. Over 60 months it recorded 33 closings at a median of $930,000, $483 per living square foot and 97.4 percent of final list (n=33), with a median of 12 days. The falling median in the longest window reflects cheaper 2021 and 2022 sales, not a weaker house; the rising days on market in the shortest window reflects a buyer who now takes time.
The county’s 12-month window, August 21, 2025 to August 20, 2026, holds seven qualified Thornbrooke sales at a median of $975,000 (n=7, odd), fewer than ten, so we widened it. From August 21, 2024 to August 20, 2026 Collier County recorded 14 qualified Thornbrooke sales: median $975,000 (n=14, even), range $617,000 to $1,250,000, $13,712,000 in recorded volume (our sum), and a median of $500.35 per county base square foot (n=14, even: the mean of $492.22 and $508.47). Every Thornbrooke house was complete by 2000, so every one was a resale.
Thornbrooke at Stonebridge recorded 12 MLS closings in 24 months between $617,000 and $1,250,000, so where your house lands inside that band is worth knowing before anyone else prices it for you. Request a written opinion of value through our free Thornbrooke at Stonebridge home valuation, or use the valuation request on this page. Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Thornbrooke at Stonebridge, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
Eleven sales appear in both records inside the overlapping 24 months. One MLS closing, a $975,000 Winding Oaks Way sale in February 2025, is not among the county’s qualified sales. Three qualified county sales never appear in the Stonebridge MLS pull: $1,100,000 on Langford Lane (April 2025), $1,100,000 on Winding Oaks Way (July 2025) and $975,000 on Pondside Lane (May 2026). Two of those three sit above the median, which is the practical reason a valuation built from listing data alone runs low in Thornbrooke.
A Thornbrooke at Stonebridge home is valued in eight steps: confirm the address is Thornbrooke, place the house in its size band, price the pool, price the lot, date the roof and openings, adjust for time since the 2024 peak, read the buyer’s fee stack, and test the result against the live listing. Each step uses Thornbrooke’s own record.
Winding Oaks Way carries three neighborhoods. House numbers 1570 to 1685 with a unit number are Braeburn’s coach-home condominiums, 1704 to 1842 without a unit number are Thornbrooke, and 1848 to 1996 are Hawthorne Estates. Every home on Pondside Lane, Langford Lane and Kitcheners Court is Thornbrooke. A tool that reads “Stonebridge” and “Winding Oaks Way” without the number can compare your house with a condominium or with a Hawthorne home 850 square feet larger, and the valuation is wrong before it starts.
The county roll shows a small set of repeated sizes, which reads as a handful of production plans (our inference; we have not located Taylor Woodrow’s plan sheets). Forty-two of the 107 homes fall between 1,900 and 1,999 base square feet, 18 between 1,800 and 1,899, and 41 between 2,100 and 2,299. The single most common base area, 1,917 square feet, repeats on 13 homes. Your comparables come from your own band first, because a buyer who tours three versions of your plan prices the differences, not the square footage.
The county roll records a private pool at 92 of the 107 homes, a spa at 39 and a screen enclosure at 104. The 15 homes without a pool row trade at a visible discount, and the valuation has to say so plainly. A no-pool house priced from pool sales will not appraise, and a pool house priced from the two no-pool sales of the last two years is priced low.
Thornbrooke lots run from about 0.15 to 0.32 acre, median 0.17 acre, roughly 7,400 square feet. Because the association maintains every lawn under the Second Supplemental Declaration, a larger lot buys privacy and pool-deck room rather than more yard work, and the county record shows buyers paying for it. Whether a lot backs onto a golf tract, a lake or a preserve is on the recorded plats, not the roll, so we check the plat for your lot before the valuation claims a view.
Every Thornbrooke house was built between 1995 and 2000, before Florida’s first statewide building code took effect on March 1, 2002, and the Thornbrooke supplement requires concrete tile roofs. The roof question is therefore age and permit date, not material. A roof permitted after March 1, 2002, impact-rated windows or approved shutters and a current wind mitigation form change what a buyer’s insurer will quote, and a lower premium is money a buyer can put into the price.
Thornbrooke’s county median rose from $452,500 in 2020 (n=2) to $1,050,000 in 2024 (n=7), then eased to $985,000 in 2025 (n=10). A comparable from spring 2024 is a peak-market sale, and a valuation that uses it without a time adjustment reads high. We weight the most recent 12 months first and use older sales for the plan and lot, not the price level.
Your buyer does not buy a house alone; the buyer buys a house plus a mandatory club membership. For FY2027 that is $17,600 in club-level charges plus the $2,412 Thornbrooke neighborhood fee, $20,012 a year, and an outside buyer pays the association $18,399 at closing. Thornbrooke’s total is the lowest of any Stonebridge home, which supports the price when a buyer is comparing it with Hawthorne Estates at $21,020 a year.
On September 24, 2026 the MLS showed one active Thornbrooke listing: a 1,917 square foot Winding Oaks Way home asking $995,000 after 129 days on market, a house the county recorded at $925,000 in February 2025. Every buyer who tours your home will have toured it. A valuation that ignores the one competitor, and what 129 days says about a $995,000 ask for that plan, is a valuation written in a vacuum.
Size band, pool and lot set most of a Thornbrooke home’s value. Since January 2024, MLS closings in the 1,800 to 1,999 square foot band had a median of $957,500 (n=12) and those of 2,100 square feet or more a median of $1,075,000 (n=6); in the county record, pool homes and larger lots recorded the higher prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| MLS living area band | Closings | Median sold | Range | Median per living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 1,800 to 1,999 sq ft | 12 | $957,500 (mean of $940,000 and $975,000) | $617,000 to $1,250,000 | $508 (mean of $508.20 and $508.75) | 96.0% (n=12) | 44 |
| 2,100 to 2,249 sq ft | 6 | $1,075,000 (mean of $1,075,000 and $1,075,000) | $915,000 to $1,090,000 | $493 (mean of $488.64 and $497.26) | 94.8% (n=6) | 5 |
| All closings | 18 | $975,000 | $617,000 to $1,250,000 | $505 | 95.9% | 27 |
Southwest Florida MLS Matrix, Thornbrooke closings January 1, 2024 to September 26, 2026, retrieved September 26, 2026; no Thornbrooke closing in the period fell between 2,000 and 2,099 square feet of living area. Band medians are our arithmetic on the file’s rows. Sold-to-list divides the sold price by the final list price.
This band is the heart of Thornbrooke and the band most owners will be valued in. Its 12 closings since January 2024 included the $1,250,000 record and the $617,000 low, so its range is wide, but ten of the twelve sold between $925,000 and $1,050,000. The middle of the band, $957,500, sits between two December 2025 and January 2026 sales that tell you most of what you need: $940,000 for a 1,917 square foot pool home after 91 days and $975,000 for pool homes of 1,820 and 1,932 square feet.
The larger plans sell for more in total and less per foot, which is the ordinary pattern in any neighborhood of repeated plans. The six closings of 2,100 square feet or more since January 2024 had a median of $1,075,000 and $493 per living square foot, against $508 in the smaller band. Four of the six closed within 10 days on market, which says the larger pool homes are the scarcest product in Thornbrooke. Kitcheners Court holds the largest typical houses, a median of 2,148 base square feet on the roll, and has had no MLS closing since April 2024, when a 2,190 square foot home closed at its $1,089,000 list price with no days on market.
In the county’s 24-month window, the 12 qualified sales with a pool row on the roll had a median of $975,000 (n=12, even: the mean of $975,000 and $975,000) and a median of $508.61 per base square foot (n=12, even: the mean of $508.47 and $508.75). The two sales without a pool row recorded $617,000 ($318.70 per base square foot) and $985,000 ($437.97). The second of those was the largest house to sell in the window, 2,249 base square feet, and it still sold for less per foot than every pool home. On this record, size does not substitute for a pool in Thornbrooke.
The five qualified county sales of the last 24 months on lots of 0.21 acre or more recorded $1,100,000, $1,100,000, $1,075,000, $985,000 and $940,000, a median of $1,075,000 (n=5, odd). The nine on lots of 0.18 acre or less had a median of $930,000 (n=9, odd), and the seven of those with a pool also a median of $930,000 (n=7, odd). Some of the larger-lot homes are also larger houses, so the gap is not all lot, but the clean test is on Pondside Lane: two 1996 homes of the same 2,184 base square feet recorded $1,075,000 on a 0.28-acre lot in February 2025 and $975,000 on a 0.15-acre lot in May 2026. Five and nine sales make a pattern, not a rate, and we treat them that way.
Take a hypothetical 1,917 square foot pool home on a 0.17-acre Winding Oaks Way lot with an original roof. At the median $508 per living square foot of the nine pool-home MLS closings of the last 24 months, it prices near $974,000 (our arithmetic). A roof permitted after 2002, impact openings and a current wind mitigation form argue for the upper half of the band; an original roof and dated interiors argue for the $925,000 to $940,000 sales. A 0.22-acre lot argues up. The live $995,000 listing of the same plan, unsold after 129 days, argues for restraint. Your number comes from your house, and this is only the arithmetic we start from.
Price per square foot tells a Thornbrooke owner where a house sits inside the band, provided the square feet are the right kind. The 24-month MLS median is $498 per square foot of living area (n=12), and the county’s 24-month median is $500.35 per square foot of base area (n=14); they measure different things and are never mixed.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS reports living area as the listing agent entered it; the county reports base area from its building record, and a larger adjusted area that adds garage and covered areas at partial weight. For many Thornbrooke houses living and base area sit close together (1,917 and 1,917 on one Winding Oaks Way home, 2,249 and 2,249 on another), but on a Pondside Lane home the MLS entered 2,200 square feet where the roll shows 2,184 base. A valuation that divides an MLS price by a county area, or sets the $498 MLS median beside the $500.35 county median as if they were one number, is wrong by construction.
Since January 2024 the 2,100-plus square foot closings sold at a median $493 per living square foot and the 1,800 to 1,999 band at $508. The kitchen, the pool, the lanai, the garage and the lot cost roughly the same in both plans, so the extra 200 to 300 square feet of bedroom and living space adds less than the average foot. Applying the smaller band’s per-foot figure to a 2,200 square foot house overprices it, and the reverse underprices a 1,830 square foot one.
Two sales sit far from the median and should not set your number. The $1,250,000 record, a 1997 Winding Oaks Way pool home of 1,925 square feet on a 0.16-acre lot, sold at $649 per living square foot after 9 days, so condition and position set it, not size or lot. The $617,000 low, a 1999 Winding Oaks Way home of 1,936 square feet with a spa and no pool row, sold at $319 per living square foot after listing at $750,000. An automated estimate averages both into your house; an appraiser adjusts both out, and so do we.
The comparables for a Thornbrooke home are the 12 MLS closings of the last 24 months and the three qualified county sales that never reached the MLS, read for size band, pool, lot, list price and days on market. A buyer’s appraiser will reach for the same set, so each is shown by street, without house numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Closed | Street | MLS living sq ft | Pool on the county roll | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Feb 2025 | Winding Oaks Way | 1,932 | Not in the county window | $995,000 | $975,000 | 97.99% | 46 |
| Feb 2025 | Winding Oaks Way | 1,917 | Yes | $950,000 | $925,000 | 97.37% | 85 |
| Feb 2025 | Pondside Lane | 2,200 | Yes | $1,095,000 | $1,075,000 | 98.17% | 0 |
| May 2025 | Winding Oaks Way | 1,820 | Yes | $999,000 | $975,000 | 97.60% | 50 |
| Jun 2025 | Pondside Lane | 1,828 | Yes | $975,000 | $930,000 | 95.38% | 7 |
| Jul 2025 | Winding Oaks Way | 1,906 | Yes | $965,000 | $925,000 | 95.85% | 79 |
| Sep 2025 | Winding Oaks Way | 1,925 | Yes | $1,299,000 | $1,250,000 | 96.23% | 9 |
| Dec 2025 | Winding Oaks Way | 2,249 | No, spa only | $1,095,000 | $985,000 | 89.95% | 12 |
| Dec 2025 | Langford Lane | 1,834 | Yes | $1,025,000 | $985,000 | 96.10% | 15 |
| Jan 2026 | Winding Oaks Way | 1,917 | Yes | $985,000 | $940,000 | 95.43% | 91 |
| Apr 2026 | Winding Oaks Way | 1,830 | Yes | $995,000 | $930,000 | 93.47% | 87 |
| Apr 2026 | Winding Oaks Way | 1,936 | No, spa only | $750,000 | $617,000 | 82.27% | 42 |
Southwest Florida MLS Matrix, Thornbrooke closings September 26, 2024 to September 26, 2026, retrieved September 26, 2026; pool status from the Collier County Property Appraiser 2026 preliminary roll for the sales in the county’s 24-month qualified window. The median gap between final list and sold price across the 12 was $42,500 (n=12, even: the mean of $40,000 and $45,000), our arithmetic.
| Recorded | Street | County base area | Built | Lot | Pool on the roll | Price | Per base sq ft |
|---|---|---|---|---|---|---|---|
| Apr 2025 | Langford Lane | 2,123 sq ft | 1998 | 0.21 acre | Yes | $1,100,000 | $518.13 |
| Jul 2025 | Winding Oaks Way | 1,806 sq ft | 1998 | 0.32 acre | Yes | $1,100,000 | $609.08 |
| May 2026 | Pondside Lane | 2,184 sq ft | 1996 | 0.15 acre | Yes | $975,000 | $446.43 |
Collier County Property Appraiser sales, building and parcel files dated August 29 and 31, 2026; qualified sales only; recording dates, not contract dates. The July 2025 sale sits on the largest lot in Thornbrooke’s range and recorded the second-highest price per base square foot of the 24 months.
This is a public record sale. The most recent qualified Thornbrooke sale in the county file is a Pondside Lane home recorded May 29, 2026 at $975,000. The roll describes a 1996 house of 2,184 base square feet (2,562 adjusted) on a 0.15-acre lot, the smallest lot size in Thornbrooke, with a pool whose roll row is dated 2001 and a screen enclosure row dated 2018. That is $446.43 per base square foot, below the 24-month median of $500.35. The street point maps in FEMA shaded Zone X on panel 12021C0193J on ground of 10.13 feet NAVD88, and the sale does not appear in the Stonebridge MLS pull at all.
The comparison that values it sits three doors of history away on the same street. The same 2,184 square foot plan, built the same year on a 0.28-acre lot, closed through the MLS in February 2025 at $1,075,000, 98.17 percent of its $1,095,000 list price, with no days on market. A year earlier that same larger-lot house had closed at $915,000 after 127 days. Read together, the three Pondside sales say three things to the next Thornbrooke owner: the lot was worth about $100,000 between two otherwise identical houses; the same house sold $160,000 apart twelve months apart, so presentation and timing move price as much as the market does; and a sale can happen off the MLS at a full price, so an estimate built from listings alone would not have seen the most recent one.
The 1,917 square foot plan, the most common base area in Thornbrooke with 13 homes, all in Stonebridge Unit Four, is the best single valuation yardstick the neighborhood has. In the last 24 months it closed at $925,000 in February 2025 after 85 days and at $940,000 in January 2026 after 91 days, both pool homes at about $483 to $490 per living square foot, and it is the plan of the one active listing asking $995,000. For an owner of this plan, the evidence of the last two years clusters between $925,000 and $940,000 for a typical example, with finish and roof as the reasons to sit above it.
Thornbrooke at Stonebridge home values have risen from a median first sale of $265,600 in the Taylor Woodrow years to a 24-month county median of $975,000, with a 2006 peak, a 2011 trough, a doubling from 2020 to 2024 and a slight easing since. The trend matters to a valuation because it tells us which comparables need a time adjustment.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Year | Qualified sales | Median | Middle pair (even n) | Range |
|---|---|---|---|---|
| 1996 | 17 | $236,900 | odd | $210,000 to $286,900 |
| 2002 | 11 | $390,000 | odd | $315,000 to $460,000 |
| 2006 | 3 | $676,000 | odd | $650,000 to $690,000 |
| 2011 | 6 | $422,500 | $420,000 and $425,000 | $275,000 to $460,000 |
| 2016 | 6 | $530,000 | $525,000 and $535,000 | $495,000 to $545,000 |
| 2020 | 2 | $452,500 | $420,000 and $485,000 | $420,000 to $485,000 |
| 2021 | 8 | $717,450 | $699,900 and $735,000 | $555,000 to $845,000 |
| 2022 | 4 | $880,000 | $875,000 and $885,000 | $729,900 to $936,000 |
| 2023 | 6 | $918,500 | $912,000 and $925,000 | $735,000 to $1,000,000 |
| 2024 | 7 | $1,050,000 | odd | $915,000 to $1,090,000 |
| 2025 | 10 | $985,000 | $985,000 and $985,000 | $925,000 to $1,250,000 |
| 2026 (to Aug 20) | 4 | $935,000 | $930,000 and $940,000 | $617,000 to $975,000 |
Collier County Property Appraiser sales file, qualified sales, 2026 tax roll files; selected years. Years with fewer than five sales are too thin to read as a market rate.
| Calendar year | MLS closings | Median sold | Median per living sq ft | Median sold-to-final-list | Median days on market | Closed at or above list |
|---|---|---|---|---|---|---|
| 2021 (from Sep 26) | 4 | $682,500 | $339 | 95.2% | 34 | 1 of 4 |
| 2022 | 5 | $885,000 | $450 | 100.7% | 3 | 5 of 5 |
| 2023 | 6 | $918,500 | $482 | 99.0% | 7 | 3 of 6 |
| 2024 | 6 | $1,062,500 | $501 | 94.8% | 10 | 1 of 6 |
| 2025 | 9 | $975,000 | $505 | 96.2% | 15 | 0 of 9 |
| 2026 (to Sep 26) | 3 | $930,000 | $490 | 93.5% | 87 | 0 of 3 |
Southwest Florida MLS Matrix, every Thornbrooke closing September 26, 2021 to September 26, 2026, retrieved September 26, 2026; yearly figures are our arithmetic on the file’s rows, and even counts use the mean of the middle pair. The per-foot line is the steadiest measure: it rose from $339 in late 2021 to about $500 in 2024 and 2025 and has not fallen much since, while the share of homes closing at or above list went from all of them in 2022 to none since January 2025.
| Street and MLS living area | First MLS sale | Later MLS sale or sales | Change, our arithmetic |
|---|---|---|---|
| Winding Oaks Way, 1,830 sq ft | $875,000, Mar 2022 | $912,000, Feb 2023; $930,000, Apr 2026 | +6.3% over four years |
| Winding Oaks Way, 1,917 sq ft | $865,000, Apr 2023 | $940,000, Jan 2026 | +8.7% |
| Winding Oaks Way, 1,925 sq ft | $885,000, Aug 2022 | $1,250,000, Sep 2025 | +41.2% |
| Pondside Lane, 2,200 sq ft | $915,000, Feb 2024 | $1,075,000, Feb 2025 | +17.5% |
| Winding Oaks Way, 1,932 sq ft | $1,000,000, Jun 2023 | $1,050,000, Jul 2024; $975,000, Feb 2025 | +5.0%, then -7.1% |
| Winding Oaks Way, about 1,920 sq ft | $729,900, May 2022 | $975,000, Feb 2024 | +33.6% |
| Kitcheners Court, about 1,920 sq ft | $925,000, Jan 2023 | $925,000, May 2023 | 0.0% |
Southwest Florida MLS Matrix, retrieved September 26, 2026. The public record does not show what changed inside any of these houses between sales.
The same-house record is the closest thing Thornbrooke has to a price index, and it says two things. Houses that sold in 2023 and again in 2025 or 2026 gained a modest 2 to 9 percent, which is roughly the whole market move since then. The large jumps belong to houses bought in 2022 or at a slow moment and sold after what was very likely work on the house, which is why condition, not the calendar, explains most of the spread.
The median of each Thornbrooke home’s first recorded improved sale price in the county file is $265,600 (n=107, odd), from the Taylor Woodrow sales of 1995 to 2000. The 24-month county median of $975,000 is about 3.7 times that figure, our arithmetic. For a long-time owner, that gain is also a tax question: the capital gains and Save Our Homes portability consequences of a sale belong with your accountant before you set a price, not after.
Three rules follow. Sales from 2024 are peak sales and need a time adjustment down; sales from 2025 and 2026 are the current market. The per-foot figure has held near $490 to $505 since 2024, so a well-kept pool home in the common band still supports the high $900,000s. And the sold-to-list ratio has moved from above 100 percent to a median 93.47 percent in the last 12 months (n=5), so the list price now needs to be the defensible price, not an opening bid.
Thornbrooke homes took a median 44 days on market and sold at a median 96.0 percent of final list price across 12 MLS closings in the 24 months to September 26, 2026, against 31 days and 95.4 percent for Stonebridge Country Club as a whole. The time and the discount both depend on how close the list price sits to the recorded band.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A Thornbrooke seller in 2022 closed at a median 100.7 percent of list (n=5) and in 2023 at 99.0 percent (n=6). Since then the ratio has fallen to 94.8 percent in 2024 (n=6), 96.2 percent in 2025 (n=9) and 93.5 percent so far in 2026 (n=3). In the last 12 months the five closings sold at a median 93.47 percent of final list (n=5, odd), from 82.27 to 96.10 percent. The buyer now negotiates, and a valuation that assumes a 2022 ratio sets a list price the market will correct.
Across the 12 closings of the last 24 months, the median gap between final list and sold price was $42,500 (n=12, even), and the widest gaps belonged to homes whose list price assumed something the buyer did not pay for: $110,000 on a 2,249 square foot home without a pool, and $133,000 on the $617,000 sale. The homes that sold closest to list, at 97 to 98 percent, were pool homes listed between $950,000 and $1,095,000, inside the band.
On September 24, 2026 one Thornbrooke home was for sale. At the 24-month pace of 12 closings, one listing is about two months of supply (1 divided by 12/24, our arithmetic), against about 3.3 months for Stonebridge as a whole (9 active listings against 33 closings in the 12 months to September 24, 2026). Supply that thin helps a new listing, but only if its price does not repeat the mistake the current one is showing at 129 days.
Over the same 24 months Stonebridge recorded 76 MLS closings at 95.4 percent of final list (n=75) and a median of 31 days; its 19 fee-simple closings sold at a median $985,000 and 95.5 percent; its 57 condominium closings at a median $466,000 and 95.3 percent. Thornbrooke sold slightly closer to list (96.0 percent) and slightly slower (44 days) than the fee-simple side as a whole. The yardstick for your house is the fee-simple side and Thornbrooke’s own record, never the community median that condominiums pull down.
Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge is the comparison most single-family buyers inside the gate make: 107 homes of about 1,933 median base square feet on 0.17-acre lots against 78 homes of about 2,783 square feet on 0.24-acre lots. Hawthorne sells for more in total; per square foot and per dollar of carrying cost, the two sit closer than their prices suggest.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both neighborhoods were created by Taylor Woodrow in 1995, both are neighborhoods of the same master association with advisory committees and no corporation of their own, both require concrete tile roofs and association landscaping, and both are zoned to the same three schools. Hawthorne has its own Hawthorne Estates at Stonebridge neighborhood guide, and its owners have their own Hawthorne Estates at Stonebridge home valuation page.
| Deciding factor | Thornbrooke at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
| Homes | 107 | 78 |
| County base area, median | 1,933 sq ft (n=107) | 2,783 sq ft (n=78, mean of 2,781 and 2,785) |
| Lot, median | 0.17 acre | 0.24 acre |
| Private pools on the county roll | 92 of 107 | 74 of 78 |
| MLS closings, 24 months to Sep 26, 2026 | 12, median $957,500 (mean of $940,000 and $975,000) | 4, listed: $1,375,000, $1,810,000, $1,500,000, $985,000 |
| MLS closings, 60 months | 33, median $930,000 | 6, listed: $1,071,400, $1,395,000, $1,375,000, $1,810,000, $1,500,000, $985,000 |
| MLS price per living sq ft, 24 months | median $498 (n=12) | $507, $597, $504 and $411 (each sale, same order) |
| Sold-to-final-list, 24 months | median 96.0% (n=12) | 98.57%, 95.51%, 94.04%, 93.81% (same order) |
| Days on market, 24 months | median 44 (n=12) | 4, 13, 24 and 6 (same order) |
| County qualified sales, first window with 10 or more | 24 months to Aug 20, 2026: 14, median $975,000 | Aug 2018 to Jan 2026: 10, median $990,000 (mean of $985,000 and $995,000) |
| 2026 preliminary median just value | $705,760 | $1,023,784 |
| 2026 preliminary median taxes | $5,633 | $5,943 |
| Neighborhood fee, FY2027 | $2,412 | $3,420 |
| Association total per year, FY2027 | $20,012 | $21,020 |
| Homestead share | 57.9% | 78.2% |
| FEMA test points, 2024 maps | 5 of 5 shaded Zone X, ground 9.6 to 10.6 ft | 3 of 3 tested points in Zone AE, ground 6.0 to 8.2 ft |
| Active MLS listings, Sep 24, 2026 | 1 | 0 |
Sources: Southwest Florida MLS Matrix (retrieved September 26, 2026); Collier County Property Appraiser 2026 preliminary roll and sales file (files dated August 29, 2026); the club’s FY2027 fee schedule; FEMA National Flood Hazard Layer at tested street points. Hawthorne Estates never reaches ten MLS closings in any window, so its sales are listed, not summarized.
The overlap is real and narrow. Hawthorne’s lowest MLS closing of the last 24 months, a 2,395 square foot Springberry Circle home at $985,000 in October 2025, sold for exactly the price of two Thornbrooke homes that December, at $411 per living square foot against Thornbrooke’s $498 median. A Hawthorne house that small, in Zone AE, competes with a Thornbrooke pool home at the top of the band. Everything else Hawthorne sold, $1,375,000 to $1,810,000, is a different buyer.
The buyer who chooses Thornbrooke wants a detached pool home inside the gate for about $925,000 to $1,100,000, the lowest association bill of any Stonebridge home and a street that tests in shaded Zone X. The buyer who chooses Hawthorne wants the larger house and lot and will read an elevation certificate and a flood quote before offering. For your valuation, that means pricing inside Thornbrooke’s own band, never off Hawthorne’s sales, and naming the flood result and the $1,008 a year fee difference in the listing, because those are the reasons a buyer at the overlap picks your house.
Online, automated home-value estimates miss on Thornbrooke at Stonebridge homes because the facts that move price here are not clean data fields: the pool row, the lot against the plat, the roof permit date, the bundled club, and the qualified sales that never reached the MLS. A model that averages them is wrong in both directions.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The county records pools as dated extra-feature rows, and an estimate that reads only listing fields may carry a spa as a pool or miss a pool that was added later. In Thornbrooke that single fact separates the $617,000 and $985,000 no-pool sales from a pool median of $975,000 in the county’s 24-month window. We read the roll row and the permit file for your address.
A model knows the lot size but not what it faces. The recorded plats decide which Thornbrooke lots border golf tracts, a lake or preserve, and the roll does not flag frontage. A model that sees 0.28 acre and 0.15 acre as two numbers cannot tell that the county record shows two identical Pondside Lane houses $100,000 apart on exactly that difference.
Every Stonebridge sale conveys a club membership the buyer cannot decline: “When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. A model comparing your home with a non-club home nearby is comparing two different bundles, and it misses in whichever direction the neighbor’s bundle points.
Three qualified Thornbrooke sales of the last 24 months, $1,100,000, $1,100,000 and $975,000, never appeared in the Stonebridge MLS pull. Two of them sit above the median. An estimate built from listing data misses the top of the recent market and reads the $617,000 low and the 2024 peak as if they were the trend.
The Collier County Property Appraiser’s 2026 preliminary median just value for Thornbrooke is $705,760 (n=107, odd), about 72 percent of the $975,000 county sales median, our arithmetic on two different populations. That gap is expected. Just value is a mass appraisal as of January 1, and Florida Statutes 193.011 directs appraisers to consider the net proceeds a seller receives after the usual costs of sale. An estimate that leans on the assessed figure, or a buyer who quotes it, starts low.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from Thornbrooke sales of your own size band, pool status and lot, with every source named. The Home Valuation form at the top of this page starts exactly that, free, and our free Thornbrooke at Stonebridge home valuation request goes to Jesse directly. Call Jesse direct at (239) 898-6072 if you would rather talk it through.
A Thornbrooke buyer prices in $20,012 a year in FY2027 association charges, a property tax bill that resets on the purchase price, homeowners and flood insurance on a house built before 2002, and, for an outside buyer, $18,399 paid to the association at closing. None is your cost; all of them touch your price.
Data updated: September 2026 (Stonebridge FY2027 fee schedule, September 2, 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
| Line, FY2027 (from October 1, 2026) | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment (CAM) | $2,667 on the fee schedule PDF, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920 |
| F&B Service Charge | $950 |
| Strategic Reserves (new) | $100 |
| Club-level total | $17,600 ($4,400 a quarter) |
| Thornbrooke neighborhood fee | $2,412 ($603 a quarter) |
| Thornbrooke association total | $20,012 ($1,668 a month) |
The club’s two FY2027 documents label the two master lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues. The Thornbrooke fee buys the service the Second Supplemental Declaration made mandatory, association lawn and landscape care with irrigation tied to the central system; it was $2,344 in FY2025, and the FY2026 neighborhood figure was not published.
An outside buyer pays a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all for FY2027. The Declaration says the contribution “shall be made by the purchaser,” so it is not your cost, but a buyer comparing Thornbrooke with a club that charges less subtracts the difference from the offer. Until April 2025 the contribution was a formula of about $6,197; the club announced a change effective April 25, 2025, published $15,000 in May 2025 and lists $17,500 for FY2027. A buyer who already owns in Stonebridge may owe $0 under the FY2027 schedule, which widens the pool for your house.
On the 2026 preliminary roll the median Thornbrooke home carries total taxes of $5,633 (n=107, odd) on a just value of $705,760, and 62 of the 107 homes are homesteaded. A buyer’s assessment resets after purchase, so a buyer paying near the $957,500 median should budget from the purchase price, and Florida Statutes 689.261 requires that the buyer be warned not to rely on your bill. A buyer who sees the larger bill in the lender’s estimate for the first time sometimes tries to take it out of the price; we show it in the listing file first.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the $1,920 renovation fee line, which the club says will be paid off in February 2035. A clean tax bill supports the price.
Six things move a Thornbrooke valuation before you list: the roof and openings file, the flood result and any FEMA letter for your lot, architectural approvals and open permits, the month you list, a tenant in place, and the road work on the west side. Each can be improved or documented before a buyer sees the house.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records a roof permitted after March 1, 2002, a hip roof, verified roof-deck attachment and roof-to-wall connections, secondary water resistance and impact-rated opening protection, and each can earn a premium credit; the form is valid up to five years absent material changes. Stonebridge lies between the 160 and 170 mph lines on the code’s Risk Category II wind map, inside the wind-borne debris region. Many insurers also ask for a four-point inspection on a house 26 to 31 years old. A current form in the file protects the price more cheaply than almost anything else.
Every Thornbrooke street point we tested, on Pondside Lane, Langford Lane, two on Winding Oaks Way and Kitcheners Court, maps in FEMA shaded Zone X on the maps effective February 8, 2024, on ground of about 9.6 to 10.6 feet NAVD88. Shaded Zone X is outside the Special Flood Hazard Area, so a federally backed lender does not normally require flood insurance. Citizens Property Insurance now requires flood coverage on its personal residential wind policies, reaching all of them on January 1, 2027, and Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, so a quote in the file removes an objection.
Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge lots, and FEMA revalidated the list with the 2024 maps in letter 18-04-0009V. It includes letter 08-04-1832A of February 14, 2008 for Stonebridge Unit Four Lot 197, a Thornbrooke lot, and a February 2008 letter covering various lots in Units Three and Five. If your lot is on the list, the letter belongs in the valuation and the listing file.
The Architectural Review Committee approves any exterior change, including pools, screen enclosures, re-roofs, windows, shutters and repainting, and the club’s Hurricane Shutter Standards decide which shutter may stay up on which side of the house. On the roll, 53 of Thornbrooke’s 104 screen enclosures carry a year of 2018 or later, which fits a wave of cage replacement after Irma (our reading of feature years, not a permit record). An open or expired permit is a title and insurance question, and a valuation assumes it is closed; find the approvals and permit numbers before listing.
Of the 33 Thornbrooke MLS closings in five years, 24 closed between December and May and February alone held seven. The county record shows the other side: four of the 14 qualified sales of the last 24 months recorded between June and August, including the $1,250,000 record. The winter buyer pool is deeper; the year-round buyer pool is real. A valuation written in September assumes a November launch into the season; a valuation for a summer sale is priced to a thinner pool.
Thornbrooke homes may be leased for 30 days or more, no more than four times a calendar year, whole home only, and a buyer takes subject to any lease, so a tenant narrows the buyer pool to those who can wait. Separately, Collier County plans to widen Airport-Pulling Road from four to six lanes along Stonebridge’s west side, a $42.0 million project whose March 2025 handout said construction was “anticipated to begin in June 2026 and last up to two years,” with no noise wall. By our reading of the map, Pondside Lane is the Thornbrooke street nearest the road, and a Pondside valuation says so.
A Thornbrooke sale at the 24-month MLS median of $957,500 carries $6,702.50 in Florida documentary stamp tax, a $299 master estoppel, a municipal lien search and a property tax proration before the negotiated commission. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the capital contribution.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Stonebridge FY2027 fee schedule; Collier County 2026 preliminary roll)
| Line, illustrative sale at $957,500 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed ($0.70 per $100) | Seller, by custom | $6,702.50 |
| Master association estoppel certificate | Seller, by custom | $299, plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Settlement or closing fee | Negotiable | Commonly $500 to $1,500 |
| Property tax proration, closing June 30, on a $5,633 bill | Seller credits buyer | About $2,793 |
| Owner’s title insurance policy | Buyer, by Collier custom | About $4,862.50 promulgated |
| Capital contribution and transfer fee | Buyer, under the Declaration and schedule | $17,500 and $600 |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $5,633 bill, the median 2026 preliminary Thornbrooke tax bill (n=107), before any early-payment discount convention; at the $975,000 county median the stamp tax is $6,825. Since August 17, 2024, commission is fully negotiable and offers of buyer broker compensation are not made through the MLS. We build your own net sheet from your number, your bill and your closing date.
A Thornbrooke home is a fee-simple parcel in a mandatory Chapter 720 homeowners association, so Florida Statutes 720.401 applies: a prospective buyer “must be presented a disclosure summary before executing the contract for sale,” on a resale the parcel owner supplies it, the contract must carry the statutory voidability language in conspicuous type, and a buyer who does not receive it may cancel within three days after receiving it or before closing, whichever occurs first, a right that cannot be waived. Section 720.401(2) says the section does not apply to associations under Chapter 718, and Stonebridge mixes both regimes: a Chapter 720 master association over the whole community and six Chapter 718 condominiums inside it, whose sellers follow the condominium resale rules instead. A Thornbrooke house sits only in the master, so the 720.401 summary is the Thornbrooke seller’s duty; the seller of a Stonebridge condominium should confirm that sale’s duty with a closing agent or attorney. The flood disclosure under 689.302, the tax summary under 689.261 and the known-defect duty under Johnson v. Davis come with every sale. This is information, not legal advice.
A free in-person Thornbrooke home valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the house, Jesse builds the analysis from Thornbrooke’s MLS closings and county deeds, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the Thornbrooke MLS closings and qualified county sales that fit your size band, pool status and lot, adjusted for roof date, openings, finish and time, with every source and window named. Beside it: the live Thornbrooke and Hawthorne Estates competition, the $20,012 fee stack and $18,399 buyer cash your buyer will underwrite, your street’s flood result and any FEMA letter on your lot, a net sheet at the recommended price, and a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page or our free Thornbrooke at Stonebridge home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Thornbrooke at Stonebridge covers pricing, marketing, negotiation and the estoppel in full.
In a neighborhood where 12 homes closed in two years and one is listed today, the price decides the sale, and the first price is the one that counts. Many Thornbrooke owners use the valuation to decide whether to sell this season, next season or not at all, and a good valuation tells you which. Few Thornbrooke homes come up for sale in any month, so when you are ready, the next owner who sells should call us first. For the Stonebridge-wide view across all ten neighborhoods, our Stonebridge Country Club home valuation page sets Thornbrooke beside them.
McGreevy and Comisar is a top-reviewed Thornbrooke at Stonebridge listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. None is presented as a Thornbrooke sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
Many Thornbrooke sellers are also buyers, sometimes inside the same gate, and the valuation is the first step of both.
★★★★★ “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!” Katharine Shea, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Showing feedback is the evidence that tells a seller whether the valuation was right, week by week.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review
In Thornbrooke, market knowledge means knowing which of the last 12 closings had a pool and which recorded sales never reached the MLS.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Thornbrooke at Stonebridge valuation page, Top 1% Real Estate Agents Nationally Since 2008. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the pricing analysis, the record work and the association and club figures on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], 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, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Thornbrooke home before any number is written down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
For the neighborhood itself, see our Thornbrooke at Stonebridge neighborhood guide, and for the whole community, our Stonebridge Country Club community guide. A homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit, so if you are buying too, start with our guide to buying a home in Thornbrooke at Stonebridge or call Marc at (239) 287-5873.
These Thornbrooke at Stonebridge valuation questions are answered from the Southwest Florida MLS (every Thornbrooke closing for five years, retrieved September 26, 2026), the Collier County sales file and 2026 preliminary roll, the club’s FY2027 fee schedule, FEMA’s flood maps and the Florida Statutes. Each answer names its source and window; where the record stops, we say so.
Most Thornbrooke pool homes of 1,800 to 1,999 square feet recorded between $925,000 and $985,000 in the last 24 months, and the larger 2,100-plus plans about $1,075,000 to $1,090,000 since 2024. Your number depends on size band, pool, lot and roof date. Request a written valuation or call Jesse at (239) 898-6072.
Ask for one built from Thornbrooke sales of your own size band, pool status and lot, from both the MLS and the county deed record, with MLS and county square feet kept apart and every source named. Then have someone walk the house, because finish, pool deck and roof are not in any record.
Twelve MLS closings from $617,000 to $1,250,000, median $957,500 (n=12, even: the mean of $940,000 and $975,000), and 14 qualified county sales at a median $975,000 over the 24 months to August 20, 2026.
A median $498 per square foot of MLS living area across the 12 closings of the last 24 months, and $500.35 per county base square foot across the 14 qualified county sales. They are different measures and should not be mixed.
The county record shows a clear discount without one: the two no-pool sales of the last 24 months recorded $318.70 and $437.97 per base square foot, against a median $508.61 for the 12 pool homes. Adding a pool before selling is an Architectural Review Committee and permit project; we price both ways before you decide.
On the county record it has: the five qualified sales of the last 24 months on lots of 0.21 acre or more had a median of $1,075,000, against $930,000 for the nine on 0.18 acre or less. Two identical 2,184 square foot Pondside Lane homes recorded $1,075,000 on 0.28 acre and $975,000 on 0.15 acre.
More in total, less per foot. Since January 2024 the 2,100-plus closings had a median of $1,075,000 at $493 per living square foot (n=6), against $957,500 at $508 for the 1,800 to 1,999 band (n=12).
Less than the lot does. Kitcheners Court has the largest typical houses (2,148 base square feet) and, with Langford Lane, the largest typical lots (0.22 acre); Pondside Lane has the highest median 2026 just value per house ($752,830). Pondside is also, by our reading of the map, nearest the Airport-Pulling Road widening.
Automated online estimates cannot see the pool row, the plat behind your lot, your roof permit or the three qualified sales of the last 24 months that never reached the MLS, and they blend the $617,000 low into your number. We value from the records a model does not read.
No. The 2026 preliminary median just value is $705,760, about 72 percent of the $975,000 county sales median. Just value is a January 1 mass appraisal that, under Florida Statutes 193.011, accounts for the costs of sale; it is a tax figure, not a price.
Slightly. The county median was $1,050,000 in 2024 (n=7) and $985,000 in 2025 (n=10); the MLS median per living square foot held near $500. The bigger change is in negotiation: no Thornbrooke home has closed at or above list since January 2025.
The median first improved sale in the county file, from the Taylor Woodrow years of 1995 to 2000, was $265,600 (n=107). The 24-month county median of $975,000 is about 3.7 times that, our arithmetic, with a 2006 peak of $676,000 and a 2011 trough of $422,500 along the way.
$1,250,000 for a 1997 Winding Oaks Way pool home of 1,925 square feet of MLS living area on a 0.16-acre lot, closed in September 2025 at 96.23 percent of list after 9 days, $649 per living square foot. It is the ceiling of the record, not a comparable for a typical house.
It listed at $750,000, sold in April 2026 at 82.27 percent of list after 42 days, and the roll shows a spa but no pool row. The public record does not show its condition, and a list price already far below the band suggests both sides priced in work. We treat it as an outlier.
The 12 MLS closings of the last 24 months took a median 44 days on market, from 0 to 91. Add about 30 to 45 days from contract to closing. A price inside the recorded band is the difference between the fast end and the slow end.
A median 96.0 percent of final list over 24 months (n=12) and 93.47 percent over the last 12 months (n=5). The median dollar gap between final list and sold price was $42,500 over 24 months.
One on September 24, 2026: a 1,917 square foot Winding Oaks Way home asking $995,000 after 129 days, about two months of supply at the 24-month pace. Call Marc at (239) 287-5873 for today’s list, including anything coming soon.
No. Hawthorne homes are about 850 square feet larger at the median, on bigger lots, and their four MLS closings of the last 24 months ran $985,000 to $1,810,000. Price inside Thornbrooke’s own band, and use Hawthorne’s larger fee and Zone AE test points as reasons a buyer at the overlap chooses you.
It is in every price. Membership is automatic and non-equity, so your buyer is valuing the house and the club together, with $17,600 a year in club-level charges for FY2027. Thornbrooke’s total of $20,012 a year is the lowest in Stonebridge, which supports the price.
It can, because buyers compare total cash to close. The contribution rose from about $6,197 before April 2025 to $17,500 for FY2027. A buyer who already owns in Stonebridge may owe $0, so we market to that buyer by name.
The buyer. The Declaration says it “shall be made by the purchaser,” and the FY2027 schedule lists $17,500 for an outside buyer and $0 for a qualifying existing owner, plus a $600 transfer fee.
No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and no master-association special assessment appears in the club’s schedules from FY2019 to FY2027.
It is the lowest neighborhood fee in the club: $2,412 for FY2027, against $3,420 in Hawthorne Estates, $2,916 in Manchester and $4,560 in Shoreham. With the $17,600 club-level charge, Thornbrooke’s $20,012 is the lowest association total of any Stonebridge home.
Every Thornbrooke street point we tested maps in FEMA shaded Zone X on the February 8, 2024 maps, outside the Special Flood Hazard Area, so most buyers’ lenders will not require flood insurance. That helps value, especially against Hawthorne Estates’ Zone AE test points. Your elevation certificate or a lender determination governs your house.
It documents your lot’s flood status for a buyer and insurer. FEMA’s revalidated list for Stonebridge includes letter 08-04-1832A for Unit Four Lot 197, a Thornbrooke lot, and a 2008 letter covering various lots in Units Three and Five. If your lot is listed, put the letter in the file.
It raises what a buyer can pay by lowering what the buyer’s insurer charges. A roof permitted after March 1, 2002, documented on a wind mitigation form, earns premium credit on every Thornbrooke house, all of which predate the 2002 code. Whether to replace before selling depends on the roof’s age; we price both ways.
Impact-rated openings or approved shutters earn wind mitigation credit and remove a common inspection objection. The club’s Hurricane Shutter Standards govern which devices may stay up on each elevation, and any change needs Architectural Review Committee approval.
Usually only what an inspector or insurer will flag: roof, openings, pool equipment and obvious wear. The same-house resales in the record show large gains after work, but they do not show what the work cost, so we walk the house before recommending anything larger.
It may matter most on Pondside Lane, the Thornbrooke street nearest the road by our reading of the map, during up to two years of construction with no noise wall. We address it openly rather than let a buyer discover it at a showing.
It will likely be higher. The 2026 preliminary median bill is $5,633 on a median just value of $705,760; a buyer’s assessment resets on the purchase price, and Florida Statutes 689.261 requires the buyer to be warned not to rely on your bill.
At $957,500, before commission, expect about $6,702.50 in documentary stamp tax, the $299 estoppel, a lien search, settlement fees and a property tax proration of about $2,793 for a June 30 closing on a $5,633 bill. In Collier County the buyer customarily pays the owner’s title policy.
The Florida Statutes 720.401 disclosure summary, because Thornbrooke is a fee-simple parcel in a mandatory Chapter 720 association; the flood disclosure under 689.302; and the property tax summary under 689.261. Known material defects are owed under Johnson v. Davis. Confirm the forms with your closing agent or attorney.
Late fall into the season: 24 of the 33 MLS closings of the last five years closed between December and May. Summer also sells here; four of the 14 qualified county sales of the last 24 months recorded between June and August, including the record.
You can. Leases run at least 30 days, no more than four a year, and a buyer takes subject to the lease, so the buyer pool narrows to those who can wait for the end date. We value it both ways, leased and vacant.
It is free and it commits you to nothing. You receive a written opinion of value with sources, and many owners use it to decide whether to sell this season, next season or not at all.
Whenever a comparable closes. Thornbrooke produces about six MLS closings a year, and each one can move the evidence for your plan, so an owner thinking about selling within a year should refresh the number with each new sale.
Request a written valuation, find your roof permit and any wind mitigation report, check your flood result and any FEMA letter, and gather your architectural approvals. Then call Jesse McGreevy at (239) 898-6072 and set timing with the one live competitor in view.
Every Thornbrooke at Stonebridge figure on this page traces to a primary record below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the club’s fee schedules and governing documents, Florida Statutes and agencies, FEMA and federal data, and school district files. No listing portal or competing brokerage is cited.
Stonebridge Country Club documents and pages
Stonebridge documents in the Wayback Machine
Collier County records and agencies
Florida Statutes, rules and agencies
Commission and the NAR settlement
Federal records and data
Schools
Healthcare, trade press and nearby places
McGreevy and Comisar pages
Records cited in plain text
Every row below links the authority that publishes the document, so a Thornbrooke owner always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it proves for a Thornbrooke valuation | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule | The $17,600 club charges, $2,412 Thornbrooke fee, $17,500 contribution, $600 transfer and $299 estoppel your buyer underwrites | Stonebridge Country Club Community Association |
| Supplemental Declarations compilation, including the Second, Third and Fifth Supplements | Thornbrooke’s lots, mandatory landscaping and irrigation, and the concrete tile roof rule | Stonebridge Country Club Community Association |
| Amended and Restated Declaration, member-era copy | Leasing, pets, the ARC, the estoppel duty and the capital contribution “made by the purchaser” | Stonebridge Country Club Community Association, archived |
| Hurricane Shutter Standards | Which shutters may stay up in season on each elevation | Stonebridge Country Club |
| FEMA revalidated Letters of Map Change, including Unit Four Lot 197 | Which Stonebridge lots and buildings were removed from the flood zone by letter | FEMA |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that documents your roof and openings for a buyer’s insurer | Florida Office of Insurance Regulation |
| Florida Statutes 193.011, just valuation | Why the county’s just value runs below sale prices | Florida Legislature |
| Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non-waivable cancellation right | Florida Legislature |
| Florida Statutes 720.30851, estoppel certificates | The delivery rule and the statutory fee cap for the master estoppel | Florida Legislature |
| Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate on the deed | Florida Legislature |
| Form DR-501T, transfer of homestead assessment difference | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | Florida Department of Revenue |
Three documents that matter to a Thornbrooke valuation are not public and cannot be linked: your own estoppel certificate, from the association’s Controller’s office; your house’s permit history, from Collier County Growth Management’s permit search, pulled address by address; and your elevation certificate, if one exists, from your survey or your lender’s file.
You reach the Thornbrooke at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Thornbrooke at Stonebridge home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, Florida license SL3101296; Marc Comisar, Florida license BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. For the neighborhood itself, see our Thornbrooke at Stonebridge neighborhood guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 tax roll and sales file, published August 29, 2026. Brokered by Domain Realty.