Stonebridge Country Club, Naples Florida
What is your Willow Bend at Stonebridge home worth? 11 MLS closings from $365,000 to $540,000, adjusted for plan, building, level and FEMA flood zone. Free written valuation from McGreevy and Comisar. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a condominium at Willow Bend at Stonebridge, the honest answer to what it is worth starts with two questions no online estimate asks: which building, and which side of the flood line. Willow Bend is 56 condominiums in seven buildings of eight on Willow Bend Circle, split evenly between a 1,433 square foot interior plan and a 1,592 square foot end plan, the same two plans Heatherwood sells next door. Across the 24 months to 26 September 2026, the first window that holds ten or more Willow Bend closings, Collier County recorded 11 qualified resales at a median of $400,000, from $365,000 to $540,000, and the Southwest Florida MLS recorded 11 closings in the same window at the same $400,000 median and a median 95.1 percent of the final list price. Everything about the neighborhood itself, from the declaration and the leasing rules to the flood map, lives on our Willow Bend at Stonebridge neighborhood guide, and the whole community sits on our Stonebridge Country Club community guide. This page does one job: it shows how a Willow Bend condominium is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, 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 Willow Bend at Stonebridge condominium is worth what its building, plan, level and condition support, and at Willow Bend the flood map adds a fourth question no other Stonebridge condominium asks in the same way. Across 11 Southwest Florida MLS closings in the 24 months to 26 September 2026, Willow Bend sold at a median of $400,000, from $365,000 to $540,000, and Collier County recorded 11 qualified resales in the same span at the same $400,000 median.
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 27 Willow Bend closings the Southwest Florida MLS recorded in the five years to 26 September 2026, and all 11 of the county’s qualified Willow Bend resales in the 24 months since September 2024, before we wrote a single figure on this page.
Willow Bend resolves into two plans across seven buildings, and each has its own recent band. In the twelve months to 24 September 2026 the six MLS closings ran from $365,000 to $515,000: four 1,433 square foot interior residences closed at $365,000, $400,000, $385,000 and $440,000, and one 1,592 square foot end residence closed at $515,000, the highest price of the window. A sixth residence, entered on the MLS at 1,443 square feet in the same interior-plan family, closed at $370,000. Widening to 24 months, the same two plans closed at $365,000 to $440,000 (interior) and $370,000 to $540,000 (end), our sort of the individual rows below. A well-kept interior residence can still sell above a tired end residence, which is exactly why we price from the plan and then walk the home.
The 24-month median of $400,000 sits inside both plans’ ranges without describing either well, and it says nothing about which side of FEMA’s flood line your building sits on. Willow Bend is one street and two products: 28 interior residences and 28 end residences, in the same eight-unit building form Heatherwood uses next door on Chesterbrook Court and its own stretch of Harmony Lane. A seller who prices from an end-plan sale, or the reverse, is pricing someone else’s home, and a seller who ignores the flood split is pricing someone else’s insurance bill too. On this page the MLS and county figures are never blended across plans when we value a residence, and the two data layers are never blended with each other.
We value a Willow Bend condominium from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. Collier County’s tax roll gives us every qualified recorded sale, including transfers that never touched a listing, plus base area, just value, taxes and homestead status for all 56 Willow Bend residences. The club’s and the association’s published documents give us the condominium fee, the club-level charge, the one-time charges and the approval and leasing rules your buyer will underwrite. Then we walk the residence, because building, level, view, the kitchen, the baths and any flood mitigation are the variables no record captures.
McGreevy and Comisar should value your Willow Bend at Stonebridge condominium because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, plan by plan and building by building, we read the Willow Bend association’s forms and the club’s fee schedules before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your condominium, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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 Willow Bend market, 27 MLS closings over five years and 11 qualified county resales over two, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in Willow Bend, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the Willow Bend association, master association and club paperwork your buyer will ask for. Marc Comisar walks the residence and judges building, level and condition against what is actually closing on Willow Bend Circle. That matters at Willow Bend for a specific reason: on the 2026 preliminary roll, 14 of the 56 residences, 25.0 percent, carry a homestead exemption, and owners’ mailing addresses run from Florida to Quebec and Ontario, so most Willow Bend owners are deciding on a sale from somewhere else. Read more on the about McGreevy and Comisar page.
Willow Bend is the smallest Stonebridge condominium after Ashton Oaks, just 56 homes on one street, and it is also the fastest of Stonebridge’s condominiums to reach a ten-plus sample: its 24-month county window needed two-thirds of the time Heatherwood’s did to hold ten qualified resales. That turnover cuts two ways. It means real, recent evidence exists at both plans, but it also means your listing competes with the zero to two Willow Bend residences of your own plan for sale at any moment, and with the buyer’s memory of the last one that closed. On 24 September 2026 the two Willow Bend actives ran against the plan order, the larger end residence asking less than the smaller interior residence, which is exactly the kind of mismatch a seller needs priced correctly rather than copied from the neighbor’s sign.
This page answers what your condominium is worth. If you have decided to sell and want the full listing plan, pricing, marketing, board approval, the two estoppels and the Chapter 718 package, read our guide to selling your home in Willow Bend at Stonebridge. If you are buying your next home inside the same gate, perhaps moving from a Willow Bend interior residence to an end residence or a coach home, start with buying a home in Willow Bend at Stonebridge, because an existing owner who qualifies pays no capital contribution on the next Stonebridge purchase under the club’s FY2027 schedule.
These are the Willow Bend at Stonebridge valuation facts that decide most prices on Willow Bend Circle, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and sales file, FEMA’s flood map, or the club’s and association’s published documents, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026)
A Willow Bend at Stonebridge condominium is valued by narrowing the product and widening the window: same plan, same building, matched level and condition, then sales across enough months to be meaningful, adjusted for Willow Bend’s own recorded trend and tested against the two active listings and the 95.1 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Willow Bend is a common subdivision name elsewhere in Florida, and Stonebridge itself is not the Boca Raton club of a similar name or the separately coded MLS developments called Stonebridge North and Stonebridge South. Every residence in this valuation sits on Willow Bend Circle, addressed 1920 to 1980, inside the Stonebridge gates in Naples, and its recorded association is Willow Bend at Stonebridge Condominium Assocation, Inc., the state’s own spelling of the word. We confirm the address and the association before choosing a single comparable.
Every Willow Bend building holds eight residences, four on each level, split evenly between the 1,433 square foot interior plan at the 02 and 03 positions and the 1,592 square foot end plan at the 01 and 04 positions. Listing agents do not always enter the county’s number: the MLS rows include a 1,443 and a 1,568 square foot entry for residences of these two plans. We sort each sale back to its plan by building, then compare like with like, and we never compare a Willow Bend end residence with Heatherwood’s identical end plan without saying so.
A second-level residence and a first-level residence of the same plan share a floor area but not a buyer. Some buyers pay for the upper level’s outlook and the absence of footsteps overhead, others for no stairs. The MLS extract does not record the level, and the county roll does not map views lot by lot, so no Willow Bend-wide level premium can be calculated from the record. We measure it from closed sales we can see and say so when the sample is too thin to measure.
Every Willow Bend building was completed before Florida’s statewide building code took effect on March 1, 2002. The association maintains the building exterior, so the roof, the paint and the grounds are shared questions answered in the association’s records. Inside the residence, the kitchen, the baths, the flooring, the air conditioning, the water heater and any impact-rated windows or doors are yours, and they separate two residences of the same plan by tens of thousands of dollars. No record captures them, so we see the residence.
Every Willow Bend buyer inherits the same $7,500 condominium fee and the same $17,600 FY2027 club-level charge, $25,100 a year, whatever the plan. That flat stack is about $17.52 a square foot a year on a 1,433 square foot residence and about $15.77 on a 1,592, our arithmetic on the published fee alone, which is one reason the smaller plan carries a higher price per foot and a lower ticket. A buyer comparing Willow Bend with Heatherwood’s identical plans notices Heatherwood’s $2,200-a-year lower fee immediately.
A Willow Bend buyer also inherits the association’s budget, reserves, master insurance, hurricane deductible and any pending special assessment, and none of them is published. The buyer’s lender and attorney read them, and the resale package moves the price as surely as the kitchen does. We start the package the week you decide to sell, together with the Chapter 718 disclosures the next sections explain.
Willow Bend is the one Stonebridge condominium whose own street points disagree with each other. The street point at 1940 Willow Bend Circle returned FEMA Zone AE, the 1 percent annual chance floodplain, on the maps effective February 8, 2024, while 1920 and 1980 returned shaded Zone X, outside it, on the same panel, 12021C0194J. A building on the AE side of that line carries a real insurance and disclosure difference from a building on the X side, and we confirm which side yours falls on before we price it.
With one to six closings per plan in two years, a ninety-day comparable search returns almost nothing. We widen the window to 24, 36 or 60 months and adjust older sales with Willow Bend’s own recorded series, which runs year by year from 2021. That matters here because Willow Bend’s county median rose from $305,000 in 2021 to $469,000 in 2023 and has eased to $395,000 since, so a 2023 comparable overstates today’s market and a 2021 comparable badly understates it.
Finally we test the opinion of value against the Willow Bend residences actively for sale and against the 95.1 percent median sale to list. On 24 September 2026 there were two: a 1,433 square foot interior residence in the 1940 building asking $455,000 at 131 days on market, and a 1,592 square foot end residence in the 1970 building asking $399,999 at 69 days. The pair runs against the plan order, the larger residence asking $55,001 less than the smaller one, which is exactly the kind of mismatch a price built on the record, not on the sign next door, corrects.
Willow Bend at Stonebridge condominiums are worth different amounts by plan and by building. On the Southwest Florida MLS over the twelve months to 24 September 2026, the four 1,433 square foot interior closings ran $365,000 to $440,000, and the one 1,592 square foot end closing was $515,000, the highest price of the window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 11 | $400,000 | $365,000 to $540,000 | $279 | 95.1% (11) | 71 |
| 36 months | 12 | $420,000 | $365,000 to $540,000 | $292 | 95.8% (12) | 46 |
| 60 months | 27 | $435,000 | $305,000 to $540,000 | $284 | 97.5% (27) | 20 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closings 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to Willow Bend by street and building number. Sold to list divides the sold price by the final list price. The 24-month window is the first to hold ten or more Willow Bend closings, and with 11 closings its median is an observed sale.
Willow Bend at Stonebridge sold 11 condominiums on the MLS in 24 months, from $365,000 on the interior plan to $540,000 on the end plan, so the only number that matters is the one built from your plan, your building and your side of the flood line. The fastest start is the Home Valuation form at the top of this page, or our free Willow Bend at Stonebridge valuation request if you are reading this somewhere else. It takes about a minute: the building and residence, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan on Willow Bend Circle, with the sources named, plus the condominium fee, club charge, one-time charges and flood picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
Willow Bend’s 28 interior residences are the entry price on the street. In the twelve months to 24 September 2026 four closed at the county plan size: $400,000 in the 1940 building after 174 days, $440,000 in the same 1940 building after 84 days, $365,000 in the 1980 building after 190 days and $385,000 in the 1920 building after just 8 days, and a fifth, entered at 1,443 square feet in the same interior-plan family, closed at $370,000 in the 1960 building after 21 days. Widening to 24 months adds closings back to $365,000 in the 1980 building (December 2025) and forward from earlier years; the plan’s 24-month range is $365,000 to $440,000. The interior plan sells to the most price-sensitive buyer inside the gate, the one weighing $25,100 a year of association charges against the lowest ticket, and the record shows a spread of $75,000 on an identical floor area in one year alone, which is condition and speed at work.
Willow Bend’s 28 end residences are the larger half of the street. Only one closed in the twelve months to 24 September 2026, the highest price of the window: $515,000 in the 1950 building after just 5 days on market, 98.10 percent of a $525,000 final list. Widening to 24 months adds a second end closing, $370,000 in the 1960 building in May 2026 (entered at 1,443 square feet, the plan family’s overlap point), and over 60 months the plan closed as high as $540,000 in February 2025 and as low as $305,000 in October 2021. The end plan’s twelve-month sample is thin by design, one sale, so we lean on the wider windows and on Heatherwood’s identical plan next door when a Willow Bend end residence needs a comparable.
The county record counts a different population and is the only source that captures qualified sales that never touched the MLS. Over the 24 months since September 2024, the first county window with ten or more qualified Willow Bend sales, it records 11 qualified resales at a median of $400,000, from $365,000 to $540,000, and none was a first sale from a builder; the same window shows Heatherwood’s first ten-plus window falling at 36 months, needing half again as long to reach the same sample size.
| County measure | Willow Bend | Window |
|---|---|---|
| Qualified resales, first window with 10 or more | 11, median $400,000 (an observed sale), $365,000 to $540,000 | 24 months since September 2024 |
| Qualified sales of recorded deeds | 6 of 10, median $395,000 (mean of $390,000 and $400,000) | 12 months, Aug 21, 2025 to Aug 20, 2026 |
| Median $ per county base sq ft | $276 (mean of $272 and $279) | same twelve months |
| Median 2026 preliminary just value | $369,000 (mean of $347,920 and $390,080) | 2026 preliminary roll |
| Median 2026 preliminary tax bill | $3,252 (mean of $3,234 and $3,271) | 2026 preliminary roll |
| Homestead share | 14 of 56, 25.0% | 2026 preliminary roll |
Source: Collier County Property Appraiser sales file and 2026 preliminary tax roll, files dated 29 August 2026; DOR-qualified sales only, so recent counts are a floor. Just value is the county’s assessment for tax purposes, never a price: every recent Willow Bend sale closed above the median just value.
Price per square foot tells you where a Willow Bend at Stonebridge residence sits against its own plan, not what it is worth. The MLS median was $279 per living square foot over 24 months (n=11), and the county median was $276 per base square foot over twelve months (n=6), two measures that are never restated against each other.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area. At Willow Bend the two usually agree, but not always: one interior residence was entered on the MLS at 1,443 square feet against the county’s 1,433, and one end-plan closing carried a 1,568 square foot entry. Neither figure is wrong and neither may be divided into the other system’s price, so always ask which square foot a quoted figure divides by.
In the twelve months to 24 September 2026 the five interior-plan closings averaged well below the one end-plan closing on a per-square-foot basis, our arithmetic on the MLS rows: the end residence’s $515,000 sale at $323.49 a foot outpaced every interior sale, while the interior closings ran from $254.71 to $307.05 a foot. The flat fee and the fixed club charge sit on every residence regardless of size, and a smaller residence pays more of that fixed cost per foot it owns.
On the county’s base area, Willow Bend’s median ran $213 a square foot in 2021, $283 in 2022, $308 in 2023, roughly $265 in 2024 (n=2), $306 in 2025 and $276 in the twelve months to August 20, 2026. On the MLS, the medians ran $284 over 60 months, $292 over 36 and $279 over 24. Both series say the same thing: the per-foot level set in 2023 has drifted down since, not collapsed.
Compare your living area only with residences of the same plan, and use the per-foot figure to rank them, not to price yours. Never apply an end-plan per-foot figure to an interior residence, never apply the MLS figure to the county’s base area, and treat any figure built on six sales or fewer as a direction rather than a rate.
Willow Bend at Stonebridge condominiums recorded 11 Southwest Florida MLS closings in the 24 months to 26 September 2026, from $365,000 to $540,000, and six in the twelve months to 24 September 2026, from $365,000 to $515,000 at a $392,500 median and 52.5 median days on market, with $2,475,000 in volume.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Closed | Building | MLS living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| 19 May 2026 | 1960 Willow Bend Circle | 1,443 | $415,000 | $370,000 | 89.16% | 21 |
| 26 Mar 2026 | 1950 Willow Bend Circle | 1,592 | $525,000 | $515,000 | 98.10% | 5 |
| 17 Mar 2026 | 1920 Willow Bend Circle | 1,433 | $399,000 | $385,000 | 96.49% | 8 |
| 31 Dec 2025 | 1980 Willow Bend Circle | 1,433 | $395,000 | $365,000 | 92.41% | 190 |
| 10 Oct 2025 | 1940 Willow Bend Circle | 1,433 | $450,000 | $440,000 | 97.78% | 84 |
| 7 Oct 2025 | 1940 Willow Bend Circle | 1,433 | $449,000 | $400,000 | 89.09% | 174 |
| 2 Apr 2025 | 1940 Willow Bend Circle | 1,592 | $499,000 | $485,000 | 97.19% | 10 |
| 27 Feb 2025 | 1930 Willow Bend Circle | 1,592 | $550,000 | $540,000 | 98.18% | 0 |
| 10 Jan 2025 | 1970 Willow Bend Circle | 1,433 | $490,000 | $466,000 | 95.10% | 71 |
| 18 Dec 2024 | 1970 Willow Bend Circle | 1,433 | $450,000 | $400,000 | 88.89% | 299 |
| 20 Nov 2024 | 1980 Willow Bend Circle | 1,592 | $429,000 | $400,000 | 93.24% | 168 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. Building addresses only; residence numbers are withheld. Final list is the list price at close, after any reductions. Six of the 11 closings were interior-plan residences and five were end-plan.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Willow Bend closing. On 19 May 2026 a residence in the 1960 building, entered on the MLS at 1,443 square feet, the interior plan’s family, closed at $370,000 after just 21 days on market, against a final list price of $415,000, 89.16 percent of list. Four facts stand out. It was the lowest sold-to-list ratio of the 24-month window. The county’s own deed file shows a qualified $390,000 sale in the same 1960 building recorded twelve days earlier, a $20,000 gap this page has not reconciled; the recorded deed and the closing statement would. It works out to $256.41 a living square foot, near the bottom of the interior plan’s range. And the 1960 building was not one of the three street points tested for FEMA’s flood map, so its zone remains unconfirmed absent an elevation certificate. Three lessons sit in one sale: a $45,000 gap between list and close can open even in three weeks, a deed and an MLS closing on the same residence can disagree on price by a material amount, and an untested building is a question to answer before you list, not after.
| Closed | Building | MLS living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| 15 Dec 2023 | 1940 Willow Bend Circle | 1,433 | $495,000 | $495,000 | 100.00% | 0 |
| 11 Aug 2023 | 1930 Willow Bend Circle | 1,433 | $479,000 | $460,000 | 96.03% | 52 |
| 14 Jul 2023 | 1930 Willow Bend Circle | 1,597 | $495,000 | $480,000 | 96.97% | 0 |
| 16 Jun 2023 | 1950 Willow Bend Circle | 1,433 | $449,000 | $435,000 | 96.88% | 5 |
| 22 May 2023 | 1950 Willow Bend Circle | 1,433 | $459,900 | $452,500 | 98.39% | 20 |
| 24 Mar 2023 | 1950 Willow Bend Circle | 1,592 | $469,000 | $469,000 | 100.00% | 0 |
| 28 Jun 2022 | 1980 Willow Bend Circle | 1,592 | $475,000 | $450,000 | 94.74% | 27 |
| 3 May 2022 | 1940 Willow Bend Circle | 1,568 | $449,900 | $445,000 | 98.91% | 2 |
| 26 Apr 2022 | 1960 Willow Bend Circle | 1,433 | $429,900 | $434,900 | 101.16% | 12 |
| 16 Mar 2022 | 1930 Willow Bend Circle | 1,592 | $459,000 | $450,000 | 98.04% | 0 |
| 14 Jan 2022 | 1980 Willow Bend Circle | 1,433 | $319,900 | $319,900 | 100.00% | 39 |
| 31 Dec 2021 | 1920 Willow Bend Circle | 1,592 | $429,000 | $429,000 | 100.00% | 26 |
| 24 Nov 2021 | 1950 Willow Bend Circle | 1,433 | $319,900 | $322,000 | 100.66% | 6 |
| 10 Nov 2021 | 1940 Willow Bend Circle | 1,433 | $389,000 | $425,000 | 109.25% | 3 |
| 14 Oct 2021 | 1930 Willow Bend Circle | 1,592 | $400,000 | $390,000 | 97.50% | 43 |
| 14 Oct 2021 | 1970 Willow Bend Circle | 1,433 | $329,900 | $305,000 | 92.45% | 44 |
Source: Southwest Florida MLS Matrix, retrieved 26 September 2026. These 16 rows complete the 27 closings of the 60-month window (the first row, December 2023, is the sole addition between the 24 and 36-month windows). Three closings sold above their final list price, all inside a bidding window that ran from late 2021 into spring 2022.
The county’s 24 months since September 2024 count 11 qualified, arm’s-length resales at a median of $400,000, from $365,000 to $540,000, almost the same population the MLS shows for the same span. Five of the six twelve-month MLS closings match a county deed in the same building at exactly the same price, recorded one to fourteen days before the MLS close date; the sixth, the 1960 building sale discussed above, does not match on price, and this page has not reconciled the $20,000 difference. Use the county for what sold and at what price, and the MLS for how long it took and how close to asking it closed.
Willow Bend at Stonebridge condominiums took a median of 71 days on market and sold at a median of 95.1 percent of their final list price across 11 MLS closings in the 24 months to 26 September 2026, against 31 days and 95.4 percent across Stonebridge’s 76 closings in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
A median Willow Bend buyer negotiated about five percent off the final asking price, computed against the list price carried on each closed listing, the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. In the twelve months to 24 September 2026 the individual ratios ran from 89.09 to 98.10 percent, a wider spread than the 24-month figure suggests, with a median of 94.45 percent for those six closings against 95.43 percent for all 33 Stonebridge closings in the same window.
This is the yardstick a Willow Bend seller should use, because it compares named Stonebridge condominiums on the decision variables that set a listing strategy, all from the same five-year MLS pull.
| Condominium | 24 months: closings, median | 36 months: closings, median | 60 months: closings, median | First window with 10 or more | Median sold to final list, that window |
|---|---|---|---|---|---|
| Willow Bend | 11, $400,000 | 12, $420,000 | 27, $435,000 | 24 months | 95.1% (n=11) |
| Carrington | 18, $411,500 | 25, $418,000 | 42, $420,500 | 24 months | 95.7% (n=18) |
| Heatherwood | 9, $455,000 | 15, $455,000 | 19, $455,000 | 36 months | 95.2% (n=15) |
| Braeburn | 11, $670,000 | 16, $705,750 | 26, $695,000 | 24 months | 96.1% (n=10) |
| Middleburg | 7, $750,000 | 8, $750,000 | 17, $700,000 | 60 months | 96.8% (n=15) |
| Ashton Oaks | 1, $625,000 | 4, $757,000 | 8, $687,000 | none; 60 months shown | 97.8% (n=8) |
| All Stonebridge | 76, $616,000 | 109, $625,000 | 190, $587,500 | 24 months | 95.4% (n=75) |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, 190 closings 26 September 2021 to 26 September 2026, retrieved 26 September 2026, each assigned to its neighborhood by street and building number; Sold Data Entry closings excluded from sold to list. Across Stonebridge’s 57 condominium closings over 24 months the median was $466,000 at 95.3 percent of list. On time to sell, Willow Bend’s 24-month median of 71 days is the slowest of Stonebridge’s condominiums shown here, against 20 days for Heatherwood’s nine closings and 31 for all of Stonebridge, so Willow Bend takes the longest of any condominium to close a sale even as it reaches the ten-sale sample fastest.
On 24 September 2026 Willow Bend had two active listings against six closings in twelve months, about 4.0 months of supply at the trailing MLS pace, or about 4.4 months against the 24-month county pace of 11 resales, against about 3.3 for Stonebridge as a whole (33 closings, 9 active) and 6.0 for Heatherwood, our arithmetic on the individual rows. Your listing does not compete with the community. It competes with the zero to two Willow Bend residences of your own plan, and for an end residence, with Heatherwood’s identical plan next door.
An asking price is a market-condition signal, never a value, and we label it that way. On 24 September 2026 a 1,433 square foot interior residence in the 1940 building was asking $455,000 at 131 days on market, above every interior closing of the last twelve months; a 1,592 square foot end residence in the 1970 building was asking $399,999 at 69 days, well under the one end closing of the same window at $515,000. The pair runs against the plan order, and both had been listed longer than the 71-day 24-month Willow Bend median.
The slowest Willow Bend closing of the twelve months was the 1970 building sale of December 2024, an interior residence listed at $450,000 that closed at $400,000 after 299 days, the longest wait in the whole 24-month window and 88.89 percent of list. At the other end, the 1950 building’s end-plan residence closed in 5 days in March 2026 at $515,000, 98.10 percent of list, and the 1920 building’s interior residence closed in 8 days in March 2026 at $385,000. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that at Willow Bend a well-priced residence can close in a week, and a mispriced one can sit for the better part of a year.
Of the 11 closings in the 24-month window, seven closed from October through March, with a scattering into spring and one in May, our count of the rows below. Closing dates trail contracts by weeks, and Willow Bend’s owners and buyers are largely seasonal, so a residence that is priced, documented and photographed by October meets the most buyers.
At Willow Bend the list price is the negotiation’s opening line, and the market has taken about five percent off it at the twelve-month median, with individual closings ranging far wider. That argues for listing where your plan’s evidence supports, handing that evidence to the buyer’s agent with the listing, and disclosing your building’s flood status up front rather than letting it surface during underwriting. The Willow Bend residences that sat longest in this record were not the smallest or the largest; they were the ones whose price and evidence disagreed.
Willow Bend at Stonebridge values surged into 2022, peaked in 2023 and have eased since on Collier County’s recorded deeds: the qualified median ran $305,000 in 2021, $445,000 in 2022, $469,000 in 2023, two sales at $400,000 in 2024, $453,000 in 2025 and $395,000 in the twelve months to August 20, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Period | Qualified of recorded deeds | Median qualified price | Range | Median $ per base sq ft |
|---|---|---|---|---|
| 2021 | 9 of 18 | $305,000 (n=9) | $215,000 to $425,000 | $213 |
| 2022 | 5 of 7 | $445,000 (n=5) | $319,900 to $450,000 | $283 |
| 2023 | 7 of 10 | $469,000 (n=7) | $435,000 to $495,000 | $308 |
| 2024 | 2 of 5 | $400,000 and $400,000 (n=2) | $265 (mean of $251 and $279) | |
| 2025 | 6 of 9 | $453,000 (n=6, mean of $440,000 and $466,000) | $365,000 to $540,000 | $306 (mean of $305 and $307) |
| 12 months to Aug 20, 2026 | 6 of 10 | $395,000 (n=6, mean of $390,000 and $400,000) | $365,000 to $515,000 | $276 (mean of $272 and $279) |
Source: Collier County Property Appraiser sales file and 2026 preliminary tax roll, files dated 29 August 2026, qualified-sale flag; price per square foot is deed price over county base area. The twelve-month row overlaps the end of calendar 2025, so the rows are not additive.
The MLS rows show how the surge happened. On 10 November 2021 an interior residence listed at $389,000 closed at $425,000, 109.25 percent of list, in 3 days, and on 26 April 2022 an interior residence listed at $429,900 closed at $434,900, 101.16 percent of list. Two more closings in the same window closed at 100.00 percent of asking with no negotiation at all. That window closed by mid-2022. Since 2023 no Willow Bend closing on record has exceeded 100 percent of list, and the 24-month median sits at 95.1 percent.
Against the 2023 county median of $469,000, the latest twelve-month median of $395,000 sits about 16 percent lower, and the per-foot median has eased from $308 in 2023 to $276. Willow Bend still trades well above 2021: the latest median is about 30 percent above 2021’s $305,000, our arithmetic on the county medians. An owner who bought before 2022 holds a substantial gain; one who bought at the 2023 top, when the end-plan residence sold as high as $525,000 in the same building family, does not, and a valuation that pretends otherwise helps no one.
The Willow Bend condominium fee was $3,808 on the club’s FY2019 schedule, roughly $4,008 for calendar 2021, and stepped to $7,500 for calendar 2024, 2025 and 2026, an 87 percent rise since 2021. The club-level charge on every Stonebridge residence rose from $8,739.48 in FY2019 to $17,600 in FY2027. We present the fee rise as context, not as a proven cause of the price softening, but a buyer underwriting a Willow Bend residence adds every dollar of it to the monthly payment, and the fixed stack weighs hardest on the smaller interior plan.
For a Willow Bend seller the trend is the time adjustment. A 2023 comparable overstates today’s market by roughly $74,000 at the county median, and a 2021 to 2022 bidding-window sale above list is no guide at all to today’s negotiation. A 2024 comparable, with only two qualified sales that year, needs a careful downward adjustment and a wide margin of error; a 2025 or 2026 comparable of your plan is the best evidence there is. The county series is how we adjust an older sale for time, and it is never a substitute for walking the residence.
Heatherwood at Stonebridge has held a higher price on the identical floor plans, while Willow Bend at Stonebridge reaches a meaningful sample size faster: Heatherwood’s 24-month MLS median was $455,000 on nine closings against Willow Bend’s $400,000 on 11, and Heatherwood’s fee runs $2,200 a year lower. A Willow Bend seller prices with Heatherwood in view.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule)
| Question | Willow Bend at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 56 in 7 buildings of eight | 88 in 11 buildings of eight |
| Streets | Willow Bend Circle (all 56) | Chesterbrook Court (48); Harmony Lane 2245 to 2285 (40) |
| Plans, county base area | 1,433 and 1,592 throughout | 1,433 and 1,592 throughout |
| Built | 1997 to 1999 | 1995 to 1997, the first condominium declared |
| Condominium fee, calendar 2026 | $7,500 | $5,300, plus $200 a year for garage owners |
| Parking | Garages or driveways serving the units, per the association’s form | Some residences have garages |
| MLS, 24 months | 11 closings, median $400,000, median 71 days | 9 closings, median $455,000, median 20 days |
| MLS, 36 months | 12 closings, median $420,000, 95.8% of list | 15 closings, median $455,000, 95.2% of list |
| County, first window with 10 or more | 24 months, 11 sales, median $400,000 ($365,000 to $540,000) | 36 months, 11 sales, median $450,000 ($380,000 to $506,500) |
| County, 12 months, $ per base sq ft | $276 (n=6) | $305 (n=3) |
| Active on 24 Sep 2026 | 2, at $455,000 and $399,999 | 2, at $459,000 and $575,000 |
| Homestead share | 25.0% | 23.9% |
| Median 2026 preliminary tax | $3,252 | $3,254 |
| Owner’s club rights during a lease | May be delegated to a lessee, per the master Declaration | No relinquishment clause on the posted form |
| Flood, tested street points | Split: Zone AE at 1940 Willow Bend Circle, shaded Zone X at 1920 and 1980 | Shaded Zone X, 9.61 ft at 2255 Harmony Lane |
Sources: Southwest Florida MLS Matrix, retrieved 26 September 2026 (24 and 36 months) and 24 September 2026 (actives); Collier County Property Appraiser sales file and 2026 preliminary roll, 29 August 2026; the club’s FY2027 schedule; association forms posted on the club site; FEMA National Flood Hazard Layer.
The same plans have sold higher at Heatherwood on this pull, and the flood map differs between the two in a way no fee schedule captures. Heatherwood’s tested Harmony Lane point returned shaded Zone X; Willow Bend’s tested points are split, with 1940 Willow Bend Circle in Zone AE and its neighbors in shaded Zone X. Why buyers pay more for Heatherwood is our reading, not a proven cause: a fee $2,200 a year lower, the chance of a garage, and a flood picture with no confirmed AE building on the tested points. A Heatherwood owner reading the same question from the other side should use our Heatherwood at Stonebridge home valuation page.
A buyer who chooses Willow Bend wants the identical Heatherwood floor plans, is comfortable underwriting the fee gap, and needs a building-by-building flood answer before making an offer. A buyer who chooses Heatherwood wants those plans with a lower fee, a chance at a garage and, on the tested evidence, less flood uncertainty, and will pay more at the recent median for it. We price a Willow Bend residence against Willow Bend’s own record first, then against Heatherwood’s identical plan next door, so the buyer’s comparison is answered in the listing rather than in the negotiation.
The comparison enters the number in two places. First, a buyer shopping the 1,433 or 1,592 square foot plan will tour both streets on one morning, so your price has to make sense against Heatherwood’s asks as well as Willow Bend’s closings; on 24 September 2026 Heatherwood’s two actives asked $459,000 and $575,000. Second, the $2,200 fee gap and the flood split are the two lines a buyer’s agent will raise first, and we answer both with the record, including the fact that Willow Bend’s fee sits above every other Stonebridge condominium.
Online estimates miss on Willow Bend at Stonebridge condominiums because automated models cannot see what drives price here: an identical floor-plan family shared with a neighboring association, a flat fee and a bundled club priced into every sale, a flood map that splits the street itself, and a public record that shares the Willow Bend name with unrelated subdivisions elsewhere in Florida.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; FEMA National Flood Hazard Layer, retrieved 23 Sep 2026)
Willow Bend and Heatherwood sell the identical 1,433 and 1,592 square foot floor plans, in the identical eight-unit building form, on different streets inside the same gate. A model that matches by size alone can pull a Heatherwood closing into a Willow Bend estimate or the reverse, even though the two associations carry a $2,200-a-year fee gap and, on the record this page holds, different flood exposure at their tested points.
Every Willow Bend sale conveys a Stonebridge club membership the buyer cannot decline and the seller cannot keep: “When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. The value and the carrying cost of that membership, $17,600 a year for FY2027, and the $7,500 condominium fee sit inside every sale price. A model comparing your residence with a condominium outside a bundled club is comparing two different bundles.
A model works from a single geocoded point for a street or a ZIP code, not from a building-by-building flood determination. Willow Bend’s own tested points disagree with each other over a distance of a couple of hundred feet, so any single flood answer a model attaches to the whole street is wrong for at least one of its two named zones.
A model cannot see whether your lanai faces a lake, the course, the pool or the next building, whether you are on the upper or lower level, or whether your kitchen and baths are original. The record shows four interior residences selling $75,000 apart in one year, and end residences selling anywhere from $305,000 to $540,000 across five years. Those invisible variables are the valuation.
Willow Bend is a common subdivision name elsewhere in Florida, and its own recorded association carries a misspelling, “Assocation,” that has sat in the state’s record for 29 years. The MLS carries separately coded Stonebridge North and Stonebridge South developments, and a club of a similar name sits in Boca Raton. A model that inherits any of those groupings is valuing the wrong comparables before it starts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan on Willow Bend Circle, with every source named and your building’s flood status confirmed. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse McGreevy direct at (239) 898-6072.
A Willow Bend at Stonebridge buyer prices five costs into an offer: the $7,500 calendar-2026 condominium fee, Stonebridge Country Club’s $17,600 FY2027 club-level charge, property tax reset to the purchase price, HO-6 insurance, and $18,399 paid once to the master association at closing, including the $17,500 New Owner Capital Contribution.
Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Collier County 2026 preliminary tax roll)
| Line, FY2027 | Annual | Quarterly |
|---|---|---|
| Country Club Dues | $9,094 | $2,273.50 |
| Master Base Assessment | $2,667 on the fee schedule, $2,869 on the web page | $666.75 or $717.25 |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page | $717.25 or $666.75 |
| Clubhouse Renovation Fee | $1,920 | $480 |
| Food and Beverage Service Charge | $950 | $237.50 |
| Strategic Reserves (new) | $100 | $25 |
| Total | $17,600 | $4,400 |
Sources: the club’s FY2027 schedule dated September 2, 2026 and its Cost of Ownership page. FY2027 runs from October 1, 2026, and the club-level charge is billed at $4,400 a quarter from that date. The club’s two FY2027 documents label the two master lines oppositely; together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges.
| Item | Annual | About per month |
|---|---|---|
| Willow Bend condominium fee, calendar 2026 ($1,875 a quarter) | $7,500 | $625 |
| Stonebridge club-level charges, FY2027 | $17,600 | $1,467 |
| Association charges before tax and insurance | $25,100 | $2,092 |
| Golf, if played | $35 per 18 holes with a cart | usage |
| Property tax | reset at purchase; about $940 per $100,000 of taxable value | varies |
Sources: the club’s FY2027 schedule and Cost of Ownership page, which describe the condominium fees as covering “property management, landscaping, irrigation, building exterior maintenance, pool, and reserves”; Collier County 2026 preliminary roll. Monthly figures are our arithmetic. A $400,000 Willow Bend residence carries $25,100 a year in association charges, about 6.3 percent of its price, before tax and insurance, the highest ratio of any Stonebridge condominium.
| One-time charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, outside buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership Transfer Fee | $600 |
| Master association estoppel fee | $299 |
| Outside buyer’s cash to the master association | $18,399 (our sum) |
| Willow Bend condominium estoppel | up to $299 under s. 718.116(8), plus $119 if expedited and $179 if delinquent |
| Willow Bend application processing fee | $100, plus a $450 check payable to the club on the posted form |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the master association at closing. The club’s FY2027 fee schedule lists the existing-owner contribution as $0, and its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” At $18,399, the outside buyer’s cash equals about 4.6 percent of a $400,000 Willow Bend price, our arithmetic.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025, capped at $17,768, published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change. For a Willow Bend seller the history matters in one way: several of the 11 closings in the 24-month window closed before April 25, 2025, bought by buyers who paid materially less to the association than today’s outside buyer, and a careful valuation reads those closings that way.
The $1,920 renovation fee is part of quarterly dues, billed at $480 a quarter until the loan is paid off in February 2035, per the club; on our reading of that billing a seller owes only the installments due through closing. The master estoppel is $299 for FY2027 (it was $250 from FY2021 through FY2025), issued within 15 days under the Declaration. The Willow Bend condominium estoppel is a second certificate, capped under s. 718.116(8) and issued within 10 business days of a request. Because the master Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, every open balance is cleared at closing.
Florida’s Save Our Homes cap follows the owner, not the residence. At Willow Bend only 14 of 56 residences are homesteaded, so most sellers are not passing on a capped bill, but a buyer’s taxes are still set on the new assessed value after the sale. Every Stonebridge parcel sits in millage area 133, which carried 9.5058 mills for tax year 2025 and shows 9.4020 mills on the 2026 preliminary roll, proposed rather than adopted; at 9.4020 mills each $100,000 of taxable value costs about $940 a year. The current median Willow Bend bill is $3,252. That is the mechanism, not a quote for any residence.
Stonebridge has no community development district and no special-district assessment; every roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and “Stonebridge does not have a CDD,” in the club’s words. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027. Stonebridge has no food-and-beverage minimum either; the $950 service charge replaces a per-meal gratuity. A Willow Bend condominium special assessment is a separate question, answered on the Willow Bend estoppel.
A Willow Bend at Stonebridge seller owes a buyer the Chapter 718 condominium resale package, because Willow Bend is a condominium under Chapter 718; the master association above it is a Chapter 720 homeowners association, and section 720.401 does not apply to an association regulated under Chapter 718, a fork your closing agent resolves for your sale.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 720.401, 720.30851, 689.261 and 689.302, retrieved Sep 2026; Florida Division of Corporations extract, read 24 Sep 2026)
Under section 718.503, a Willow Bend resale buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the association’s most recent structural integrity reserve study or a statement that none has been completed, any post-2023 turnover inspection report, the association’s question-and-answer sheet and the Division’s governance form. The contract must either confirm delivery more than 7 business days before signing or let the buyer cancel within 7 days, excluding weekends and legal holidays, after signing and receipt. None of it is published, so we request it before the first showing.
Stonebridge Country Club Community Association, Inc. is the mandatory master association for all 799 Stonebridge residences, including Willow Bend’s 56, and it is a Chapter 720 homeowners association. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, with a statutory voidability clause in the contract. Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and Willow Bend’s own association is exactly that. Which disclosure regime governs your sale, and whether the master association’s summary is owed alongside the condominium package, therefore depends on how your closing agent reads the two statutes for a condominium inside a Chapter 720 master. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice, and this page makes no claim about what the Stonebridge Declaration itself restates.
A Willow Bend sale needs two estoppels: one from the Willow Bend condominium association, capped at $299 under section 718.116(8), plus $119 for delivery within three business days and $179 on a delinquent account, and one from the master association through the Controller’s office listed on the club’s real estate page, $299 for FY2027. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both the day a contract is signed.
The Willow Bend association’s posted application calls itself an application “for approval to purchase or lease a condominium unit” that must be “approved or disapproved by the Condominium Board of Directors,” covering purchases as well as leases. Board approval is a step in every Willow Bend sale, and we build its time into the contract.
Section 689.302, created in 2024 and amended in 2025, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Willow Bend the flood form carries real weight: one of the three tested street points maps inside the 1 percent floodplain, so an owner who has ever filed a flood claim, or whose building sits on the AE side of the line, has more to state than a seller in a community mapped entirely outside it.
What moves a Willow Bend at Stonebridge condominium’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: the association’s roof and reserve records, the flood file for your specific building, the HO-6 picture, the Chapter 718 package, and presentation timed to the winter season.
Data updated: September 2026 (FEMA National Flood Hazard Layer, retrieved 23 Sep 2026; Collier County 2026 preliminary tax roll; Willow Bend purchase and lease application; Stonebridge Country Club open house rules)
At Willow Bend the association maintains the building exterior, so the roof’s age, its permit and the reserve schedule belong to the whole building. We ask the association for its roof and exterior history, its current budget, its reserve status and its master insurance summary before you list, because a buyer’s lender will ask for the same items and a file that answers them on day one shortens every conversation that follows.
Under section 718.111(11) the Willow Bend association insures the condominium property, and the owner’s HO-6 policy covers the interior finishes, fixtures, appliances and contents the master policy excludes; section 627.714 requires at least $2,000 of loss-assessment coverage. Because Willow Bend is split on FEMA’s map, an HO-6 buyer at 1940 Willow Bend Circle, in Zone AE, is a materially different underwriting conversation than one at 1920 or 1980, in shaded Zone X, and a lender’s Standard Flood Hazard Determination on the building in question will surface that difference whether or not the listing mentions it first.
The street point at 1940 Willow Bend Circle returned FEMA Zone AE on the maps effective February 8, 2024, ground elevation about 9.42 feet NAVD88 against a nearby base flood elevation reading of about 9.0 feet; the 1920 and 1980 points returned shaded Zone X, outside the mapped floodplain, at elevations of 10.07 feet and untested respectively. The 1930, 1950, 1960 and 1970 buildings were not tested for this guide. FEMA revalidated a series of 1998 to 2008 letters of map change for specific Stonebridge buildings with the 2024 maps; whether any Willow Bend building holds one has not been confirmed for this page. Keep any FEMA letter of map change for your building in the file, and ask Collier County’s Flood Info Hotline, (239) 252-2942, whether an elevation certificate is on file before you set a price or an insurance expectation.
Seven of Willow Bend’s 11 closings in 24 months fell between October and March, and 42 of its 56 residences carry no homestead exemption. Willow Bend’s buyers are mostly deciding in the fall for a winter move, so the residence should be photographed, documented and priced by October.
Willow Bend’s posted form requires board approval of every lease, a 30-day minimum, no more than four leases a calendar year, and a lessee who is a natural person leasing the whole unit; tenants may not keep pets, and smoking is banned in the common areas, lanais included. A tenant in place means showings run through the tenant and the gate, so we match the lease end to the expected closing where we can.
Stonebridge has its own rulebook. An open house must be registered with the association office by 1:00 p.m. Friday, only the club’s 18 by 12 inch green-on-white “Open House” sign may be used, from noon to 5 p.m. and no more than twice a week per residence, and no “For Sale” signs may go on the home or in a vehicle. Every buyer entering at the guard gates is handed the master open-house sheet. A Willow Bend listing that cannot rely on a sign has to reach its buyer, often out of state, before the buyer reaches the gate.
A free in-person Willow Bend at Stonebridge 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 residence, Jesse builds the analysis from your plan’s closings on Willow Bend Circle, and you receive a written opinion of value with sources.
A written opinion of value for your residence, built from the MLS and county sales of your plan on Willow Bend Circle, matched for building, level and condition, adjusted for time with Willow Bend’s own series, tested against the live listings on the street and in Heatherwood, with every source named. Beside it, the carrying cost picture your buyer will underwrite: the $7,500 condominium fee, the $17,600 club charge, the $18,399 an outside buyer brings to the master association, your building’s confirmed flood status and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, our free Willow Bend at Stonebridge 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 Willow Bend at Stonebridge covers pricing, marketing, board approval, the estoppels and the condominium package in full.
An existing Stonebridge owner who qualifies pays $0 capital contribution on the next purchase under the FY2027 schedule, so a Willow Bend owner moving to a different Stonebridge home should plan both transactions together. Read buying a home in Willow Bend at Stonebridge for the purchase side, or call Marc at (239) 287-5873.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Willow Bend or Stonebridge sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Willow Bend at Stonebridge valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association and club paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the residences, at the inspections and at the closing table, and he is the one who walks your Willow Bend residence before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, from the declaration chain to the pet rules, return to our Willow Bend at Stonebridge neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Willow Bend at Stonebridge owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary tax roll and sales file, FEMA’s records and the club’s and association’s published documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your residence.
It depends on your plan, your building, your level and your side of the flood line. Over 24 months to 26 September 2026 Willow Bend’s 11 MLS closings had a median of $400,000, from $365,000 to $540,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your residence.
Ask for a written opinion of value built from sales of your plan on Willow Bend Circle, on both the MLS and the county record, matched for building, level and condition, adjusted for time with Willow Bend’s own series, tested against the active listings, with your building’s flood status confirmed and every source named. We provide that free, with no obligation to list.
Six Willow Bend residences closed on the MLS in the twelve months to 24 September 2026, from $365,000 to $515,000, at a median of $392,500 and 52.5 median days on market, $2,475,000 in volume. The most recent was an interior-plan residence at $370,000 in May 2026.
Because the stats window widens until it holds ten or more closings, and twelve months held only six. The 24-month window holds 11, at a $400,000 median, and names its n beside every figure.
On the MLS, $400,000 over 24 months (n=11, an observed sale), $420,000 over 36 months (n=12) and $435,000 over 60 months (n=27). On the county record, $400,000 over the 24 months since September 2024 (n=11).
$279 per MLS living square foot over 24 months (n=11), and $276 per county base square foot over the twelve months to August 20, 2026 (n=6). The two measures divide by different square feet and are never compared directly.
Usually for a lower price and a lower price per foot on this evidence. Over 24 months the interior plan closed at $365,000 to $440,000, while the end plan, on a thin sample, closed as high as $540,000.
The record cannot say. The MLS extract does not record the level and the county roll does not price it, so we measure it from the closed sales we can match and say so when the sample is too thin.
A median of 71 days on market across 11 MLS closings in 24 months, the slowest of any Stonebridge condominium in our five-year benchmark, and 52.5 days across the six closings of the latest twelve months. Individual closings in the 24-month window ran from 5 to 190 days.
A median of 95.1 percent of the final list price over 24 months (n=11), 95.8 percent over 36 months (n=12) and 97.5 percent over 60 months (n=27). The six closings of the latest twelve months had a median of 94.45 percent.
Two on 24 September 2026: an interior residence in the 1940 building asking $455,000, and an end residence in the 1970 building asking $399,999, about 4.0 months of supply at the recent MLS pace.
They have eased from the 2023 peak. On the county record the median went from $469,000 in 2023 to $395,000 in the twelve months to August 20, 2026, about 16 percent lower, while it remains well above 2021’s $305,000.
In that window at least two closings sold above their final list price, one at 109.25 percent of list in November 2021 and another at 101.16 percent in April 2022, both closing in days. No Willow Bend closing since 2023 has exceeded 100 percent of list, so those sales are not a guide to today’s negotiation.
It is your closest comparable, because the two associations sell the identical 1,433 and 1,592 square foot plans. Heatherwood’s fee is $2,200 a year lower, and its nine closings in the twelve months to 24 September 2026 sold at a higher median than Willow Bend’s six.
No. The 2026 preliminary median just value of a Willow Bend residence is $369,000, and every recent Willow Bend sale closed above the median just value. Just value is the county’s assessment for tax purposes, useful for ranking and useless as a list price.
It shapes who buys and what they can pay. Every buyer becomes a member automatically, with no equity or deposit, pays $17,600 a year in club-level charges for FY2027 plus the $7,500 Willow Bend fee, and brings $18,399 to the master association as an outside buyer. The value of the membership rides in the price.
The buyer, under the club’s documents: the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift any cost, so your buyer counts it and we price with it in view.
Not as a lump sum on the club’s published billing. The $1,920 fee is billed at $480 a quarter until the loan is paid off in February 2035; on our reading you owe the installments due through closing, and the estoppel confirms the figure.
Two: one from the Willow Bend condominium association, capped at $299 under section 718.116(8) plus rush or delinquency charges, and one from the master association at $299 for FY2027. In Collier County the estoppel fee is customarily a seller cost unless the contract says otherwise.
Yes. The association’s posted application covers purchases as well as leases and must be approved or disapproved by the condominium board of directors. Build that time into the contract.
The Chapter 718 package: declaration, articles, bylaws, rules, budget and financial statement, the question-and-answer sheet, the governance form and the association’s structural integrity reserve study or a statement that none was completed. Whether the master association’s section 720.401 summary is also owed is a fork your closing agent resolves; section 720.401 does not apply to a Chapter 718 association. This is not legal advice.
It depends which building. The 1940 Willow Bend Circle point tested inside FEMA’s Zone AE, the 1 percent annual chance floodplain; the 1920 and 1980 points tested in shaded Zone X, outside it. The 1930, 1950, 1960 and 1970 buildings were not tested for this guide, so confirm your specific building with an elevation certificate or a lender’s flood determination.
It can, more than at most Stonebridge condominiums. If your building sits in the mapped floodplain, a lender will likely require flood coverage; Citizens exempts condominium unit-owner policies from its January 2027 flood mandate, but the master policy and any lender requirement still apply building by building.
Both apply to condominium buildings three habitable stories or higher. Willow Bend’s buildings appear to be two stories on the county roll’s unit and floor-area pattern, and Collier County’s milestone inspection registry lists no Stonebridge building, but story counts are not yet confirmed from the recorded plans. The buyer is still entitled to the SIRS or a statement that none was completed.
It resets to the purchase. At the 9.4020 mills on the 2026 preliminary roll for millage area 133, each $100,000 of taxable value costs about $940 a year. The current median Willow Bend bill is $3,252. That is the mechanism, not a quote for any residence.
Before the season. Seven of the 11 Willow Bend closings in 24 months fell between October and March, so a residence priced and documented by October meets the most buyers.
Yes, subject to the lease. Showings run through the tenant and the gate, the buyer takes the lease, and the closing should match its end. The master Declaration lets an owner’s club rights be delegated to a lessee, so your tenant may retain access during the lease.
Understand the rules first: a 30-day minimum, no more than four leases a calendar year, board approval of every tenant, no tenant pets and smoking banned in the common areas, lanais included. Holding also keeps the $25,100 a year of association charges, the highest recurring stack in Stonebridge, in play before tax and insurance.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $2,800 on a $400,000 sale. In Collier County the buyer customarily pays for the owner’s title policy. Add the two estoppels, prorated fees and taxes, and any negotiated commissions or credits, all set out in a written net sheet before you list.
Yes, registered with the association office by 1:00 p.m. Friday, with the club’s green-on-white Open House sign only, noon to 5 p.m., up to twice a week. For Sale signs are not allowed on the home or in vehicles.
It moves your residence within its plan’s band rather than out of it. Four interior residences closed $75,000 apart in one year alone, and condition and speed to market are the largest part of that spread. We compare your updates with the recent sales of your plan before recommending a price.
Get a written valuation built from your plan’s sales on Willow Bend Circle, confirm your building’s flood zone, gather your HO-6 and any wind mitigation report, and ask the association for its budget, reserves, insurance summary and resale package. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Willow Bend at Stonebridge valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s records, Florida Statutes and state agencies, FEMA and federal records, or the club’s and association’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 24 and 26 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as the Collier County Property Appraiser sales file and 2026 preliminary tax roll, files dated 29 August 2026.
The club, the master association and the Willow Bend association
Club documents preserved in the Internet Archive
The renovation and the course
Collier County records
Flood, storm and federal records
Florida Statutes and state agencies
County recording and closing custom
Our own assets
Every Willow Bend at Stonebridge document below links its official custodian, the club and its community association, the Willow Bend association’s posted form, Collier County, FEMA or the State of Florida, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves. The Willow Bend Declaration of Condominium itself is available through the Collier County Clerk’s Official Records at Book 2342, Page 2248.
| Document | What it proves for a Willow Bend valuation | Official authority |
|---|---|---|
| Willow Bend lease agreement | Board approval of purchases and leases, the $100 processing fee, no tenant pets and the occupancy cap during a lease | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule, 09/02/2026 | The $17,600 club charge, the $7,500 Willow Bend fee, the $17,500 contribution, $600 transfer fee and $299 estoppel | Stonebridge Country Club, PDF |
| FY2025 Dues and Fees Schedule, updated 04/11/2025 | The notice changing the capital contribution from April 25, 2025 | Stonebridge Country Club, PDF |
| FY2019 detailed neighborhood fees | The $3,808 starting point of the Willow Bend fee history | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the purchaser’s contribution, estoppel timing, leasing limits and joint liability for assessments | Stonebridge Country Club via the Internet Archive, PDF |
| Amended and Restated Bylaws | How the master association governs above the Willow Bend association | Stonebridge Country Club via the Internet Archive, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up on each elevation | Stonebridge Country Club, PDF |
| 2019 Annual Meeting presentation | The F&B service charge in lieu of gratuity and no F&B minimum | Stonebridge Country Club, PDF |
| FEMA revalidation letter 18-04-0009V | The revalidated letters of map change for specific Stonebridge buildings | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The February 8, 2024 map date, the flood insurance discount and the flood hotline | Collier County, PDF |
| Florida Statutes section 718.503 | The condominium resale document package | Florida Legislature |
| Florida Statutes section 720.401 | The master association disclosure summary and its Chapter 718 exception | Florida Senate |
| Florida Statutes section 689.302 | The flood disclosure a Willow Bend seller must complete before contract | Florida Senate |
| Division of Condominiums annual fee payment history | The association’s recorded state annual-fee payments | Florida DBPR, CSV |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation features an insurer credits | Florida Office of Insurance Regulation, PDF |
| Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | Florida Department of Revenue |
Three documents that matter most are not public: the Willow Bend association’s budget, reserves, insurance and resale package, from the association; your two estoppel certificates, from the association and the master association’s Controller on request; and an elevation certificate for your specific building, from the association or a licensed surveyor.
You reach the Willow Bend at Stonebridge valuation team by using the Home Valuation form at the top of this page, requesting a free Willow Bend at Stonebridge 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Willow Bend at Stonebridge guide, and about the community on our Stonebridge Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.