Heatherwood at Stonebridge is the first condominium declared in Stonebridge Country Club: 88 units in eleven buildings on Chesterbrook Court and Harmony Lane, two floor plans and the lowest condo fee of the six. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Heatherwood at Stonebridge sellers call first, and the team its buyers call when they want the record rather than the brochure: what the two floor plans have actually recorded at the county, why the same condominium sells for less one street over in Willow Bend, what the lowest condominium fee in Stonebridge Country Club really covers, and how a $17,600 club bill and a $17,500 capital contribution change the arithmetic of an offer. Heatherwood at Stonebridge is a condominium neighborhood inside the master-planned community of Stonebridge Country Club in Naples, Florida. It is 88 condominium residences in eleven buildings of eight, six buildings on Chesterbrook Court and five on Harmony Lane (house numbers 2245 to 2285), Naples, FL 34109, declared on August 2, 1995 as the first condominium in Stonebridge. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
One naming note before anything else. This page is about the Heatherwood inside Stonebridge Country Club in North Naples, ZIP 34109. It is not Stonebridge Golf and Country Club in Boca Raton, it is not the separate MLS developments “Stonebridge North” and “Stonebridge South,” and it is not any of the other Heatherwood subdivisions and condominiums that share the name elsewhere in Florida. Harmony Lane is also shared inside the gate: house numbers 2245 to 2285 are Heatherwood, while 2365 to 2405 belong to Carrington.
This guide is built from the recorded Heatherwood declaration and the Stonebridge master declaration, Florida Division of Corporations filings, the club’s FY2027 fee schedule and its posted Heatherwood lease and sale form, the Collier County Property Appraiser 2026 preliminary tax roll for all 88 units, FEMA’s flood map, Collier County Public Schools’ zone database and every Heatherwood closing in the Southwest Florida MLS Matrix, pulled September 24, 2026. If you own at Heatherwood and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, flood and rules detail below will tell you whether Heatherwood fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Heatherwood at Stonebridge because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Heatherwood market read built from every recorded county sale and every MLS closing, not an automated estimate.
If you’re searching for the best realtor for Heatherwood at Stonebridge in Stonebridge Country Club, Naples, whether you’re ready to sell your Heatherwood at Stonebridge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Heatherwood for a reason specific to this neighborhood. Heatherwood is not priced against Naples condominiums in general; it is priced against two identical products under the same gate. Willow Bend and the five Harmony Lane buildings of Carrington use the same 1,433 and 1,592 square foot county base areas, and every owner in all three pays the same $17,600 club bill. What differs is the condominium fee, the association, the build year, the flood map at the street, and the recorded price. A listing agent who prices a Heatherwood end unit off a Naples condominium average, or off the Stonebridge median, misses the comparison a buyer will make in the first five minutes.
Recent Heatherwood at Stonebridge track record (last 12 months): In the last 12 months Heatherwood at Stonebridge has seen 4 resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, closings September 25, 2025 to September 24, 2026): $625,000 in a Chesterbrook Court building at 0 days on market, $504,500, $470,000 and $437,500 in Harmony Lane buildings. Four sales are too few for a median to carry weight, so we widened the window to the first one holding ten or more sales: the Collier County sales file records 11 DOR-qualified resales in the 36 months since September 2023, at a median of $450,000 and a range of $380,000 to $506,500 (newest recorded sale in the county file April 2, 2026). The Matrix pull behind this page recorded the Heatherwood closings, prices, living areas and days on market, not the listing office on each, so we do not state a represented-sale count for Heatherwood here; ask us and we will walk you through all four closings and all eleven recorded resales one by one.
For Heatherwood sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Heatherwood that marketing has to reach buyers before they reach the gate, because the club’s open house rules allow only its own green-on-white sign, registered by Friday at 1:00 p.m., and no “For Sale” sign on the building or in a car. We build the paperwork file before the first showing: the Heatherwood association’s sale application, both estoppel certificates, the FY2027 fee stack, the flood facts for your building and the answer to the question every condominium buyer now asks about stories, reserves and Florida’s condominium safety laws.
For Heatherwood buyers: the first question is the plan, because at Heatherwood the plan is the position: end units carry 1,592 square feet of county base area and inside units 1,433. The second is the fee comparison, because the same plans sit in Willow Bend at $2,200 a year more. The third is the one-time cash, because an outside buyer brings $18,399 to the master association at closing on top of the price. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Heatherwood building; we answer them below.
Honors and recognition:
We tracked every one of the 11 Heatherwood at Stonebridge sales the county qualified in the last 36 months and all four MLS closings of the last year, and in the last 12 months we tracked all 33 Stonebridge Country Club MLS closings, so a Heatherwood valuation from us starts from the full neighborhood record. You can read how the team was built on our about McGreevy and Comisar page.
Selling your Heatherwood at Stonebridge home? Get a free Heatherwood at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Heatherwood at Stonebridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, see how we help buyers in Stonebridge Country Club, or read how we represent buyers in Southwest Florida.
Living in Heatherwood at Stonebridge means owning a 1995 to 1997 condominium in a small two-level building behind Stonebridge Country Club’s gates, with automatic club membership, no roof or exterior to maintain, the lowest condominium fee of the six Stonebridge condominiums, and one of the club’s lowest entry prices.
Heatherwood is the fourth-largest of Stonebridge’s six condominiums by unit count, after Carrington (136), Braeburn (132) and Middleburg (84), and it was the first of them to exist. Its 88 residences sit on two short streets in the southeast part of the community, close to the clubhouse at 2100 Winding Oaks Way and beside the Harmony Lane buildings of Carrington. What follows is what daily life at Heatherwood looks like, drawn from the recorded documents, the club’s published schedules and the county’s records.
Heatherwood at Stonebridge is a residential condominium governed by Chapter 718 of the Florida Statutes, created by the Declaration of Condominium recorded during Taylor Woodrow’s build-out on August 2, 1995 at Official Records Book 2084, Page 1300 (instrument 1962048, 80 pages, Collier County Clerk). A first completion amendment followed on January 19, 1996, and Phase II was added on October 7, 1996 at OR 2236, Page 1702. The Collier County Property Appraiser carries the condominium as “HEATHERWOOD AT STONEBRIDGE, a condominium,” roll condominium record with 88 unit parcels.
The association that runs the buildings is Heatherwood at Stonebridge Condominium Association, Inc., Florida not-for-profit corporation N95000001729, filed April 11, 1995 and active, with Paramont Property Management, LLC as registered agent and management company at 5629 Strand Blvd, Suite 412, Naples, FL 34110 (Florida Division of Corporations, read September 24, 2026). Above it sits the master association, Stonebridge Country Club Community Association, Inc. (N47808), which is both the homeowners association and the club and holds title to the golf course and clubhouse.
Heatherwood is eleven buildings of eight units each: six buildings on Chesterbrook Court (house numbers 2205 to 2235, 48 units) and five on Harmony Lane (2245 to 2285, 40 units), per the Collier County 2026 preliminary tax roll. Every building follows the same pattern: four end units of 1,592 square feet of county base area and four inside units of 1,433, split between a lower and an upper level. That makes 44 end units and 44 inside units across the neighborhood.
Harmony Lane needs care. The street runs past two condominiums, and a Harmony Lane listing belongs to Heatherwood only if its house number falls between 2245 and 2285; 2365 to 2405 is Carrington, whose Harmony Lane buildings use the same two plans under a different association and a $6,024 fee. Always read the house number before reading the comparable.
The 2026 preliminary tax roll answers this better than any brochure. Of Heatherwood’s 88 units, 21 (23.9%) carry a homestead exemption, and 35 of 88 owners (39.8%) have a Florida mailing address. Among the ten Stonebridge neighborhoods only Carrington (16.9%) has a lower homestead share; Willow Bend is 25.0% and the Stonebridge average is 41.4%. In plain terms, and this is our reading rather than a survey, Heatherwood is mostly a second-home and seasonal building with a year-round minority, which is why the lease rules below matter to so many owners and why winter is when Heatherwood feels full.
For calendar 2026 the Heatherwood condominium fee is $5,300 a year, plus $200 a year for garage owners, billed quarterly by the association’s manager, per the club’s FY2027 fee schedule. The club’s Cost of Ownership page says condominium fees “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” On top of that every Heatherwood unit pays the FY2027 club-level charge of $17,600, which covers the club, the master association’s landscaping and gate, bulk television and the renovation loan.
What you do not do at Heatherwood is paint the building, mow or replace a roof. What remains yours is the inside of the unit and its contents, and the HO-6 insurance policy that goes with them.
A February weekday at Heatherwood might start with a walk on the “scenic two-mile loop around the community” the club describes on its lifestyle page, a morning tee time on the par 71 course with no green fee, then errands outside the gate: NCH North Naples Hospital about 1.7 miles and a Publix about 2.1 miles from the clubhouse, off-peak (OSRM public router, measured from 2100 Winding Oaks Way). By our measurement from the county’s and FEMA’s test coordinates, 2255 Harmony Lane sits under a quarter mile in a straight line from the clubhouse, so the Bistro, the resort-style pool, the fitness center and the five Har-Tru tennis courts are the nearest amenities any Stonebridge condominium owner has, along with Ashton Oaks and Carrington. The evening might be Friday dinner in the Dining Room or live music at the Bistro, both part of the club’s winter calendar.
Heatherwood at Stonebridge recorded 11 DOR-qualified resales in the 36 months since September 2023, at a median of $450,000 and a range of $380,000 to $506,500, per the Collier County sales file. Four Heatherwood condos closed on the Southwest Florida MLS in the twelve months to September 24, 2026, and two were listed that day.
Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)
Heatherwood produces three to five qualified county sales in a typical year, so we lead with the first window holding ten or more. Two rules govern every number below: county price per square foot divides by the roll’s base area, MLS price per square foot divides by listing living area, and the two are never compared with each other.
The first window with ten or more Heatherwood sales is 36 months. The Collier County Property Appraiser’s sales file (index built September 24, 2026; newest recorded Heatherwood sale April 2, 2026) holds 11 DOR-qualified sales since September 2023, all resales and none a first sale from a builder, at a median of $450,000 (n=11, an odd count, so the median is an actual sale), a low of $380,000 and a high of $506,500.
By calendar year inside that window, from the county’s year-by-year record: four qualified sales in 2024 ($380,000, $430,000, $430,000 and $450,000), five in 2025 (median $475,000, range $405,000 to $506,500), and two in 2026 through April 2 ($437,500 and $470,000). The two 2023 qualified sales, $467,700 and $480,000, recorded before September 2023 and sit outside the window. The multi-year series here is county recorded sales, not MLS: the Matrix pull for this page covered twelve months only, and we do not state an MLS figure for any longer window.
Southwest Florida MLS Matrix, Development STONEBRIDGE, pulled September 24, 2026, closings September 25, 2025 to September 24, 2026. With four sales we list them rather than lead with a median; building address only, never a unit number.
MLS close date | Building | MLS living area | Sold price | $ per sq ft, MLS living area | Days on market |
|---|---|---|---|---|---|
November 2025 (Nov 7) | 2275 Harmony Ln | 1,500 sq ft | $504,500 | $336.33 | 13 |
January 2026 (Jan 30) | 2215 Chesterbrook Ct | 1,592 sq ft | $625,000 | $392.59 | 0 |
March 2026 (Mar 31) | 2265 Harmony Ln | 1,433 sq ft | $437,500 | $305.30 | 20 |
April 2026 (Apr 21) | 2255 Harmony Ln | 1,592 sq ft | $470,000 | $295.23 | 28 |
Per-foot figures are our arithmetic on the MLS living area shown. The four closings total $2,037,000. The median sold price is $487,250, the mean of the middle pair ($470,000 and $504,500); the median days on market is 16.5, the mean of the middle pair (13 and 20); and the mean of the four per-sale prices per square foot of living area is $332.36 (mean of per-sale ratios, not a ratio of means). The Matrix pull did not break out list prices for these four sales, so we do not state a Heatherwood sale-to-list ratio; for all 25 Stonebridge condominium closings in the same window the median sold-to-list ratio was 96.00%.
Two of the four do not match the county record exactly, and a buyer should know why before using them as comparables. The November 2025 Harmony Lane closing is $504,500 on the MLS but $506,500 on the county’s qualified deed recorded November 7, 2025, and its MLS living area of 1,500 square feet compares with a county base area of 1,433; the county figure is the recorded price. The $625,000 Chesterbrook Court closing at 0 days on market, the highest Heatherwood price in the window and one of three Stonebridge closings recorded at 0 days, does not appear among the county’s qualified Heatherwood sales; the county may have coded that deed as not qualified, which we have not confirmed. The other two match the county price exactly, though the MLS close dates (March 31 and April 21, 2026) differ from the county recording dates (March 24 and April 2, 2026).
Two Heatherwood units were active on September 24, 2026 (Southwest Florida MLS Matrix), both in the 2220 Chesterbrook Ct building:
Building | MLS living area | Asking price | Asking $ per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|
2220 Chesterbrook Ct | 1,592 sq ft | $575,000 | $361.18 | 157 |
2220 Chesterbrook Ct | 1,433 sq ft | $459,000 | $320.31 | 308 |
The end-unit asking price sits $105,000 above the most recent recorded end-unit sale ($470,000 in April 2026, 2255 Harmony Lane), and the inside-unit asking price sits $21,500 above the most recent inside-unit sale ($437,500 in March 2026). Both listings had been on the market longer than any of the four Heatherwood closings of the last year, which took 0 to 28 days. In plain terms: priced to the record, Heatherwood units have sold quickly; priced above it, they have waited.
Two actives against four MLS closings in twelve months is 6.0 months of supply at the MLS pace (2 divided by 4 per 12 months), our arithmetic. At the county’s 36-month pace of 11 qualified sales, the same two listings are about 6.5 months. For comparison, Stonebridge as a whole carried 9 actives against 33 closings, about 3.3 months of supply, with a median of 26 days on market and a median sold-to-list ratio of 95.43% across all 33 closings ($21,787,500 in volume, median $504,500, n=33, odd).
Heatherwood at Stonebridge is the first condominium declared in Stonebridge Country Club, and on September 24, 2026 it held 2 of the community’s 9 active MLS listings, both in a single Chesterbrook Court building, asking $459,000 and $575,000, while its most recent recorded sale closed at $470,000. In a market that thin, the seller who prices to the plan, the fee comparison and the paperwork is the seller who closes.
Selling a Heatherwood at Stonebridge condo? Get a free Heatherwood at Stonebridge home valuation or call Jesse direct at (239) 898-6072, and see how we sell homes in Stonebridge Country Club.
Buying at Heatherwood at Stonebridge? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Collier County 2026 preliminary tax roll, qualified sales by recording date, with recorded deeds for context (a recorded deed includes trust transfers, family transfers and corrective deeds; a qualified sale is the county’s arm’s-length flag). Where a year has one to four qualified sales we list them.
Period | Qualified sales of recorded deeds | Median or prices | Median $ per county base sq ft |
|---|---|---|---|
2021 | 12 of 26 | median $298,750 (mean of $295,000 and $302,500); range $215,000 to $405,000 | $188 (mean of $185 and $190) |
2022 | 1 of 8 | $459,000 | $288 (n=1) |
2023 | 2 of 15 | $467,700 and $480,000 | $298 (mean of $294 and $302) |
2024 | 4 of 23 | $380,000, $430,000, $430,000 and $450,000 | $291 (mean of $283 and $300) |
2025 | 5 of 15 | median $475,000; range $405,000 to $506,500 | $298 (n=5) |
T12, Aug 21, 2025 to Aug 20, 2026 | 3 of 12 | $437,500, $470,000 and $506,500 | $305, $295 and $353, sale by sale |
Three readings come out of the table. First, Heatherwood’s big move happened in 2021 and 2022: the per-foot median rose from $188 in 2021 to $288 on the single 2022 sale and has sat between about $288 and $305 since. Second, unlike Willow Bend and Carrington, Heatherwood has not given back a 2023 peak: its 2025 median of $475,000 was above its 2023 pair, and its T12 per-foot figure of $305 on county base area is the second highest of the three condominiums that share its plans (Carrington’s T12 median is $313 on a mix weighted to its smaller Carrington Court plans; Willow Bend’s is $276). Third, the qualified share is low: in 2024 only 4 of 23 recorded deeds were market sales, so a count of “sales” from deed records alone would overstate Heatherwood’s turnover several times over.
On the 2026 preliminary roll the median just value across all 88 Heatherwood units is $376,500 (n=88, even: the mean of $362,920 and $390,080), in a range of $343,920 to $409,080. The median 2026 preliminary total tax bill is $3,254 (the mean of $3,238 and $3,271). The 36-month median sale of $450,000 is about 20% above the median just value, which is normal: just value is a mass-appraisal figure set as of January 1, not a price.
Every Stonebridge parcel sits in millage area 133, which shows 9.4020 mills on the 2026 preliminary roll (proposed, not adopted), so each $100,000 of taxable value costs about $940 a year, and the non-ad-valorem assessment line is $0. A buyer’s bill is not the seller’s: 76% of Heatherwood units carry no homestead exemption, and a sale resets the assessment, so read the median above as the seller’s cost, not yours.
Heatherwood in September 2026 is a steady market with a pricing ceiling. The recorded sales of the last three years cluster between $380,000 and $506,500, the per-foot figure on county base area has held near $290 to $305, and units priced inside that band have closed in under a month. The two current listings are asking above the band and have waited five and ten months. The competition is specific: Willow Bend sells the same two plans for less, because it carries a fee $2,200 a year higher, and Carrington’s Harmony Lane buildings sell the same plans under a $6,024 fee. A Heatherwood seller’s strongest argument is the fee, and it is worth real money to a buyer who runs the numbers.
This is a public-record sale, not one of ours, walked through the way Jesse and Marc read every Heatherwood comparable. The most recent Heatherwood closing is an end-plan unit in the 2255 Harmony Ln building: $470,000, 28 days on market, 1,592 square feet of MLS living area, MLS close date April 21, 2026, and a county qualified deed at the same $470,000 dated April 2, 2026 against 1,592 square feet of county base area.
We read it in five steps. The address first: 2255 is inside the 2245 to 2285 Heatherwood range, so it is a Heatherwood comparable and not a Carrington one. The plan second: 1,592 square feet is the end-unit size in every Heatherwood building, so it compares directly with the active end unit on Chesterbrook Court asking $575,000. The price per foot third: $295.23 on MLS living area and $295 on county base area, the two agreeing here only because both measures happen to be 1,592. The fee fourth: a buyer at $470,000 took on $5,300 a year in condominium fee plus $17,600 in club charges, against $7,500 plus $17,600 for the same plan in Willow Bend. And the flood facts fifth: 2255 Harmony Ln is the one Heatherwood address we ran against FEMA’s map, which returned shaded Zone X, outside the Special Flood Hazard Area, at 9.61 feet of ground elevation.
Heatherwood at Stonebridge was declared on August 2, 1995, the first condominium in Stonebridge Country Club, built out in two phases through 1997 under the Taylor Woodrow development that replaced the Southampton at Naples plan. Its association was formed with the state in April 1995, four months before the declaration was recorded.
The land began as Southampton at Naples. Collier County zoned it as a planned unit development in 1988 and approved it in its current form by Ordinance 92-24 on April 28, 1992, covering 313.5 acres, per the county’s PUD Master List. The golf course opened in February 1992 under Southampton Development Corporation, and the first declaration, for Southampton at Naples, was recorded August 28, 1992 (OR 1748, Page 1). The club says there was “no construction other than the golf course” before the new developer arrived.
Taylor Woodrow bought the community in 1994: the assignment of developer rights was recorded October 14, 1994 (OR 1994, Page 439), and the Amended and Restated Declaration for Stonebridge Country Club was recorded March 17, 1995 (OR 2040, Page 1), effective January 23, 1995. The 1994 assignment names Southampton-era neighborhoods that were never built under those names, Bridgeview Estates, Lucaya and Sienna at Southampton. Heatherwood was one of the new, English-sounding names; the club’s history says “the revised logo, street and neighborhood names were derived from locations and fixtures found in England.”
Date | Event | Record |
|---|---|---|
April 11, 1995 | Heatherwood at Stonebridge Condominium Association, Inc. files with the state (N95000001729), the same day as Middleburg’s association | Florida Division of Corporations |
August 2, 1995 | Declaration of Condominium of Heatherwood at Stonebridge recorded, the first Stonebridge condominium | OR 2084, Page 1300, instrument 1962048, 80 pages |
August 1995 | First Heatherwood unit sales record, the first condominium closings in Stonebridge | Collier County sales file |
January 1996 | Clubhouse opens, according to the club | Club history |
January 19, 1996 | First completion amendment recorded | Collier Clerk index |
October 7, 1996 | Phase II added to the condominium | OR 2236, Page 1702 |
April 1998 | Last original sale from the developer | Collier County sales file |
November 1, 2001 | Owners take control of the master association from Taylor Woodrow at the turnover meeting | Turnover minutes |
August 29, 2006 | FEMA letter of map change 06-04-BZ41A for Heatherwood Buildings 3, 4 and 5 | FEMA revalidation letter 18-04-0009V |
February 9, 2024 | FEMA revalidates the Stonebridge letters of map change with the new maps | FEMA letter 18-04-0009V |
Heatherwood at Stonebridge has two floor plans: an end unit of 1,592 square feet of county base area and an inside unit of 1,433, four of each in every one of its eleven buildings, built 1995 to 1997. No unit has a private pool, and some units carry a garage for an extra $200 a year.
Plan | County base area | Units | Position in each building |
|---|---|---|---|
End unit | 1,592 sq ft | 44 | Two lower and two upper units at the building ends |
Inside unit | 1,433 sq ft | 44 | Two lower and two upper units between them |
Collier County Property Appraiser, 2026 preliminary tax roll. The roll’s adjusted area equals base area for every Heatherwood unit, so there is no separate garage or lanai area weighting on the roll.
Bedroom and bathroom counts are not on the county roll, and the Heatherwood declaration’s unit exhibits were not read for this page, so we do not state a bedroom count per plan. Confirm it on the listing and against the declaration’s floor-plan exhibits. The Heatherwood lease form’s occupancy cap of “two (2) occupants per bedroom” is the rule that bedroom count feeds into.
A Heatherwood at Stonebridge condo comes with automatic, non-equity membership in Stonebridge Country Club: the 18-hole par 71 course with no green fees, five Har-Tru tennis courts, a fitness center, a resort-style pool and four dining venues, plus the neighborhood pool its condominium fee pays for. Nothing is optional and nothing is sold separately.
Inside the neighborhood, the condominium fee pays for property management, landscaping, irrigation, building exterior maintenance, a pool and reserves, per the club’s Cost of Ownership page. The roll does not show a separate Heatherwood pool parcel (only Middleburg’s recreation parcel shows up that way), so the pool’s location and hours are a tour question; the association’s manager, Paramont Property Management, holds the rules.
“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 owners’ association holds title to the course and clubhouse. What the membership includes, from the club’s published pages and the parent guide:
Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road North. The club advertises a “24 hours guarded gatehouse,” and its FY2025 budget shows management offered un-staffing the Airport-Pulling gate as a $75,000 saving and the Board kept it staffed. Hours at each entrance are not published. A resident gate bar code is $15 plus 6% sales tax on the FY2027 schedule, and the master declaration states the association “shall not in any way be considered an insurer or guarantor of security.”
Selling a Heatherwood at Stonebridge condo? The club membership is the value a buyer is paying for, so we market it: start with a free Heatherwood at Stonebridge valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heatherwood at Stonebridge owners pay a calendar-2026 condominium fee of $5,300 a year, plus $200 for garage owners, billed quarterly by the association’s manager, and the FY2027 Stonebridge Country Club charge of $17,600, billed at $4,400 a quarter. Together that is $22,900 a year before taxes and insurance, the lowest total of the six Stonebridge condominiums.
Year (club document) | Heatherwood condominium fee |
|---|---|
FY2019 page | $3,976 |
Calendar 2020 | $4,176 |
Calendar 2021 | $4,176 |
Calendar 2024 | $5,040 |
Calendar 2025 | $5,240 |
Calendar 2026 | $5,300 (+$200 garage owners) |
Sources: the club’s FY2019 detailed fee page, its archived FY2021 and FY2022 schedules, the FY2025 schedule, the April 2025 update and the FY2027 schedule, which lists condominium fees as calendar-2026 figures.
From the FY2019 figure to calendar 2026 the Heatherwood fee rose $1,324, or 33%, our arithmetic. Over the same years Willow Bend’s fee rose 97% (from $3,808 to $7,500), Ashton Oaks’ 86%, Carrington’s 77%, Middleburg’s 65% and Braeburn’s 52%. Those were the same years in which Florida’s condominium reserve and insurance costs rose statewide; we present that as context, not as a proven cause. Heatherwood has had the smallest increase of the six, and why is not in any public document: the budget, the reserve schedule and the insurance declarations that would explain it are association records.
On an inside unit of 1,433 square feet the $5,300 fee is about $3.70 per square foot of county base area a year; on an end unit of 1,592 it is about $3.33. The same plans in Willow Bend carry about $5.23 and $4.71 (our arithmetic). Because the plans are identical, that difference is pure carrying cost, and a buyer running a monthly payment will see it immediately: $442 a month at Heatherwood against $625 at Willow Bend, before the club charge both pay.
The condominium’s reserves, building insurance, hurricane deductible and any pending special assessment are not published. They arrive in the resale disclosure package and the association’s estoppel certificate, which a buyer should read before the inspection period ends. A low fee can reflect an efficient association, a well-timed roof cycle or an underfunded reserve; only the documents say which.
Heatherwood at Stonebridge owners carry four layers of cost: the $5,300 condominium fee, the $17,600 FY2027 club-level charge, the 2026 preliminary property tax (median $3,254) and their own HO-6 insurance. An outside buyer also pays $18,399 to the master association at closing. There is no CDD.
Line | Annual |
|---|---|
Country Club Dues | $9,094 |
Master Base Assessment and Master Capital Reserves (two lines) | $2,667 and $2,869 |
Clubhouse Renovation Fee | $1,920 |
F&B Service Charge | $950 |
Strategic Reserves (new) | $100 |
Total | $17,600 ($4,400 a quarter) |
The club’s two FY2027 documents label these two 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, as the club published it before the FY2027 schedule replaced it. FY2027 adds a new $100 Strategic Reserves line. The $1,920 renovation fee repays the Bistro, pool and golf renovation loan, which the club says will be paid off in February 2035.
$5,300 for calendar 2026, plus $200 for garage owners, billed quarterly by Paramont Property Management ($1,325 a quarter before any garage charge).
Item | Heatherwood inside or end unit, no garage | With a garage |
|---|---|---|
Club-level charge, FY2027 | $17,600 | $17,600 |
Condominium fee, calendar 2026 | $5,300 | $5,500 |
Total association charges | $22,900 ($1,908 a month) | $23,100 |
Property tax, 2026 preliminary median | $3,254 (seller’s bill; yours resets) | same |
Our arithmetic. For comparison, the same total is $25,100 in Willow Bend, $23,624 in Carrington, $24,680 in Middleburg, $25,152 in Braeburn and $25,400 in Ashton Oaks; the cheapest Stonebridge total is Thornbrooke’s $20,012, a single-family neighborhood whose owners insure their own homes.
Charge (FY2027) | Amount |
|---|---|
New Owner Capital Contribution, new (outside) buyer | $17,500 |
New Owner Capital Contribution, existing owner | $0 |
Membership Transfer Fee | $600 |
Master Estoppel Fee | $299 |
Outside buyer’s cash to the master association | $18,399 (our sum) |
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing, per the club’s FY2027 schedule. Until April 2025 the contribution was a Declaration formula that came to about $6,197 for an outside buyer; the club announced the change effective April 25, 2025, and we have not located the recorded amendment behind it. The association’s estoppel fee is $299 for FY2027 (it was $250 from FY2021 through FY2025). The Heatherwood condominium association issues its own estoppel as well, and Florida caps a standard condominium estoppel fee at $299 under section 718.116(8).
On a $450,000 Heatherwood purchase, the $18,399 is about 4.1% of price. That is why a Heatherwood seller competes, in effect, with every bundled club that charges less at resale, and why we price with that number in view.
Heatherwood at Stonebridge is governed by three layers of recorded documents: the Stonebridge master declaration (OR 2040, Page 1, as restated), the Heatherwood Declaration of Condominium (OR 2084, Page 1300, 1995) with its 1996 phase amendments, and the association’s own rules. Where they differ, the stricter rule governs the unit.
The Amended and Restated Declaration for Stonebridge Country Club, recorded March 17, 1995 at OR 2040, Page 1, is the operative master instrument; the club posted a member-era restatement in 2019. Its provisions that reach every Heatherwood unit, per the 2019 Declaration as archived from the club site:
The Declaration of Condominium of Heatherwood at Stonebridge (OR 2084, Page 1300, recorded August 2, 1995, 80 pages) creates the condominium, defines the units and common elements, allocates shares of common expense, and sets the association’s powers over approvals, leasing, pets and maintenance. It was followed by a completion amendment on January 19, 1996 and a Phase II amendment on October 7, 1996 (OR 2236, Page 1702). We identify these instruments by their recording data in the Collier Clerk’s COR Access search; we did not read their full text for this page, so the section-by-section terms (unit shares, garage assignments, owner pet limits, any rental-period rules beyond the lease form, and the plot plans that show stories) come from the recorded instrument itself and belong in every buyer’s review.
The association’s lease and sale application, posted in the club’s file library and dated March 2020, is the one Heatherwood rule document in public view. It requires an application at least 30 days before occupancy, a $100 fee, three character reference letters, “ONLY two (2) occupants per bedroom,” no occupancy before board approval, and it states that “Renters are not allowed to have pets.” The same form covers sales as well as leases, so a Heatherwood purchase goes through association approval.
Heatherwood at Stonebridge is not a 55-plus community. Stonebridge Country Club’s master declaration carries no age restriction, the club does not market an age limit, and the Heatherwood lease and sale form sets occupancy by bedrooms, not by age. Any buyer age may own, and families may live there full-time.
Because Heatherwood is not age-restricted, the federal housing-for-older-persons exemption does not come into play, and the school zoning below applies to every unit. The owner profile skews seasonal rather than young: 23.9% of units are homesteaded on the 2026 roll. If an age restriction matters to you, confirm the recorded Heatherwood declaration has none; nothing in the public record we read suggests one.
Heatherwood at Stonebridge owners can rent, within two sets of rules: the master declaration’s 30-day minimum and limit of four leases a calendar year, and the Heatherwood association’s application, approval, references, occupancy cap and no-tenant-pet rule. Heatherwood suits seasonal tenants, not vacation rentals.
Rule | Source |
|---|---|
Whole unit only; no subleasing without Board approval | Master declaration |
At least 30 days | Master declaration |
No more than four leases a calendar year | Master declaration |
Apply at least 30 days before occupancy; $100 fee | Heatherwood lease and sale form (March 2020) |
Three character reference letters | Heatherwood form |
Two occupants per bedroom | Heatherwood form |
No occupancy before board approval | Heatherwood form |
Renters may not keep pets | Heatherwood form |
Under the master declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Tenants pay renter rates on the FY2027 schedule: 18 holes with a cart at $92 from January to April, $35 from May to October and $78 in November and December, and $9 a fitness class. Lease packages posted for several Stonebridge condominiums include a membership-transfer payment to the club (the forms, dated 2019 and 2020, show $450); ask Paramont whether Heatherwood’s current package includes one and for how much. Carrington’s lease form has the owner give up club rights during a lease; no such clause appears in the Heatherwood form’s rules as recorded in our research, so confirm it on the current package.
Heatherwood at Stonebridge owners may keep household pets under the master declaration, leashed whenever outside the unit and never on the golf course, while tenants may not keep pets at all under the association’s lease and sale form. Owner limits by number, weight or breed sit in the Heatherwood declaration and rules.
The master declaration allows “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board.” Owners pick up after pets, with fines up to $50 per occurrence; the Board can require removal of a nuisance pet, with fines up to $50 a day; commercial breeding is barred. For tenants, the Heatherwood form states flatly: “Renters are not allowed to have pets.” Braeburn, Carrington, Middleburg and Willow Bend have the same tenant rule. The nearest dog park is Rover Run at Veterans Community Park, about 1.7 miles by car. If you own a large dog, ask Paramont for the current rules and read the declaration’s pet section before you write an offer.
Heatherwood at Stonebridge’s buildings appear to be two stories, which would put them outside Florida’s milestone inspection and structural integrity reserve study mandates, but the story count is not yet verified from the recorded plot plans. Chapter 718’s general reserve, insurance, estoppel and resale-disclosure rules apply to Heatherwood regardless.
Florida’s condominium safety laws followed the 2021 Surfside collapse: SB 4-D (2022) created the milestone inspection and the structural integrity reserve study (SIRS), SB 154 (2023) refined them, and HB 913 (2025) amended both programs again. The milestone inspection under section 553.899 applies to “a building that is three habitable stories or more in height” subject to condominium ownership, first by December 31 of the year the building turns 30, then every ten years. The SIRS under section 718.112 applies to buildings three habitable stories or higher; the DBPR states “the SIRS requirements do not apply to buildings less than three stories in height.”
If any Heatherwood building were three or more habitable stories, the arithmetic would matter: buildings built in 1995, 1996 and 1997 reach 30 years in 2025, 2026 and 2027, so a first milestone inspection would fall due by December 31 of those years. Our reading of the records is that the buildings are two stories and neither mandate applies; treat that as our reading, not a certification.
Heatherwood at Stonebridge’s tested street point at 2255 Harmony Lane maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, at 9.61 feet of ground elevation on the 2024 flood maps, and a 2006 FEMA letter of map change covers Heatherwood Buildings 3, 4 and 5. Owners carry an HO-6.
On September 23, 2026 the address 2255 Harmony Ln was geocoded with the U.S. Census geocoder and queried against FEMA’s National Flood Hazard Layer: shaded Zone X, not in the Special Flood Hazard Area, panel 12021C0194J, ground elevation 9.61 feet NAVD88 from the USGS 3D Elevation Program. The nearest FEMA base flood elevation lines, by the southeast lakes near Heatherwood, Ashton Oaks and Braeburn, read 9.5 feet; applying them to specific buildings is our inference. No Chesterbrook Court address was tested, so a Chesterbrook buyer should ask for the building’s elevation certificate or a lender’s flood determination.
Shaded Zone X is outside the 1 percent annual chance floodplain but inside the 0.2 percent annual chance area: not a Special Flood Hazard Area, and not minimal hazard either. That is a contrast with the rival: our street point at 1940 Willow Bend Circle returned Zone AE, inside the Special Flood Hazard Area, while 1920 and 1980 Willow Bend Circle returned shaded Zone X.
FEMA issued letter of map change 06-04-BZ41A on August 29, 2006 for Heatherwood Buildings 3, 4 and 5, one of a series the developer and owners obtained for Stonebridge buildings and lots between 1998 and 2008. FEMA revalidated that list with the 2024 maps in letter 18-04-0009V, effective February 9, 2024. No map revision (LOMR) applies to the community. If you are buying in Buildings 3, 4 or 5, ask the association for a copy of the letter; which street addresses those building numbers correspond to is in the declaration’s exhibits, not in the FEMA letter.
The state’s storm surge planning zones were not tested at a Heatherwood address; the nearest tested condominium point, 2335 Carrington Ct, returned Category 2, as did most Stonebridge points. It is a planning model, not a forecast. Evacuation zones are Collier County’s call, and we publish no zone letter; check the address in Collier County’s Know Your Zone lookup. For Ian in 2022, Collier’s mandatory evacuation covered only Zone A on the immediate coast.
Collier’s Flood Info Hotline, (239) 252-2942, can provide a flood determination and check for an elevation certificate on file, free.
For the 2026-2027 school year, Collier County Public Schools zones Heatherwood at Stonebridge addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, each graded A by the Florida Department of Education in 2026. All 11 address records returned for 2220 Chesterbrook Ct gave the same three schools.
The district’s zone database, the lookup behind its public school zone map, returned 11 records at 2220 Chesterbrook Ct for zone year 2027, all Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, with no rezone flag. The Harmony Lane queries run for Stonebridge covered the Carrington end of the street (2405 Harmony Ln, 9 records, same schools), and all 132 Stonebridge address records queried returned the same three schools. Confirm any specific Harmony Lane address with the district before you rely on it.
School | Address | Grades | Florida grade | Drive from the clubhouse (off-peak) |
|---|---|---|---|---|
9480 Airport Rd N, Naples 34109 | PK to 5 | A in 2026 and every year 2022 to 2026 | 1.6 mi, about 5 min | |
1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | A in 2026 and every year 2022 to 2026 | 5.5 mi, about 11 min | |
15100 Patriot Pl, Naples 34110 | 9 to 12 | A in 2024, 2025 and 2026 | 5.3 mi, about 11 min |
Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years. The district earned an A for the ninth consecutive year, per its 2026 Accountability Brief. Zones can change; confirm the address.
Selling a Heatherwood at Stonebridge condo to a family buyer? A-rated schools at every level belong at the top of the listing: get a free Heatherwood valuation or call Jesse direct at (239) 898-6072. Buying for the schools? Call Marc at (239) 287-5873 and we will confirm the zoning for the exact address, or read how we represent buyers in Southwest Florida.
Heatherwood at Stonebridge’s public record of physical work is thin but specific: a 1995 declaration, a 1996 completion amendment and Phase II, a 2006 FEMA letter for three buildings, and a county roll that dates every unit to 1995 to 1997. Roof, painting and concrete projects since then sit in Collier County permit files and in the association’s records.
What the public record shows, instrument by instrument:
What we did not pull for this page: building permits by address, and notices of commencement recorded by the association for roofs, painting or concrete work. Those are the records a buyer should ask about in week one. The routes are Collier County’s building-permit records (the county publishes monthly building permit reports), notices of commencement in the Clerk’s COR Access under the association’s name, and the association’s own maintenance history. At 29 to 31 years old, the roof replacement date on each building is the single most useful number for an HO-6 quote and for a reserve read.
Heatherwood at Stonebridge is fully built, so the changes coming are outside the gate: Collier County’s $42.0 million widening of Airport-Pulling Road to six lanes along Stonebridge’s west side with no noise wall, a Livingston Road flyover over Immokalee Road to the east, an I-75 interchange rebuild, and new apartments and NCH workforce housing nearby.
Heatherwood at Stonebridge is about 5 minutes off-peak from NCH North Naples Hospital and Pelican Marsh Elementary, about 6 minutes from I-75 and a Publix, about 10 minutes from Mercato and the beach at Delnor-Wiggins, and about 30 minutes from Southwest Florida International Airport, measured from the Stonebridge clubhouse a short distance from Heatherwood.
Destination | Road miles from the clubhouse | Off-peak minutes |
|---|---|---|
Pelican Marsh Elementary | 1.6 | 5 |
NCH North Naples Hospital | 1.7 | 5 |
Veterans Community Park | 1.7 | 6 |
Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
I-75 at Immokalee Road | 2.5 | 6 |
Delnor-Wiggins Pass State Park | 3.8 | 9 |
Mercato | 4.0 | 10 |
Vanderbilt Beach | 5.2 | 11 |
Waterside Shops | 6.4 | 12 |
Naples Airport (APF) terminal | 8.2 | 16 |
Downtown Naples, Fifth Avenue South | 10.9 | 21 |
Southwest Florida International Airport (RSW) | 22.1 | 30 |
Origin 2100 Winding Oaks Way; routed on OpenStreetMap roads with the public OSRM router, which carries no traffic data, so add time from January to April.
Heatherwood at Stonebridge is one of ten Stonebridge Country Club neighborhoods and one of six condominiums, with the lowest condominium fee of the six ($5,300), a county 36-month median of $450,000 on 11 qualified sales, and the same two floor plans as Willow Bend and Carrington’s Harmony Lane buildings.
Yardstick: units and product; association; current neighborhood or condominium fee and its year; the Collier County qualified-sales window that first reaches ten or more sales, with n and median; and Southwest Florida MLS closings in the twelve months to September 24, 2026. Every neighborhood also pays the same FY2027 club-level charge of $17,600.
Neighborhood | Units and product | Association | Fee (year) | County qualified sales: window, n, median | MLS closings, 12 months |
|---|---|---|---|---|---|
Heatherwood at Stonebridge | 88 condominiums, 11 buildings of 8 | Heatherwood at Stonebridge Condominium Association, N95000001729 | $5,300 + $200 garage (CY2026) | 36 months, n=11, $450,000 | 4 |
Willow Bend at Stonebridge | 56 condominiums, 7 buildings of 8 | Willow Bend at Stonebridge Condominium Assocation [sic], N97000002725 | $7,500 (CY2026) | 24 months, n=11, $400,000 | 6 |
Carrington at Stonebridge | 136 condominiums, 17 buildings of 8 | Carrington at Stonebridge Condominium Association, N96000002330 | $6,024 (CY2026) | 24 months, n=17, $410,000 | 9 |
Middleburg at Stonebridge | 84 coach-home condominiums, 14 buildings of 6 | Middleburg at Stonebridge Condominium Association, N95000001726 | $7,080 (CY2026) | 60 months, n=13, $650,000 | 2 |
Braeburn at Stonebridge | 132 coach-home condominiums, 22 buildings of 6 | Braeburn at Stonebridge Condominium Association, N97000005324 | $7,552 (CY2026) | 24 months, n=11, $665,000 | 4 |
Ashton Oaks at Stonebridge | 52 coach-home condominiums | Ashton Oaks at Stonebridge Condominium Association, N97000002724 | $7,800 (CY2026) | 60 months, n=10, $710,000 | 0 |
Shoreham at Stonebridge | 32 fee-simple attached duplex villas | Neighborhood of the master association | $4,560 (FY2027) | calendar 2021 to 2025, n=13, $590,000 | 0 |
Thornbrooke at Stonebridge | 107 fee-simple single-family homes | Neighborhood of the master association | $2,412 (FY2027) | calendar 2025, n=10, $985,000 | 5 |
Hawthorne Estates at Stonebridge | 78 fee-simple single-family homes | Neighborhood of the master association | $3,420 (FY2027) | January 2021 to August 2026, n=7 (never reaches 10), $1,071,400 | 1 |
Manchester at Stonebridge | 34 fee-simple single-family homes | Neighborhood of the master association | $2,916 (FY2027) | 60 months, n=10, $1,698,000 | 2 |
Sources: county windows from the Collier County sales file (Heatherwood, Willow Bend, Carrington, Middleburg, Braeburn, Ashton Oaks, Manchester) and, for Shoreham, Thornbrooke and Hawthorne Estates, our sums of the county’s year-by-year qualified series on the 2026 preliminary roll; with even n the median is the mean of the middle pair. Fees from the club’s FY2027 schedule. MLS from the Southwest Florida MLS Matrix, pulled September 24, 2026.
Our guides to the neighboring condominiums set each against Heatherwood line by line: Willow Bend at Stonebridge, Carrington at Stonebridge, Middleburg at Stonebridge, Braeburn at Stonebridge and Ashton Oaks at Stonebridge.
Heatherwood at Stonebridge and Willow Bend at Stonebridge sell the same two floor plans, 1,433 and 1,592 square feet of county base area, under the same $17,600 club charge. Heatherwood is older and larger with a fee $2,200 a year lower; Willow Bend is newer, smaller, sells for less and has a Zone AE edge.
Factor | Heatherwood at Stonebridge | Willow Bend at Stonebridge |
|---|---|---|
Units and buildings | 88 in 11 buildings of 8 | 56 in 7 buildings of 8 |
Streets | Chesterbrook Ct; Harmony Ln 2245 to 2285 | Willow Bend Cir 1920 to 1980 |
Declared | August 2, 1995 (OR 2084, Page 1300) | August 29, 1997 (OR 2342, Page 2248) |
Year built (roll) | 1995 to 1997 | 1997 to 1999 |
Plans (county base area) | 1,433 inside; 1,592 end | 1,433; 1,592 |
Condominium fee, calendar 2026 | $5,300 (+$200 garage owners) | $7,500 |
Club plus condominium, a year | $22,900 | $25,100 |
Fee change, FY2019 to 2026 | +33% | +97% |
Management company | Paramont Property Management | Complete Property Management of SWFL |
County qualified sales (first 10+ window) | 36 months, n=11, median $450,000 ($380,000 to $506,500) | 24 months, n=11, median $400,000 ($365,000 to $540,000) |
County $ per base sq ft, T12 | $305, $295 and $353 (three sales) | median $276 (n=6), lowest in Stonebridge |
MLS closings, 12 months | 4; median $487,250; median 16.5 days | 6; median $392,500; median 52.5 days |
MLS actives, September 24, 2026 | 2 ($459,000 and $575,000) | 2 ($399,999 and $455,000) |
Homestead share (2026 roll) | 23.9% (21 of 88) | 25.0% (14 of 56) |
FEMA street test | 2255 Harmony Ln: shaded Zone X | 1940 Willow Bend Cir: Zone AE; 1920 and 1980: shaded X |
Tenant rules (posted forms) | 30 days’ notice, $100, three references, two per bedroom, no pets | No pets, no more than 4 rentals a year, no pickup trucks, no smoking in common areas including lanais |
Sources: Collier County 2026 preliminary tax roll and sales file; club FY2019 and FY2027 fee schedules; the two associations’ posted lease forms; FEMA NFHL tested September 23, 2026; Southwest Florida MLS Matrix, pulled September 24, 2026. Willow Bend’s MLS median is the mean of the middle pair ($385,000 and $400,000) and its days-on-market median the mean of 21 and 84.
Heatherwood at Stonebridge’s strengths are the lowest condominium fee in Stonebridge Country Club, a bundled club with no green fees, simple two-plan buildings near the clubhouse and a shaded Zone X street test. Its weaknesses are age, the $17,600 club bill whether you golf or not, the $17,500 buyer contribution, tight tenant rules and unverified building records.
Heatherwood fits a seasonal owner or a downsizer who wants a club lifestyle at the lowest monthly association cost Stonebridge offers in a condominium, and who values a short walk to the clubhouse over a garage or a pool of their own. It fits less well for an investor who wants short stays, a buyer with a large dog who plans to rent, or anyone who needs 1,700 square feet or more; for that, look at the coach homes in Middleburg at Stonebridge or Braeburn.
If you’re searching for a Heatherwood at Stonebridge listing agent, or thinking, ‘I need someone to sell my Heatherwood at Stonebridge home…’ you are selling a condominium that buyers compare plan for plan against Willow Bend, and whose recorded sales since 2023 have held between $380,000 and $506,500.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Heatherwood listing from that record, plan by plan, against Willow Bend and Carrington’s Harmony Lane buildings under the same gate.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Heatherwood listing, along with the association paperwork that a condominium buyer’s lender and insurer ask for in week two.
Honors and recognition:
Southwest Florida MLS Matrix, closings September 25, 2025 to September 24, 2026, pulled September 24, 2026. In the last 12 months Heatherwood at Stonebridge has seen 4 resales on the MLS; the pull did not record listing offices, so we do not state how many we represented.
Because four is under ten, the window widens: in the 36 months since September 2023, the county recorded 11 qualified Heatherwood resales at a median of $450,000, from $380,000 to $506,500 (Collier County sales file, newest recorded sale April 2, 2026).
Start with a free Heatherwood at Stonebridge home valuation. It takes about a minute, and Jesse follows up with the Heatherwood sales that fit your unit: same plan, end or inside, garage or not, adjusted for condition, view and any lease in place. An automated estimate cannot tell a 1,433 square foot inside unit from a 1,592 square foot end unit, or know that a 1,500 square foot MLS figure and a 1,433 square foot county figure describe the same plan. We price to the record, and our full seller process is on selling your home in Stonebridge Country Club.
(239) 898-6072, text or call. Confidential conversations welcome.
For a unit priced to its plan’s recorded sales, yes. Heatherwood’s four MLS closings of the last year took 0 to 28 days, while the two listings asking above the record have waited 157 and 308 days (Southwest Florida MLS Matrix, September 24, 2026). Listing in the fall reaches the winter buyers who recorded most Stonebridge sales from December to May.
Against its own plan. The most recent inside-plan sales recorded at $437,500 and $506,500, and the most recent end-plan sale at $470,000 (Collier County sales file). Condition, view and a garage move a Heatherwood price more than the plan difference of 159 square feet.
Yes. The Heatherwood lease and sale application covers sales as well as leases, and occupancy waits for board approval. We submit the buyer’s application as soon as the contract is signed.
The master declaration makes it the purchaser’s contribution, and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift it, but buyers price it in either way.
Two: the Heatherwood condominium association’s and the Stonebridge master association’s ($299 for FY2027). Each shows what is owed and any pending assessment.
Almost certainly. The buildings appear to be two stories and Collier County’s milestone registry lists no Stonebridge buildings, which would place them outside both mandates, but the story count is not yet verified from the recorded plot plans. Have the association’s answer in the file before you list.
Heatherwood at Stonebridge owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Heatherwood recorded chain, the Stonebridge master declaration, the county’s unit roll and every recent Heatherwood sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Heatherwood at Stonebridge guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market Heatherwood sits in.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Heatherwood at Stonebridge realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Heatherwood at Stonebridge home? Get a free Heatherwood at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Buying at Heatherwood at Stonebridge? Call Marc at (239) 287-5873, see buying a home in Stonebridge Country Club, or read how we represent buyers in Southwest Florida.
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).
These Heatherwood at Stonebridge buyer questions are answered from the recorded Heatherwood and Stonebridge declarations, the club’s FY2027 fee schedule and posted forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 24, 2026. Each answer names its source; where the record stops, we say so.
Heatherwood at Stonebridge is an 88-unit condominium in eleven buildings of eight on Chesterbrook Court and Harmony Lane inside Stonebridge Country Club, Naples, FL 34109. It was declared August 2, 1995 (OR 2084, Page 1300), the first condominium in Stonebridge, and its units were built 1995 to 1997 (Collier County 2026 preliminary roll).
Heatherwood is Chesterbrook Court (2205 to 2235) and Harmony Lane house numbers 2245 to 2285, in the southeast part of Stonebridge near the clubhouse. Harmony Lane 2365 to 2405 is Carrington, a different condominium with the same plans and a $6,024 fee.
This page covers Heatherwood at Stonebridge in Stonebridge Country Club, North Naples, ZIP 34109. It is not Stonebridge Golf and Country Club in Boca Raton, not the MLS developments Stonebridge North or Stonebridge South, and not other Florida subdivisions named Heatherwood.
88 units in 11 buildings of eight: six buildings (48 units) on Chesterbrook Court and five (40 units) on Harmony Lane, per the Collier County 2026 preliminary tax roll.
Two: an end unit of 1,592 square feet of county base area and an inside unit of 1,433, four of each per building, 44 of each overall. The same plans are used in Willow Bend and Carrington’s Harmony Lane buildings.
Bedroom and bathroom counts are not on the county roll, and we did not read the declaration’s floor-plan exhibits, so we do not state them. Confirm on the listing and in the declaration; the association’s occupancy cap is two occupants per bedroom.
On September 24, 2026 the Southwest Florida MLS showed two Heatherwood actives, both in the 2220 Chesterbrook Ct building: an end unit of 1,592 square feet at $575,000 (157 days) and an inside unit of 1,433 at $459,000 (308 days). Call Marc at (239) 287-5873 for today’s list. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
The county recorded 11 qualified Heatherwood resales in the 36 months since September 2023, median $450,000, range $380,000 to $506,500. The four MLS closings of the last twelve months were $437,500, $470,000, $504,500 and $625,000.
A calendar-2026 condominium fee of $5,300 a year (plus $200 for garage owners), billed quarterly by Paramont Property Management, and the FY2027 club-level charge of $17,600, billed $4,400 a quarter: $22,900 a year before taxes and insurance.
Yes, among the six condominiums. Calendar-2026 fees are Heatherwood $5,300, Carrington $6,024, Middleburg $7,080, Willow Bend $7,500, Braeburn $7,552 and Ashton Oaks $7,800, per the club’s FY2027 schedule.
No public document says. The answer sits in each association’s budget, reserve schedule and insurance declarations, which a buyer receives in the resale package. We read the fee gap as showing up in price, which is our inference.
The club says condominium fees “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” Unit interiors, contents and the HO-6 policy are the owner’s.
Some do. The club charges “garage owners” $200 a year more, which proves garages exist, but not which units have them or how many. Confirm a garage in the listing, the declaration and the estoppel before you count on it.
Yes. “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page, and there is no equity or deposit. Every Heatherwood unit pays the $17,600 FY2027 club charge.
FY2027 lines: $9,094 club dues, two master association lines of $2,667 and $2,869, a $1,920 clubhouse renovation fee, a $950 F&B service charge and a new $100 strategic reserve. Members pay a $35 cart fee per 18 holes and no green fee.
$18,399: a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 master estoppel fee (FY2027 schedule). An existing Stonebridge owner’s capital contribution is $0.
There is no CDD, and the 2026 preliminary roll shows $0 in non-ad-valorem assessments on every Stonebridge parcel. Condominium special assessments, if any, appear in the Heatherwood estoppel; ask before your inspection period ends.
The 2026 preliminary median total tax is $3,254 across the 88 units. A sale resets the assessment, so a buyer’s bill will differ; at 9.4020 preliminary mills, each $100,000 of taxable value costs about $940.
No. Stonebridge Country Club’s master declaration has no age restriction, and Heatherwood’s posted form sets occupancy by bedrooms, not age.
Yes, for at least 30 days, no more than four leases a calendar year, with association approval, a $100 fee, three references, two occupants per bedroom and no tenant pets, per the master declaration and the Heatherwood lease and sale form (March 2020).
Owners may keep household pets in a reasonable number set by the Board, leashed outside and never on the golf course. Tenants may not keep pets. Owner size or breed limits are in the Heatherwood declaration and rules; ask Paramont.
They appear to be two stories, and Collier County’s milestone registry lists no Stonebridge buildings, which would put them outside both mandates, which apply at three or more habitable stories. The story count is not yet verified from the recorded plot plans; ask the association.
Our FEMA test at 2255 Harmony Ln returned shaded Zone X, outside the Special Flood Hazard Area, at 9.61 feet of ground elevation (maps effective February 8, 2024). Chesterbrook Court was not tested; ask for the building’s determination.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center reports for Ian, Helene or Milton. The association’s claims history speaks to a specific building.
A lender typically requires it only in the Special Flood Hazard Area, and the tested street point is outside it. Citizens exempts condominium unit-owner policies from its flood requirement. Whether the master policy includes flood is in the resale package.
An HO-6 unit-owner policy for interior finishes, fixtures, appliances and contents, with at least $2,000 of loss-assessment coverage under section 627.714. The association insures the buildings under section 718.111(11).
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, each graded A in 2026, per Collier County Public Schools’ zone database (11 of 11 records at 2220 Chesterbrook Ct).
The Gulf is about three miles in a straight line from Stonebridge. From the clubhouse, near Heatherwood, Delnor-Wiggins Pass State Park is about 3.8 road miles and 9 minutes off-peak, and Vanderbilt Beach about 5.2 miles and 11 minutes.
Same two plans and the same club charge; Heatherwood has 88 units built 1995 to 1997 and a $5,300 fee, Willow Bend 56 units built 1997 to 1999 and a $7,500 fee. Willow Bend’s county median is lower ($400,000, 24 months, n=11) and one of its street points maps in Zone AE.
Paramont Property Management, LLC, 5629 Strand Blvd, Suite 412, Naples, FL 34110, the association’s registered agent and management address on its state filing (Sunbiz N95000001729).
Choose the agent who can price a Heatherwood unit against its own plan, the Willow Bend fee gap and the county record. McGreevy and Comisar, Top 1% nationally since 2008, built this guide from every Heatherwood sale; call Marc at (239) 287-5873. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
These Heatherwood at Stonebridge seller questions are answered from the Collier County sales file, the Southwest Florida MLS Matrix pulled September 24, 2026, the club’s FY2027 fee schedule, the Heatherwood lease and sale form and Florida statutes. Where a figure is ours, we say so.
Start from your plan’s recorded sales. In 36 months the county recorded 11 qualified Heatherwood resales at a $450,000 median, $380,000 to $506,500. Condition, garage, view and floor then move the number; get a free valuation.
Priced to the record, not long: the four MLS closings of the last year took 0, 13, 20 and 28 days. The two September 2026 actives, asking above the record, had waited 157 and 308 days.
Winter. Across Stonebridge, December through May recorded 24 of the 35 qualified sales from August 2025 to August 2026, and seasonal owners are the core Heatherwood buyer. Listing in October or November reaches them on arrival.
Balanced to slow on supply: two actives against four MLS closings is 6.0 months of supply, our arithmetic, against about 3.3 months for Stonebridge overall. Sold units have moved fast, so the market rewards accurate pricing.
No. The all-Stonebridge MLS median of $504,500 blends single-family homes and coach homes. Price off Heatherwood’s own plan sales and the Willow Bend and Carrington Harmony Lane sales of the same plans.
The record is too thin for a clean premium. The latest end-plan sale was $470,000; the latest inside-plan sales were $437,500 and $506,500. Condition outweighed the 159 square foot difference in those sales.
It should, because only some units have one and the club charges garage owners $200 a year more. Make sure the garage is documented in the declaration and estoppel, and feature it in the listing.
Yes. The $2,200 a year gap against Willow Bend’s identical plans is about $183 a month, our arithmetic, and it lowers a buyer’s payment. We show buyers the fee table next to the price.
The master declaration makes it the purchaser’s contribution: $17,500 for an outside buyer and $0 for a qualifying existing owner under the FY2027 schedule. A contract can reallocate it.
The club’s FY2027 charge to transfer the club membership to the new owner, up from $450 in FY2019 to FY2022 and $550 in FY2025. It sits beside the capital contribution and the estoppel fee.
In Collier County the seller customarily pays the association estoppel fees. Heatherwood needs two: the condominium association’s and the master association’s ($299 for FY2027). Florida caps a standard condominium estoppel at $299 under section 718.116(8).
A Florida estoppel is valid for 30 days, or 35 if delivered electronically, under the 2024 amendments to sections 718.116 and 720.30851. Order it early enough to be current at closing.
Yes. The association’s posted lease and sale form covers sales, and occupancy waits for board approval. Submit the application with the executed contract.
Under section 718.503, the declaration, articles, bylaws, rules, the most recent year-end financial information and the association’s Frequently Asked Questions and Answers sheet. Add both estoppels and the club’s FY2027 fee schedule.
Yes. The buildings appear to be two stories and the county registry lists none, which would place them outside both mandates, but the story count is unverified. We get the association’s written answer before listing.
The $1,920 renovation line is billed at $480 a quarter inside the club charge until February 2035. On our reading of that billing, a seller owes only installments due through closing; confirm it on the master estoppel.
Yes. The buyer takes subject to the lease, so align the lease end, showing access and closing date. Heatherwood leases run at least 30 days, and tenants may not keep pets.
Yes, under the club’s rules: register by 1:00 p.m. Friday, use only the approved green-on-white sign from noon to 5 p.m., no more than twice a week, and no “For Sale” sign on the home or in a vehicle.
No. The club’s open house rules bar “For Sale” signs on the home and in vehicles. Marketing runs through the MLS, photography, video, our database and scheduled showings.
Every buyer enters through a staffed gate on Immokalee Road or Airport-Pulling Road, and buyers entering during an open house receive the club’s master open-house sheet. We schedule showings with the gate in advance.
Customarily the seller pays deed documentary stamps at $0.70 per $100 (about $3,150 on $450,000), the estoppel fees and the negotiated commission; the buyer customarily pays the owner’s title policy in Collier County. The contract governs.
Yes. Since the NAR settlement practice changes of August 17, 2024, commissions are explicitly negotiable and any buyer-agent compensation is a separate seller decision made off the MLS.
The tested Heatherwood street point is shaded Zone X, outside the Special Flood Hazard Area, while a Willow Bend point maps in Zone AE. If your building is 3, 4 or 5, give buyers FEMA’s 2006 letter of map change.
Fix what an inspector and an HO-6 insurer will flag inside the unit: water heater age, plumbing, electrical and any unapproved alterations. Exterior items are the association’s. Fresh paint and flooring help photographs.
Every Stonebridge buyer pays $17,600 a year in FY2027 club charges regardless of unit, so the variable a Heatherwood buyer compares is the condo fee and the $17,500 contribution. We price with both in view.
The January 2026 Chesterbrook Court closing at $625,000 and 0 days on market is an MLS figure the county has not flagged as a qualified sale, so treat it with caution as a comparable until its deed is reviewed.
Florida taxes are paid in arrears, so at closing the seller credits the buyer for the seller’s days of ownership in the year, normally estimated from the prior year’s bill with the November discount applied.
Steady. County per-foot medians on base area were $288 in 2022, $298 in 2023, $291 in 2024 and $298 in 2025, with a T12 record of $295 to $353. Heatherwood has not given back a 2023 peak the way Willow Bend has.
Match the plan by county base area (1,433 or 1,592), then adjust for the condo fee ($5,300 against $7,500 and $6,024), the flood result, building age and condition. We build that comparison for every Heatherwood listing.
Yes. Most Heatherwood owners mail their tax bills outside Florida, and we handle showings, association paperwork and closing logistics; documents can be signed with a mobile or remote notary.
Top 1% nationally since 2008, #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Heatherwood valuation built from every county and MLS record. Call Jesse at (239) 898-6072, text or call. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
We re-read the record with you: the plan comps, the Willow Bend and Carrington competition, days on market and buyer feedback, and adjust price or presentation. The two current listings show that above-record pricing waits.
Every Heatherwood at Stonebridge fact on this page comes from a recorded instrument, a state, county or federal record, the club’s own published documents, or the Southwest Florida MLS Matrix, pulled September 24, 2026. Primary sources are grouped by who issued them, numbered continuously.
The official Heatherwood at Stonebridge documents below are published by the association that governs Heatherwood, by the Collier County Clerk, by FEMA or by Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Heatherwood at Stonebridge lease and sale application | Heatherwood at Stonebridge Condominium Association, via the club file library | March 2020 | Application timing, $100 fee, references, occupancy, no renter pets | |
FY2027 Rates and Fees | Stonebridge Country Club Community Association | September 2, 2026 | $17,600 club charge, calendar-2026 condominium fees, capital contribution, transfer and estoppel fees | |
Declaration of Condominium of Heatherwood at Stonebridge | Recorded with the Collier County Clerk | August 2, 1995 | The condominium, its units, common elements and association powers | |
Supplemental Declarations compilation | Stonebridge Country Club Community Association | June 2020 | Master supplements, including the club facilities commitment | |
Revalidation letter 18-04-0009V | FEMA | Effective February 9, 2024 | Stonebridge letters of map change, including 06-04-BZ41A for Heatherwood Buildings 3, 4 and 5 | |
2026 Floodplain Protection Newsletter | Collier County | March 2026 | Community Rating System Class 5, flood hotline, AE-zone rules | |
Airport Road widening 60 percent design handout | Collier County | March 27, 2025 | Six-lane design and cost along Stonebridge’s west side |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Heatherwood at Stonebridge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
