Manchester at Stonebridge is 34 fee-simple pool homes on Manchester Court in Stonebridge Country Club, North Naples, built 2000 to 2002, with the highest recorded prices in the community. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Manchester at Stonebridge sellers call when a two-million-dollar price has to be defended with records, and the team its buyers call before they write an offer on Manchester Court. Manchester at Stonebridge is a single-family neighborhood inside the master-planned community of Stonebridge Country Club in Naples, Florida. It is 34 fee-simple pool homes, every one of them on Manchester Court, built from 2000 to 2002 as the last homes Taylor Woodrow finished inside the gate, and it holds the highest recorded prices in the community: four county-qualified sales from $1,835,000 to $2,001,000 in the twelve months to August 20, 2026. 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 the detail. This Manchester is the 34-home neighborhood of Stonebridge Country Club at 34109, in unincorporated North Naples. It is not part of Stonebridge Golf and Country Club in Boca Raton, not part of the separate MLS developments called “Stonebridge North” and “Stonebridge South,” and not any of the other Manchester-named subdivisions and streets around Florida. The recorded neighborhood name is simply “Manchester”; we write “Manchester at Stonebridge” so a search lands on the right street.
This guide is built from the recorded Sixth Supplemental Declaration that created Manchester in 1998 and its 2019 amendment, the Stonebridge Unit Five plat, the club’s FY2019 to FY2027 fee schedules, the Collier County 2026 preliminary tax roll for all 34 homes, the county’s recorded deed file, FEMA’s flood map and letters of map change, the school district’s zone database, and every Stonebridge closing in the Southwest Florida MLS Matrix, pulled September 24, 2026. If you own on Manchester Court, start with the market snapshot and the seller section. If you are buying, read the fee and flood sections 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 Manchester at Stonebridge because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Manchester read built on every recorded sale since 2021, the recorded supplement and the roll for all 34 homes.
If you’re searching for the best realtor for Manchester at Stonebridge in Stonebridge Country Club, Naples, whether you’re ready to sell your Manchester 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.
Manchester is where that matters most inside Stonebridge, because a single listing can move the community’s price ceiling. Thirty-four homes turn over about twice a year, and each sale becomes the next buyer’s, appraiser’s and lender’s comparable. A Manchester home priced off a Stonebridge average, pulled down by 548 condominium units, or off Thornbrooke and Hawthorne Estates, is priced wrong before the first showing: Manchester’s latest sales recorded about $622 per county square foot against $433 to $490 in those two.
Recent Manchester at Stonebridge track record (last 12 months): In the last 12 months Manchester at Stonebridge has seen 2 resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, closings September 25, 2025 to September 24, 2026): $1,835,000 at 1624 Manchester Court, which closed at 0 days on market, and $1,900,000 at 1676 Manchester Court, the highest-priced MLS closing anywhere in Stonebridge in that window. The county’s deed file shows more than the MLS does: 4 qualified sales recorded August 21, 2025 to August 20, 2026, from $1,835,000 to $2,001,000, and 10 qualified resales in the 60 months since September 2021 at a median of $1,698,000, the mean of the middle pair, $1,596,000 and $1,800,000 (Collier County recorded sales, newest recording June 12, 2026). The highest-priced Manchester sale on record is $2,001,000, 1643 Manchester Court, recorded June 12, 2026. The Matrix pull behind this page recorded price, size, date and days on market for each closing, not the listing office, so we do not state a represented-sale count for Manchester here; ask us and we will walk you through all ten recorded sales one at a time.
For Manchester sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and discretion with off-market capability; two of the four latest qualified Manchester sales never appeared among the Stonebridge MLS closings. We build the file before the first showing: the $299 master estoppel, the §720.401 disclosure summary, the FEMA letter covering twelve Unit Five lots, the roof permit and wind mitigation form, and the FY2027 fee stack.
For Manchester buyers: the questions are the individual house, because floor areas run 2,455 to 3,819 county square feet; the carrying cost, $20,516 a year in FY2027 club and neighborhood charges before a tax bill whose 2026 preliminary median is $9,704; and the $18,399 an outside buyer brings to the association at closing. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those questions for a specific Manchester Court address; we answer them below.
Honors and recognition:
Selling your Manchester at Stonebridge home? Get a free Manchester at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Manchester at Stonebridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Manchester at Stonebridge means a detached pool home of roughly 2,900 county square feet on a single court of 34 houses, association lawn care, a bundled club membership with golf, tennis, fitness and four dining rooms, and Stonebridge’s guarded gate, for $20,516 a year in FY2027 club and neighborhood charges.
Manchester is the smallest of Stonebridge’s three detached-home neighborhoods and the most expensive. It has 34 homes against 78 in Hawthorne Estates and 107 in Thornbrooke, and it is the only one of the three whose homes all sit on a single street. What follows is what daily life looks like there, drawn from the recorded documents, the club’s own pages and the county’s records.
Manchester at Stonebridge is a neighborhood of the Stonebridge Country Club Community Association, Inc. (Florida not-for-profit corporation N47808), created by the Sixth Supplemental Declaration that Taylor Woodrow Communities made effective November 13, 1998 and recorded December 8, 1998 at Official Records Book 2488, Page 3431. The county roll carries all 34 homes in the recorded subdivision STONEBRIDGE UNIT 5, lots 218 to 251, on Plat Book 30, Pages 76 to 77. It has no corporation of its own: Manchester is governed by the master association, which bills its neighborhood fee, with a Manchester Neighborhood Advisory Committee of owners that advises on the neighborhood budget and standards.
Every home is fee simple. You own the lot and the house outright, there is no condominium association and no condominium fee, and the only associations in your chain of title are the master association and, through it, the club.
Every Manchester home has a Manchester Court address, numbered 1604 to 1691, per the Collier County 2026 preliminary tax roll. That is unusual inside Stonebridge, where the other two detached neighborhoods spread across four streets each and share Winding Oaks Way with a condominium. Manchester Court is its own plat, Stonebridge Unit Five, and the plat carries a road tract, Tract R, and a 0.40-acre open-space tract, Tract A-5, both owned by the master association. The practical result for a buyer is a street with no through traffic from any other neighborhood.
The street name tells you the neighborhood. On a listing, “Manchester Ct” means Manchester; no other Stonebridge neighborhood has a home on it, and no Manchester home has any other street address.
Manchester Court lies in the interior of Stonebridge, south of the clubhouse at 2100 Winding Oaks Way: the county-geocoded point at 1624 Manchester Court and the clubhouse point used for the school lookup sit about 0.17 miles apart in a straight line, by our arithmetic. The Bistro, pool, fitness center and golf shop are a short cart ride away, and the geocoded point sits well inside the community rather than on either perimeter road.
On the Collier County 2026 preliminary roll, 18 of the 34 homes carry a homestead exemption (52.9%) and 21 owners (61.8%) receive their tax bill at a Florida address; the largest out-of-state groups are Massachusetts (3) and Ontario (2). Hawthorne Estates is 78.2% homesteaded and Thornbrooke 57.9%, so Manchester is a mixed street of full-time and seasonal owners.
A February weekday might start on the club’s “scenic two-mile loop around the community,” Winding Oaks Way, then a round on the Gene Bates course that Kipp Schulties redesigned in 2023 ($35 for 18 holes with a cart, no green fee), and lunch at The Bistro. NCH North Naples Hospital is about five minutes off-peak from the clubhouse and I-75 about six. What you do not do is mow: the association provides lawn and landscape maintenance, and the owner keeps the roof, paint, pool, cage and everything inside.
In the county’s twelve months to August 20, 2026, the four qualified Manchester sales ran $1,835,000 to $2,001,000, while the next-highest detached sales were $1,250,000 in Thornbrooke and $995,000 in Hawthorne Estates, and the 21 condominium sales had a median of $437,500. On price per county base square foot, Manchester’s median was $622, against $490 in Thornbrooke and $433 in Hawthorne Estates. Manchester’s two 2021 sales recorded at $820,000 and $875,000, so the gap has widened, on a thin series.
Four things buyers sometimes assume. No neighborhood pool or clubhouse inside Manchester: every home has its own pool, and the shared pool is the club’s resort-style pool at the clubhouse. No lots or new construction: the Stonebridge PUD is closed out and every home was built from 2000 to 2002. No age restriction: Stonebridge is not a 55-plus community. No separate Manchester association: there is no Manchester corporation on the state’s records; the master association governs and bills.
Manchester at Stonebridge recorded 10 qualified resales in the 60 months since September 2021, at a median of $1,698,000 and a range of $1,300,000 to $2,001,000 (Collier County recorded sales). Two closed in the Southwest Florida MLS in the twelve months to September 24, 2026, at $1,835,000 and $1,900,000, and none was 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)
Manchester is a thin market with a high floor. Thirty-four homes produce about two qualified sales a year, and a single sale can be the neighborhood’s record. So we lead with the first county window that holds ten or more sales, list the MLS closings one by one, and then break the record down year by year, naming the source and the window every time. The multi-year series below is county recorded sales, not MLS: the Matrix pull behind this page covered twelve months only, and we do not state an MLS figure for any longer window.
The first window with ten or more qualified Manchester sales is 60 months. The Collier County Property Appraiser’s sales file (qualified improved sales only; newest recorded sale June 12, 2026) holds 10 DOR-qualified resales since September 2021, at a median of $1,698,000, the mean of the middle pair, $1,596,000 and $1,800,000, a low of $1,300,000 and a high of $2,001,000. None was a first sale from a builder: the last Manchester home was finished in 2002. The ten deeds total $16,769,500 by our arithmetic, a mean of $1,676,950.
Year recorded | Qualified sales | Prices | Median $ per county base sq ft |
|---|---|---|---|
2022 | 2 | $1,300,000 and $1,596,000 | $464 (mean of $452 and $476) |
2023 | 1 | $1,375,000 | $511 |
2024 | 1 | $1,562,500 | $541 |
2025 | 3 | $1,400,000, $1,800,000 and $1,835,000 | $527 |
2026 through August 20 | 3 | $1,900,000, $2,000,000 and $2,001,000 | see the sale list below |
60 months since September 2021 | 10 | median $1,698,000 |
Collier County 2026 preliminary tax roll and its recorded sales, qualified sales only. Price per square foot here is deed price divided by the county’s base area of the residence, a county measure that is not the same as MLS living area; we never compare the two. The county recorded two more qualified Manchester sales earlier in 2021, at $820,000 and $875,000, before the 60-month window opens.
Collier County recorded 6 deeds on Manchester homes from August 21, 2025 to August 20, 2026, and coded 4 of them as qualified market sales:
Recorded | Address | County base area | Deed price | $ per county base sq ft |
|---|---|---|---|---|
October 21, 2025 | 1624 Manchester Ct | 3,481 sq ft | $1,835,000 | $527 |
March 4, 2026 | 1676 Manchester Ct | 2,865 sq ft | $1,900,000 | $663 |
April 17, 2026 | 1604 Manchester Ct | 3,446 sq ft | $2,000,000 | $580 |
June 12, 2026 | 1643 Manchester Ct | 2,929 sq ft | $2,001,000 | $683 |
Four sales total $7,736,000. The median is $1,950,000 (n=4, even: the mean of $1,900,000 and $2,000,000), and the median price per base square foot is $622 (the mean of $580 and $663). The mean of the four per-sale ratios is $613, which we give because averages of ratios and ratios of averages differ. The $2,001,000 sale at 1643 Manchester Court is the highest price the county recorded anywhere in Stonebridge in the twelve months.
Southwest Florida MLS Matrix, Development STONEBRIDGE, pulled September 24, 2026, closings September 25, 2025 to September 24, 2026. With two sales we list them rather than lead with a median.
Closing | Address | MLS living area | Sold price | $ per living sq ft | Days on market |
|---|---|---|---|---|---|
October 2025 | 1624 Manchester Ct | 3,526 sq ft | $1,835,000 | $520.42 | 0 |
March 2026 | 1676 Manchester Ct | 2,865 sq ft | $1,900,000 | $663.18 | 44 |
The two total $3,735,000, and the mean of the two per-sale ratios is $591.80 per MLS living square foot. The 1676 closing was the highest-priced MLS sale in Stonebridge in the window. The Matrix carries Manchester homes under the subdivision name “STONEBRIDGE,” so we matched them by street. Two of the county’s four qualified sales, 1604 and 1643 Manchester Court, are not among the MLS closings for the development; the county file includes sales that never ran through the MLS, so about half the recent price evidence on the street is invisible to an MLS-only comparison.
Nothing. On September 24, 2026 the Southwest Florida MLS showed nine Stonebridge actives, asking $389,000 to $995,000, and none on Manchester Court. A buyer who wants Manchester is waiting for the next listing; the next seller has no competitor on the street.
With zero actives, Manchester’s supply is zero months. The useful reading is what one listing means: at the county’s 60-month pace of about one sale every six months, a single new Manchester listing is about six months of supply on its own (our arithmetic). Stonebridge as a whole carried 9 actives against 33 MLS closings, about 3.3 months. Manchester’s two MLS closings took 0 and 44 days; Stonebridge’s eight fee-simple closings had a median of 28.5 days, the mean of 15 and 42, and a median sold-to-list ratio of 92.96%, the mean of 92.44% and 93.47%; all 33 closings, 26 days and 95.43%. The Matrix pull did not break out Manchester’s own sold-to-list ratios.
Before the 60-month window opens, the county recorded two qualified Manchester sales in 2021, at $820,000 and $875,000, with a median of $321 per county base square foot; the latest twelve months recorded a median of $622. In 2023 the county recorded eight Manchester deeds but coded only one as a qualified sale; non-market transfers are excluded throughout. On two to four sales a year, that is real movement on a small sample, not a smooth index.
The first sale of each Manchester home, recorded from December 1999 to March 2002, had a median price of $549,300 (Collier County recorded sales, first improved deed per parcel), about 28% of today’s twelve-month median.
The 2026 preliminary roll puts Manchester’s median just value at $1,227,662 (n=34, even: the mean of $1,226,093 and $1,229,231), range $1,042,022 to $1,466,045, the highest in Stonebridge. Just value is the county’s January 1 tax estimate, well below recent recorded prices, and it is not a price.
This is a public-record sale, not one of ours. On June 12, 2026 the county recorded 1643 Manchester Court at $2,001,000, a qualified sale. Its county base area, 2,929 square feet, is almost exactly the neighborhood median of 2,909, so it is a fair read of what an ordinary-size Manchester home now commands: $683 per county base square foot.
Here is how we walk a client through that deed. It recorded $1,000 above the April sale at 1604 Manchester Court, a house 517 county square feet larger, so the market paid the same for a smaller home two months later; condition, finish and lot set the number, not size. The seller’s documentary stamp tax at $0.70 per $100 was about $14,007 under section 201.02. An outside buyer also paid the association $18,399 under the FY2027 schedule, about 0.9% of the price. The sale is not among the Stonebridge MLS closings. What the deed cannot tell us is the roof year, the condition or what furnishings conveyed, which is why we price from a walk-through.
Each of the last four qualified sales set a new high for the county’s Manchester series since 2021, about half the recent evidence traded outside the MLS, and the street had no listing on September 24, 2026. For a seller, that is a strong hand: price to Manchester’s own ten sales, not Stonebridge’s median. For a buyer, it means patience and a pre-approved offer ready when a house appears.
Manchester at Stonebridge was the last neighborhood created in Stonebridge Country Club. Taylor Woodrow recorded the Stonebridge Unit Five plat on September 28, 1998, recorded the Sixth Supplemental Declaration creating Manchester that December, and the 34 homes’ first sales recorded from December 1999 to March 2002, on land first zoned as Southampton at Naples.
The public record carries the story in a chain of recorded instruments, and where the club’s own history differs from that chain, we give the record as fact and the club’s version as its account.
The land under Manchester Court began as part of Southampton at Naples, which Collier County zoned by Ordinance 88-53 in 1988 and, in its current form, by Ordinance 92-24, approved April 28, 1992, covering 313.5 acres. The club’s own history says development began in March 1989 under Weiner Homes Corporation; the public record names a developer, Southampton Development Corporation, that filed with the state in December 1989. On August 28, 1992 that developer recorded the first Declaration (OR 1748, Page 1) and the first plat, Southampton Unit One (Plat Book 19, Page 92), which created lots 1 to 46, the golf and clubhouse tracts and a parcel labeled Tract H, the land that later became Manchester.
Taylor Woodrow Communities took over the developer’s rights by an assignment recorded October 14, 1994 (OR 1994, Page 439); the club dates the purchase to September 1994. On March 17, 1995 it recorded the Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1), effective January 23, 1995, and every neighborhood supplement, Manchester’s included, hangs off that instrument. The English names, the club says, “were derived from locations and fixtures found in England.”
Stonebridge Unit Five was recorded on September 28, 1998 as instrument 2375417 (OR 2464, Page 1376), at Plat Book 30, Pages 76 and 77, creating lots 218 to 251, Tract A-5 and road Tract R. The Clerk’s plat index records it as a replat of part of Tract H of Southampton Unit One. Lot numbers run continuously from 1 to 251 across Stonebridge’s five single-family plats, and Manchester’s are the last 34.
Taylor Woodrow Communities, a Florida general partnership of Taylor Woodrow Homes Florida, Inc. and Monarch Homes of Florida, Inc., made the Sixth Supplemental Declaration effective November 13, 1998 and recorded it on December 8, 1998 as instrument 2405203 at OR 2488, Page 3431, five pages. It creates the Neighborhood called Manchester and requires concrete tile roofs. Like the supplements for Hawthorne Estates and Thornbrooke, it places Manchester under association lawn and landscape maintenance and ties each lot’s irrigation to the community’s central system.
How we map Manchester matters, so we say it plainly. Manchester is the 34 homes on Manchester Court (Stonebridge Unit Five, lots 218 to 251), created by a 1998 supplemental declaration. We place it by elimination: the recorded declarations assign every other single-family lot, 1 through 217, to Hawthorne Estates, Thornbrooke or Shoreham. The copy of the Sixth Supplement that the club posts in its June 2020 compilation omits Exhibit A, the legal description, so the lot range is confirmed by elimination and by the street, with the recorded exhibit at the Clerk as the document that settles it.
Manchester at Stonebridge is the price ceiling of Stonebridge Country Club, and on September 24, 2026 not one of its 34 homes was listed in the Southwest Florida MLS. With no active competition on the street and ten recorded sales in five years, the seller who works with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, and prices to Manchester’s own record, with the documents already in the file, sets the next comparable.
Selling a Manchester at Stonebridge home? Get a free Manchester at Stonebridge home valuation, read how we sell homes in Stonebridge Country Club, or call Jesse direct at (239) 898-6072.
Buying in Manchester at Stonebridge? Call Marc at (239) 287-5873, or start with our guide to buying a home in Stonebridge Country Club.
The county roll dates the Manchester homes to 2000 (14 homes), 2001 (19) and 2002 (1), the last residences built anywhere in Stonebridge. The developer’s first sales recorded from December 1999 to March 2002, at a median first price of $549,300.
Owners took control of Stonebridge from Taylor Woodrow at a turnover meeting on November 1, 2001, while Manchester was still being finished. The transition committees organized that year had one representative from each of the ten neighborhoods, Manchester among them, per the club’s archived transition page, and the 2001 minutes say the single-family neighborhood committees “carry no power” over residents.
Two later records touch Manchester directly: FEMA’s August 2, 2006 letter of map change 06-04-BS70A for twelve Unit Five lots, revalidated with the 2024 maps (see the flood section), and the Certificate of Amendment to the Sixth Supplement, approved March 22, 2019 and e-recorded April 2, 2019 (instrument 5692554, OR 5614, Page 338), which sets a Manchester mailbox standard and has the Manchester Neighborhood Advisory Committee handle painting bids.
Manchester at Stonebridge is one of ten neighborhoods in the 313.5-acre Stonebridge Country Club plan and one of four fee-simple neighborhoods holding 251 homes. It is the fifth and last single-family plat, Stonebridge Unit Five, and the only one whose lots all became a single neighborhood on a single street.
Plat | Recorded | Plat Book and page | Lots | What it became |
|---|---|---|---|---|
Southampton Unit One | August 28, 1992 | PB 19, Page 92 | 1 to 46 | Hawthorne Estates; golf tracts; clubhouse tract; Tract H, later replatted as Unit Five |
Stonebridge Unit Two | May 18, 1995 | PB 25, Page 17 | 47 to 93 | Hawthorne Estates and Thornbrooke |
Stonebridge Unit Three | December 21, 1995 | PB 26, Page 10 | 94 to 166 | Hawthorne Estates, Shoreham and Thornbrooke |
Stonebridge Unit Four | December 5, 1997 | PB 29, Pages 43 to 44 | 167 to 217 | Thornbrooke |
Stonebridge Unit Five | September 28, 1998 | PB 30, Pages 76 to 77 | 218 to 251 | Manchester |
Collier County Clerk recorded documents and the club’s Supplemental Declarations compilation. Units Two and Three each mix neighborhoods, so a plat is not a neighborhood elsewhere in Stonebridge. Unit Five is the exception: plat and neighborhood are the same 34 lots.
The Unit Five plat sets aside two common tracts, both owned by the master association on the 2026 preliminary roll: Tract A-5, 0.40 acre of open space the county classes as outdoor recreation or parkland, and Tract R, the 2.71-acre road right-of-way that is Manchester Court itself. The association’s common tracts carry nominal values on the roll because their value sits in the homes around them. There is no neighborhood pool parcel, no gatehouse of Manchester’s own and no clubhouse tract inside Unit Five.
Stonebridge is 799 residences: 219 detached single-family homes (Hawthorne Estates 78, Thornbrooke 107, Manchester 34), 32 attached duplex villas and 548 condominium units. Manchester is 4.3% of the homes by count and 28% of the dollar volume of the county’s qualified sales in the latest twelve months ($7,736,000 of $27,430,500 across 35 sales, our arithmetic).
Manchester at Stonebridge homes are the largest in Stonebridge Country Club: a median county base area of 2,909 square feet and an adjusted area of 3,470, on lots of 0.22 to 0.46 acre. All 34 have a private pool, 26 a spa and 33 a screen enclosure, and all were built from 2000 to 2002.
Bedroom and bathroom counts are not on the county roll, and the MLS pull behind this page recorded living area, price and days on market rather than room counts, so this page does not state bedroom counts. The individual listing and a walk-through do.
Measure (Collier County 2026 preliminary roll) | Manchester at Stonebridge |
|---|---|
Homes | 34, all fee simple, all on Manchester Court |
Years built | 2000 (14), 2001 (19), 2002 (1) |
County base area | 2,455 to 3,819 sq ft; median 2,909 (n=34, even: mean of 2,889 and 2,929) |
County adjusted area | 2,960 to 4,473 sq ft; median 3,470 (n=34, even: mean of 3,458 and 3,481) |
Lot size | 0.22 to 0.46 acre; median 0.24 |
Private pool | 34 of 34 |
Spa | 26 of 34 |
Screen enclosure | 33 of 34 |
Homestead exemption | 18 of 34 (52.9%) |
Median just value | $1,227,662 |
Median 2026 preliminary taxes | $9,704 |
The county records base area (the heated residence) and adjusted area; the MLS records living area, entered by the listing agent. At 1676 Manchester Court the county base area and MLS living area agree at 2,865 square feet; at 1624 the county says 3,481 and the MLS 3,526. Every price per foot on this page names its denominator, and we never set a county figure against an MLS figure.
Manchester’s county base areas are nearly all unique, while Thornbrooke repeats one base area, 1,917 square feet, on 13 homes. Our inference is that Manchester was built as semi-custom homes rather than a production neighborhood; no builder plan book surfaced, so we name no models. No two Manchester sales are directly comparable on size alone.
Lots run from 0.22 to 0.46 acre, median 0.24, and the 0.46-acre lot is the largest single-family lot in Stonebridge. Hawthorne Estates’ median is also 0.24 acre, Thornbrooke’s 0.17 and Shoreham’s 0.11. Which lots back onto golf, lake or preserve is not mapped lot by lot in the records we read, so we confirm the view house by house.
All 34 homes carry a private pool on the roll, the only Stonebridge neighborhood where every home does (Hawthorne Estates 74 of 78, Thornbrooke 92 of 107, Shoreham 19 of 32); 26 add a spa and 33 a screen enclosure. The pool’s age, heater, pump and cage are inspection items on every Manchester home.
The Sixth Supplemental Declaration requires concrete tile roofs. That settles the material and leaves the insurer’s questions: the roof’s age, whether its replacement was permitted and how it is attached. A replacement goes through the Architectural Review Committee.
Every Manchester home was built from 2000 to 2002, after Hurricane Andrew and, for all but perhaps the single 2002 home, before Florida’s first statewide building code took effect on March 1, 2002; the permit file settles each house. Original openings and roof attachment on a 24 to 26 year old house cannot be assumed to meet today’s standards, and a wind mitigation report shows what it has now.
A Manchester at Stonebridge home comes with a private pool on its own lot and, through the deed, automatic non-equity membership in Stonebridge Country Club: an 18-hole par 71 course, five Har-Tru tennis courts, a fitness center, a resort-style pool and four dining venues. Manchester itself has no neighborhood pool or clubhouse.
What Manchester owns in common is modest: the road, Tract R, and the 0.40-acre open-space Tract A-5, both held by the master association, plus the association’s lawn and landscape care on every lot. The private pool, spa and screen enclosure on each lot are the homeowner’s. There is no gate of Manchester’s own; the gates are Stonebridge’s.
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club, which says “there are no equity or deposits required to become a member.” What conveys is membership in the one association that owns and runs the club; there is no equity certificate to transfer and no refund on the way out.
The course is 18 holes, par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee, across six rated tee sets, with a 71.6 rating and 136 slope from the back tee, per the club’s scorecard. Gene Bates laid out the original course and Kipp Schulties redesigned it in 2023. Members pay no green fee: $35 for 18 holes with a cart in FY2027.
The club’s racquet program is five Har-Tru tennis courts, open 8:00 a.m. to 10:00 p.m. daily; no pickleball appears in the club’s published schedules. The fitness center was expanded in the 2014 clubhouse renovation, and the resort-style pool beside The Bistro is a zero-entry pool with two lap lanes and a spa, per a May 2024 trade report.
Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro. Stonebridge has no food-and-beverage minimum. Instead every residence pays a $950 annual F&B service charge (FY2027) in lieu of a per-meal gratuity.
There is no marina and no beach club, and boats must be kept inside an enclosed garage under the master Declaration. Membership is the same for every residence: a Manchester owner pays the same $17,600 club-level charge as a Carrington condominium owner and gets the same privileges.
Manchester at Stonebridge pays a neighborhood fee of $2,916 a year for FY2027 ($729 a quarter), billed by the master association and covering primarily landscaping and irrigation. Every residence also pays $17,600 in club-level charges, so a Manchester owner’s association bill is $20,516 a year, about $1,710 a month.
The club’s FY2027 fee schedule, dated September 2, 2026, lists the Manchester neighborhood fee at $2,916 a year, billed quarterly by Stonebridge, for primarily landscaping and irrigation. The neighborhood budget is prepared with the Manchester Neighborhood Advisory Committee and adopted and billed by the master association.
Fiscal year | Manchester neighborhood fee | Note |
|---|---|---|
FY2019 | $3,088 (estimate) | the club noted “actual fee varies by lot size” |
FY2020 | $3,181.68 (estimate) | varies by lot |
FY2021 | $1,834.36 to $3,428.00 | by lot |
FY2022 | $1,888.52 to $3,529.04 | by lot |
FY2025 | $2,816 | flat for every lot |
FY2026 | not published | the club’s FY2026 schedule is members-only |
FY2027 (current) | $2,916 | flat; $729 a quarter |
Sources: the club’s FY2019 detailed fees, archived FY2020 cost-of-ownership page, archived FY2021 and FY2022 schedules, the FY2025 schedule and the FY2027 schedule. Until FY2022 Manchester’s fee was allocated by lot size, so the largest lots paid nearly twice what the smallest did; by FY2025 it had become one flat fee. We have not found the Board action that made the change, so if you own one of the smaller or larger lots, the FY2025 switch changed your bill in a way the published schedules do not explain.
Under the Sixth Supplement the association provides lawn and landscape maintenance and each lot’s irrigation is tied to the central system. Roofs, exterior paint, pools, screen enclosures and property insurance stay with the owner, the opposite of Shoreham, where the association insures, paints and re-roofs the villas.
Manchester’s $2,916 is the second-lowest neighborhood fee in Stonebridge, above Thornbrooke’s $2,412 and below Hawthorne Estates’ $3,420 and Shoreham’s $4,560; the six condominium fees run $5,300 to $7,800 for calendar 2026.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line.
A Manchester at Stonebridge owner pays two recurring association layers, the $17,600 FY2027 club-level charge and the $2,916 neighborhood fee, plus county property tax, with a 2026 preliminary median of $9,704. An outside buyer also pays $18,399 to the association at closing: a $17,500 capital contribution, a $600 transfer fee and a $299 estoppel fee.
Line | Annual | What the club says it pays for |
|---|---|---|
Country Club Dues | $9,094 | “operating the club and its many amenities” |
Master Base Assessment (CAM) | $2,667 on the PDF, $2,869 on the web page | landscaping, irrigation, gate access, roving patrol, bulk TV |
Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page | repair and replacement of major capital items |
Clubhouse Renovation Fee | $1,920 | the Bistro, pool and golf course renovation loan |
F&B Service Charge | $950 | “in lieu of a per meal gratuity” |
Strategic Reserves (new) | $100 | not described |
Total | $17,600 | $4,400 a quarter |
For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400. 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.
$2,916 for FY2027, $729 a quarter, on the same club account. Added to the club layer, a Manchester home carries $20,516 a year, about $1,710 a month, and $5,129 a quarter, by our arithmetic. For comparison, Thornbrooke’s all-in is $20,012 and Hawthorne Estates’ $21,020.
Charge (FY2027) | Amount |
|---|---|
New Owner Capital Contribution, new (outside) buyer | $17,500 |
New Owner Capital Contribution, existing owner | $0 |
Membership Transfer Fee | $600 |
Estoppel Fee | $299 |
Outside buyer’s cash to the 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. The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. 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.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. On a Manchester price, the $18,399 is under 1% of the twelve-month county median of $1,950,000; on a $410,000 Carrington condominium the same charge is about 4.5% (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.
The 2026 preliminary roll puts Manchester’s median total tax at $9,704 (n=34, even: the mean of $9,565 and $9,844), the highest in Stonebridge; Hawthorne Estates’ median is $5,943 and Thornbrooke’s $5,633. Under section 193.155, a homestead’s assessed value rises each year by no more than 3% or the change in the Consumer Price Index, whichever is lower, and resets to just value after a change of ownership; the seller’s exemption does not pass to the buyer. Budget from the county’s reassessment, not the seller’s bill.
On the published figures, a Manchester home carries $20,516 in FY2027 association charges plus a property tax bill whose 2026 preliminary median is $9,704, about $30,220 a year before homeowners and flood insurance, utilities and club usage, by our arithmetic. The tax figure is the median seller’s bill; a new owner’s will differ. Usage is by consumption: $35 per 18 holes with a cart, dining by the meal and no minimum.
Selling a Manchester at Stonebridge home? Your buyer’s all-in cost is part of your price; get a free Manchester at Stonebridge home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and he will set the fee stack beside each Manchester sale, or read how we represent buyers in Southwest Florida.
Manchester at Stonebridge is governed by three recorded layers: the Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1, 1995, restated by the members since), the Sixth Supplemental Declaration that created Manchester (OR 2488, Page 3431, 1998), and its 2019 mailbox amendment (OR 5614, Page 338), plus the club’s rules.
The operative master document is the Amended and Restated Declaration for Stonebridge Country Club, recorded March 17, 1995 at OR 2040, Page 1, as restated by the members; the member-era text the club posted in 2019 omits its recording reference and survives in the Internet Archive’s September 2021 capture. It governs assessments, architectural review, leasing, pets and vehicles for every Manchester home.
The Sixth Supplement adds Manchester as a Neighborhood, requires concrete tile roofs (section 6), provides association lawn and landscape maintenance and ties each lot’s irrigation to the central system. Its Exhibit A is omitted from the club’s June 2020 compilation; the recorded instrument at the Collier Clerk is the complete version.
The Certificate of Amendment to the Sixth Supplement, approved by the Board on March 22, 2019 and e-recorded April 2, 2019 (instrument 5692554, OR 5614, Page 338), sets a Manchester mailbox standard and gives the Manchester Neighborhood Advisory Committee the job of handling painting bids. It is a small amendment, and it is the only recorded amendment to Manchester’s supplement that turned up in our search of the club’s compilation and the Clerk’s index.
The Architectural Review Committee, three to five people appointed by the Board, approves any improvement, including landscaping, pools, driveways and exterior changes, and may charge review fees. A re-roof, impact windows, a pool remodel or a paint color on Manchester Court all start there.
Commercial or lettered vehicles, RVs, trailers, boats and boat trailers stay inside an enclosed garage, garage doors stay closed except to come and go, and violators may be fined up to $50 a day. A home business is allowed only if it is invisible from outside and has no client traffic, and window coverings must be backed in white or off-white.
Amending the Declaration takes 67 percent of the members, about 535 of 799 votes. A special assessment over 20 percent of that year’s Club Dues plus Base Assessment needs a majority of the members required to pay it. Assessments are a continuing lien, and a buyer is jointly and severally liable with the seller for unpaid assessments, which is why the estoppel certificate matters.
The capital contribution changed from a Declaration formula to a flat fee in 2025, and we have not located the recorded amendment; the member-era Declaration’s recording data is also missing from the posted copy. Neither changes what a buyer pays under the FY2027 schedule, but both are questions to put to the association in writing.
Manchester at Stonebridge is governed by Stonebridge Country Club Community Association, Inc. (Sunbiz N47808), the master homeowners association that is also the club, under Chapter 720 of the Florida Statutes. Manchester has no corporation of its own; a Manchester Neighborhood Advisory Committee of owners advises on the neighborhood budget and standards.
The governing body is Stonebridge Country Club Community Association, Inc. at 2100 Winding Oaks Way, Naples, FL 34109. No separate club corporation and no separately incorporated Manchester association appear on the state’s records. The association was incorporated March 10, 1992 as Southampton Golf and Country Club Community Association and renamed in November 1994.
The Bylaws set nine directors, three elected each year for three-year terms, a fiscal year of October 1 to September 30 and one vote per unit, so each Manchester home has one vote among 799. The club is self-managed by its own staff rather than an outside management company.
Each neighborhood without its own association elects a committee of three to five owners that submits a neighborhood budget 90 days before the fiscal year; the master association bills the fee. The committee is advisory, and in Manchester it also handles painting bids under the 2019 amendment.
No. Manchester at Stonebridge is not age-restricted. Stonebridge Country Club’s master Declaration carries no age restriction, Stonebridge is not a 55-plus community, and nothing in Manchester’s Sixth Supplemental Declaration adds one, so any buyer of any age may buy, live in or lease a Manchester home under the ordinary rules.
In practice, about half the Manchester homes are homesteaded full-time residences, 18 of 34 on the 2026 preliminary roll. Families with children should read the schools section; every Stonebridge address checked is zoned to A-rated public schools.
Yes, within limits. Manchester at Stonebridge homes follow the master Declaration: a lease must cover the whole home, be in writing, run at least 30 days, and a home may be leased no more than four times in a calendar year, with no subleasing or assignment without Board approval.
Rule | Master Declaration |
|---|---|
Minimum term | 30 days |
Leases per calendar year | No more than 4 per home |
What may be leased | The whole home only |
Form | In writing, subject to the governing documents |
Subleasing or assignment | Only with Board approval |
Leasing as a business | The Declaration says leasing is not a “business” |
Manchester has no condominium association, so there is no second approval layer of the kind the six Stonebridge condominiums apply. The Declaration lets neighborhood documents be stricter; the Sixth Supplement content we read adds no leasing rule, and we confirm that against the recorded instrument for any owner planning to lease.
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 club’s FY2027 schedule: 18 holes with a cart at $92 from January to April, $78 in November and December and $35 from May to October, and $9 a fitness class. The club’s golf rules let tenants play the Men’s Invitational or Women’s Member Guest only as guests.
With a 30-day minimum and a four-lease cap, Manchester suits seasonal tenants, not vacation rentals. A landlord keeps paying the $20,516 association bill and the property tax without a homestead exemption.
Manchester at Stonebridge owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” under the master Declaration. Pets must be leashed outside the home, owners must pick up after them, and pets are never allowed on the golf course.
The tenant pet bans in five Stonebridge condominiums’ lease forms do not reach Manchester, which has no condominium documents; the master household-pet rule applies to a Manchester tenant as to an owner, subject to the owner’s lease.
Rover Run, the dog park at Veterans Community Park, is about 1.7 miles by car. Inside the gate, the golf course and cart paths are off-limits to walking except at designated club events.
Manchester at Stonebridge homes are fee simple in a mandatory homeowners association, so a sale runs under Chapter 720 of the Florida Statutes, not the condominium law in Chapter 718. The seller must present the section 720.401 disclosure summary before the buyer signs, and the master association issues the estoppel certificate under section 720.30851.
Section 720.401 requires that a prospective buyer of a parcel in a community with a mandatory association “be presented a disclosure summary before executing the contract for sale,” and that the contract say so in prominent language. The summary tells the buyer that membership is mandatory, that recorded covenants govern use, that assessments are owed and may change, and that failure to pay can result in a lien. If the summary is not provided before the buyer signs, the buyer may void the contract by written notice within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived. A Manchester seller supplies it with the listing paperwork, so the contract never carries that exit.
The master association issues the estoppel certificate stating what is owed at closing, $299 for FY2027 under the section 720.30851 cap as reset in 2024, from the Controller’s office. Manchester needs only this one; there is no condominium estoppel.
Under section 720.3085 and the Declaration, assessments are a lien on the home and a buyer is jointly and severally liable with the seller for assessments unpaid at transfer, which is why every open balance is cleared at closing.
Florida’s post-Surfside condominium laws, SB 4-D (2022), SB 154 (2023) and HB 913 (2025), create milestone inspections and structural integrity reserve studies for condominium buildings three or more stories tall. A detached, fee-simple Manchester house is not a condominium unit, so neither section 553.899 nor the SIRS requirement in section 718.112 applies. The equivalent diligence is an inspection, a four-point and wind mitigation report, and the permit history.
Since October 1, 2024, section 689.302 requires a residential seller to disclose at or before contract whether the seller filed a flood insurance claim on the property and whether the seller received federal flood assistance for it; a 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. A Manchester seller answers from personal records.
At Manchester at Stonebridge, the FEMA test point at 1624 Manchester Court maps in shaded Zone X, outside the Special Flood Hazard Area, on panel 12021C0194J effective February 8, 2024, on about 9.9 feet of ground, inside the state’s Category 2 surge planning zone. A 2006 FEMA letter covers twelve lots, and each owner insures the home.
Manchester Court is on FEMA panel 12021C0194J, one of the two panels (with 12021C0193J) that cover Stonebridge, effective February 8, 2024. On September 23, 2026 the address 1624 Manchester Court, geocoded with the U.S. Census geocoder and queried against FEMA’s National Flood Hazard Layer, returned shaded Zone X.
Zone AE is the 1 percent annual chance floodplain that triggers a federally backed lender’s flood requirement. Shaded Zone X is outside it but inside the 0.2 percent annual chance area: not a Special Flood Hazard Area, and not minimal hazard either. Across Stonebridge, 17 of 21 tested points were shaded X; the four AE points were in Hawthorne Estates and at 1940 Willow Bend Circle. A street point is not a building footprint: the elevation certificate and a lender’s flood determination govern any single home.
The ground at the 1624 Manchester Court point reads 9.90 feet NAVD88 on USGS 3D Elevation Program lidar, against 6.0 to 8.2 feet in the low Hawthorne Estates pocket. The Florida Division of Emergency Management’s surge planning zones return Category 2 for Manchester Court: in that SLOSH-based planning model, a Category 2 storm on a worst-case track could reach this ground. It is a planning model, not a forecast or a depth.
On August 2, 2006 FEMA issued letter of map change 06-04-BS70A for Stonebridge Unit Five lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248, twelve of Manchester’s 34 lots, and revalidated it in letter 18-04-0009V, effective February 9, 2024. No map revision (LOMR) applies to the community. If you are buying one of those lots, ask for the letter and the elevation certificate.
Evacuation zones are set by Collier County. The state’s planning layer and a 2024 county order describe the area differently, so check your exact address in Collier County’s Know Your Zone lookup before relying on any zone letter. For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024), and the club’s guidance notes that Irma in 2017 “moved some fairly heavy objects” in the community. That describes the record, not any single home; the seller’s disclosure speaks to a specific property.
Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region, so replacement glazed openings need impact-rated products or approved shutters, by our application of the published threshold. The club’s Hurricane Shutter Standards bar strap-and-buckle, Bahama, colonial and plywood devices from staying up on a street elevation during the season, May 1 to November 30.
Manchester owners carry their own homeowners policy with wind, plus separate flood coverage. Wind credits come from the state’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802): for a house built from 2000 to 2002 they turn on a permitted re-roof after March 1, 2002, roof-deck and roof-to-wall attachment, roof shape (a hip roof is the largest single credit), secondary water resistance and impact protection on every glazed opening and garage door.
Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, and a new NFIP policy typically waits 30 days. A shaded-X home generally does not trigger a lender’s mandatory purchase, but Citizens requires flood coverage on every personal residential policy with wind coverage from January 1, 2027.
Florida’s My Safe Florida Home program serves homesteaded homes built before 2008 with an insured value of $700,000 or less, under section 215.5586. With Manchester’s lowest just value at $1,042,022, few if any Manchester homes would fit under that cap, by our inference; just value is not insured value, so an owner should still check.
For the 2026-2027 school year, Collier County Public Schools zones Manchester at Stonebridge (tested at 1624 Manchester Court), and every other Stonebridge address checked, to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all rated A by the Florida Department of Education in 2026. Confirm any address in the district’s zone lookup.
School | Address | Grades | Enrollment (2024-25, NCES) | Florida grade | Drive from the clubhouse (off-peak) |
|---|---|---|---|---|---|
Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | PK to 5 | 677 | A in 2026 and every year 2022 to 2026 | 1.6 mi, about 5 min |
Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | 791 | A in 2026 and every year 2022 to 2026 | 5.5 mi, about 11 min |
Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | 9 to 12 | 1,496 | A in 2024, 2025 and 2026 | 5.3 mi, about 11 min |
The zone query ran against the district’s address database for zone year 2027 and returned the same three schools, with no rezone flag, for all 132 Stonebridge address records checked, including 1624 Manchester Court. Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years; older listing fields for this area can carry a stale high school.
Collier’s Parental Choice program takes out-of-zone requests subject to capacity, without district transportation. The nearest private schools on the federal survey include First Baptist Academy (PK to 12, about 3.2 miles) and Community School of Naples (PK to 12, about 5.0 miles), by off-peak routing estimates.
Manchester’s roughly half-homesteaded ownership includes families, and the A-rated elementary school is about five minutes from the gate. Buying? Call Marc at (239) 287-5873 and we will confirm the zoning for the exact address before you write an offer. Selling? Put the zoning at the top of your listing and start with a free Manchester at Stonebridge home valuation. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
Manchester at Stonebridge’s recorded history after the build is short: the 2006 FEMA letter of map change for twelve lots, the 2019 mailbox amendment, and ten qualified resales since September 2021. We did not pull individual building-permit histories for the 34 homes for this page, so we state no roof, window or pool permit counts.
The instruments recorded against Manchester as a neighborhood are the Unit Five plat, the Sixth Supplement and its 2019 amendment. No neighborhood-wide notice of commencement or special assessment for Manchester appears in the records we read, which fits a fee-simple street where each owner maintains the house.
For any single home, the permit history answers the insurance questions: re-roof date and permit, impact openings, pool and cage work, additions. Collier County’s Growth Management Community Development department keeps permits by address, and we ask for that history before we price a Manchester listing.
A home built in 2000 or 2001 answers “not built to the Florida Building Code” on question 1 of the wind mitigation form, so its insurance credits depend on later permitted work. That makes a permitted post-2002 re-roof and documented impact openings two of the most valuable papers a Manchester seller can hand a buyer.
Manchester at Stonebridge is built out, so the changes are around Stonebridge Country Club: Collier County’s $42 million widening of Airport-Pulling Road to six lanes along the community’s west side, with no noise wall, a planned Livingston Road flyover at Immokalee Road, an I-75 interchange rebuild, The Henley apartments and NCH workforce housing.
The widening runs from Vanderbilt Beach Road to Immokalee Road along the west side of Stonebridge and past the Airport-Pulling gate, at $42.0 million in total per the county’s March 27, 2025 design handout. The county said construction was “anticipated to begin in June 2026 and last up to two years,” and its noise study found no barrier “cost reasonable and feasible,” so no wall will be built.
A Livingston Road flyover over Immokalee Road, about a mile east of the Immokalee gate, had its design contract approved July 28, 2026; the I-75 at Immokalee Road diverging diamond interchange is expected to start construction in early 2027; I-75 express lanes are planned from late 2026 or 2027; and the Vanderbilt Beach Road Extension’s first phase opened June 12, 2026.
The Henley, 336 apartments on the west side of Airport-Pulling Road south of Orange Blossom Drive, is targeted for summer 2027, and NCH workforce housing of 250 units is planned behind 1100 Immokalee Road for a tentative 2028 opening, as reported; zoning was still pending.
None of these projects touches Manchester Court. The widening changes the drive for about two years, the flyover and interchange should shorten it later in the decade, and no builder will ever put a new home on the street to compete with a resale.
Daily life at Manchester at Stonebridge runs through Stonebridge Country Club’s systems: two gated entrances with a guardhouse, association lawn care and central irrigation, bulk television in the master fees, and hospitals, groceries and I-75 within about six minutes of the gate off-peak.
Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road North. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling Road gate staffed (management listed un-staffing it as a $75,000 savings option and kept it). A resident gate bar code costs $15 plus 6 percent sales tax. The association “shall not in any way be considered an insurer or guarantor of security,” per the Declaration.
Every Manchester lot connects to the community’s central irrigation system. County rules allow watering three days a week (even addresses Tuesday, Thursday and Sunday; odd addresses Monday, Wednesday and Saturday), never between 10 a.m. and 4 p.m.
The club’s Cost of Ownership page says master fees include “bulk television services (only pay for upgraded services)”; the provider is not published. The North Collier Fire Control and Rescue District covers the area, and the Collier County Sheriff’s Office patrols unincorporated North Naples.
Moving hours are not published; ask the association office. Any exterior work needs Architectural Review Committee approval first, and mailbox work follows the 2019 Manchester standard.
Open houses must be registered with the association office by 1:00 p.m. Friday and use only the approved green-on-white sign, noon to 5 p.m., at most twice a week; a side-street home such as one on Manchester Court may add one sign at its Winding Oaks Way intersection. No “For Sale” signs on the home or in a vehicle.
Destination | Road miles | Off-peak minutes |
|---|---|---|
NCH North Naples Hospital | 1.7 | 5 |
Pelican Marsh Elementary | 1.6 | 5 |
Nearest 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) terminal | 22.1 | 30 |
Off-peak model estimates from the clubhouse at 2100 Winding Oaks Way on OpenStreetMap roads with the public OSRM router, as published in our Stonebridge guide; Manchester Court is a short drive inside the gate. From January to April, Immokalee Road, US 41 and I-75 add time, sometimes a lot of it.
Manchester at Stonebridge is the most expensive of Stonebridge Country Club’s four fee-simple neighborhoods and the smallest of its three detached ones: 34 homes with a $2,916 FY2027 fee and ten qualified county sales in 60 months at a $1,698,000 median, against six condominiums whose recent county medians run about $400,000 to $710,000.
The yardstick is the same public record for every row: homes and association from the recorded declarations and the Collier County 2026 preliminary roll; fees from the club’s FY2027 schedule (single-family, fiscal 2027) or the condominium figure for calendar 2026; the first county window with ten or more qualified sales; the county’s twelve months to August 20, 2026; and MLS closings September 25, 2025 to September 24, 2026.
Neighborhood | Homes | Product | Association | Fee (year) | County, first window with 10+ qualified sales | County, 12 months to Aug 20, 2026 | MLS closings, 12 months |
|---|---|---|---|---|---|---|---|
Manchester at Stonebridge | 34 | Detached single-family | Master association neighborhood | $2,916 (FY2027) | 60 months: 10 sales, median $1,698,000 (even: $1,596,000 and $1,800,000) | 4, median $1,950,000 (even: $1,900,000 and $2,000,000) | 2 |
78 | Detached single-family | Master association neighborhood | $3,420 (FY2027) | Never reaches 10 since 2021: 7 sales January 2021 to August 2026, median $1,071,400 (odd) | 2: $985,000 and $995,000 | 1 | |
107 | Detached single-family | Master association neighborhood | $2,412 (FY2027) | Calendar 2025: 10 sales, median $985,000 (even: $985,000 and $985,000) | 7, median $975,000 | 5 | |
32 | Attached duplex villas | Master association neighborhood; association insures and re-roofs | $4,560 (FY2027) | Calendar 2021 to 2025: 13 sales, median $590,000 (odd) | 1: $690,000 | 0 | |
52 | Coach-home condominium | Own condominium association (N97000002724) | $7,800 (2026) | 60 months: 10 sales, median $710,000 (even: $710,000 and $710,000) | 0 | 0 | |
132 | Coach-home condominium | Own condominium association (N97000005324) | $7,552 (2026) | 24 months: 11 sales, median $665,000 (odd) | 4, median $678,250 (even: $655,000 and $701,500) | 4 | |
84 | Coach-home condominium | Own condominium association (N95000001726) | $7,080 (2026) | 60 months: 13 sales, median $650,000 (odd) | 1: $770,000 | 2 | |
136 | Condominium | Own condominium association (N96000002330) | $6,024 (2026) | 24 months: 17 sales, median $410,000 (odd) | 7, median $410,000 | 9 | |
88 | Condominium | Own condominium association (N95000001729) | $5,300 (2026), plus $200 with a garage | 36 months: 11 sales, median $450,000 (odd) | 3, median $470,000 | 4 | |
56 | Condominium | Own condominium association (N97000002725) | $7,500 (2026) | 24 months: 11 sales, median $400,000 (odd) | 6, median $395,000 (even: $390,000 and $400,000) | 6 |
Sources: recorded declarations and plats (Collier County Clerk); Collier County 2026 preliminary roll and recorded sales, qualified sales only; the club’s FY2027 fee schedule; Southwest Florida MLS Matrix, Development STONEBRIDGE, pulled September 24, 2026. The windows for Hawthorne Estates, Thornbrooke and Shoreham are our sums of the county’s year-by-year series, because those neighborhoods span several plats; the others come from the county sales tool’s first window with ten or more sales. The Ashton Oaks middle pair is our reconstruction from the county’s 2023 and 2024 rows, which each hold a $710,000 sale.
Thornbrooke’s 107 homes have a median county base area of 1,933 square feet and a twelve-month median of $975,000, with the lowest fee in Stonebridge. Hawthorne Estates’ 78 homes are close to Manchester’s size at a 2,783 median, yet its two latest sales recorded at $985,000 and $995,000, about half of Manchester’s. For a detached pool home at a lower price, Thornbrooke at Stonebridge is the volume market and Hawthorne Estates the closest match on size.
Shoreham’s 32 attached duplex villas are fee simple too, but under a 2016 recorded amendment the association insures, paints and re-roofs them, which is why Shoreham’s fee is $4,560. In Manchester the owner does all three.
The coach-home condominiums, Ashton Oaks, Braeburn and Middleburg, have plans of about 1,660 to 2,180 county square feet, no private pools and 2026 condominium fees of $7,080 to $7,800. Braeburn at Stonebridge’s twelve-month county median of $678,250 is about a third of Manchester’s.
Size, age, lot and pool explain most of the gap: the largest median base area, the newest homes, the largest lot in the club and a pool on every lot. Scarcity explains the rest: 34 homes, about two qualified sales a year and one street.
Choose Manchester at Stonebridge for a newer, larger detached home on a single 34-home court at about $1.8 million to $2.0 million; choose Hawthorne Estates at Stonebridge for a similar-size 1995 to 2000 pool home at about half the recent price, with a higher homestead share and a few lake-edge flood pockets.
Both are detached, fee-simple neighborhoods of the master association with concrete tile roofs by covenant, association lawn care and the same $17,600 club layer, so the choice is about the house, the price and the street.
Factor | Manchester at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
Homes | 34 | 78 |
Streets | Manchester Court only | Winding Oaks Way (53), Wexford Ct (10), Springberry Cir (9), Essex Cir (6) |
Built | 2000 to 2002 | 1995 to 2000 |
County base area, median | 2,909 sq ft (2,455 to 3,819) | 2,783 sq ft (2,182 to 3,138) |
Lot size, median | 0.24 acre (0.22 to 0.46) | 0.24 acre (0.20 to 0.39) |
Private pools | 34 of 34 | 74 of 78 |
Neighborhood fee, FY2027 | $2,916 | $3,420 |
Club and neighborhood, FY2027 | $20,516 | $21,020 |
Homestead share | 52.9% | 78.2% |
Median just value, 2026 preliminary | $1,227,662 | $1,023,784 |
Median 2026 preliminary taxes | $9,704 | $5,943 |
County qualified sales, 12 months to Aug 20, 2026 | 4: $1,835,000 to $2,001,000 | 2: $985,000 and $995,000 |
Median $ per county base sq ft, same 12 months | $622 | $433 |
MLS closings, 12 months | 2 (0 and 44 days on market) | 1 (6 days on market) |
FEMA test points | 1624 Manchester Ct: shaded Zone X | 1900 and 1932 Springberry Cir, 1955 Wexford Ct: Zone AE |
Special recorded features | 2006 FEMA letter covering 12 lots; 2019 mailbox amendment | Preservation easement over lots 1 to 10; 2020 mailbox amendment |
Sources: recorded declarations; Collier County 2026 preliminary roll and recorded sales; the club’s FY2027 schedule; FEMA National Flood Hazard Layer, queried September 23, 2026; Southwest Florida MLS Matrix, pulled September 24, 2026.
Price per foot. On nearly the same median size, Manchester’s latest sales recorded $622 per county base square foot and Hawthorne Estates’ $433; age, scarcity and, we suspect, renovation explain the gap. Flood. Three Hawthorne Estates street points on Springberry Circle and Wexford Court map in Zone AE, on 6.0 to 8.2 feet of ground; Manchester’s tested point is shaded X at 9.90 feet. Taxes. Hawthorne Estates is 78.2% homesteaded with a $5,943 median tax bill, against Manchester’s $9,704.
Choose Manchester at Stonebridge if you want the newest and largest homes in Stonebridge, a pool guaranteed, a street where every neighbor is in the same price band, and you are comfortable paying for it and waiting for a listing. Choose Hawthorne Estates at Stonebridge if you want a similar-size pool home for roughly half the recent Manchester price, like a street with more year-round neighbors, and will do the flood homework on the lake-edge streets. Either way, Call Marc at (239) 287-5873 and we will lay the two neighborhoods’ recorded sales side by side before you tour.
Manchester at Stonebridge offers the largest, newest homes in Stonebridge Country Club, a pool on every lot, association lawn care and a single quiet court, but it costs the most to buy, carries the highest median property tax, and trades so rarely that a buyer may wait months for a listing.
If you’re searching for a Manchester at Stonebridge listing agent, or thinking, ‘I need someone to sell my Manchester at Stonebridge home…’ you are selling the rarest home in Stonebridge Country Club with no competing listing on the street, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Manchester listing from the county record.
Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)
In our reading, Manchester’s buyer is a move-up buyer comparing your home with larger homes in other Naples golf communities, who reads the recorded sales and the fee stack before touring. 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.
Honors and recognition:
In the 60 months since September 2021, the first window with ten or more sales, Manchester at Stonebridge has seen 10 DOR-qualified resales, dollar volume $16,769,500, median $1,698,000 (the mean of $1,596,000 and $1,800,000), low $1,300,000 and high $2,001,000 (Collier County recorded sales, newest recording June 12, 2026). In the last 12 months Manchester at Stonebridge has seen 2 resales in the Southwest Florida MLS, at 0 and 44 days on market, and 4 qualified sales on the county record totaling $7,736,000. Neither the county file nor the Matrix pull records the listing office, so we do not state how many we represented. Manchester’s own sold-to-list ratios were not broken out; Stonebridge’s eight fee-simple closings had a median of 92.96% of list and 28.5 days on market.
The club bars “For Sale” signs on the home and in vehicles and allows only the approved “Open House” sign, registered by 1:00 p.m. Friday, with one extra sign at the Winding Oaks Way intersection for a side-street home. Every showing passes the guarded gate, so a Manchester listing sells through photography, video, drone, the MLS, our qualified-buyer database and scheduled showings, or quietly off-market where a seller prefers it.
Start with a free Manchester at Stonebridge home valuation. It takes about a minute, and Jesse follows up with the Manchester sales that fit your home: its base area against the ten recorded sales, its lot, roof and pool, and what the latest four sales at $1,835,000 to $2,001,000 say about condition. An automated estimate cannot see that two of those four never touched the MLS.
(239) 898-6072, text or call. Confidential conversations welcome.
For the full selling process, read how we sell homes in Stonebridge Country Club.
For a well-kept home priced to Manchester’s own record, yes. The last four qualified sales each set a new high for the county’s Manchester series since 2021, no Manchester home was listed on September 24, 2026, and a single new listing is about six months of supply at the 60-month county pace. Listing in the fall puts a home in front of the winter buyers who drive most Stonebridge sales.
Against the ten recorded Manchester sales, adjusted for base area, lot, pool and condition, not against a Stonebridge median. The latest twelve months recorded $527 to $683 per county base square foot, and the smaller houses at 1676 and 1643 Manchester Court recorded the highest per-foot prices, so size alone does not set the number.
Manchester has no condominium association, so there is no condominium approval process. The master association issues the $299 estoppel, the buyer becomes a club member automatically, and the club’s 2001 resale article said approval applications were “not necessary for single family homeowners.” We confirm the current master practice on every listing.
The buyer. The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. Who pays what is still a contract term, but on a Manchester price the contribution is under 1%.
Yes. A lease does not stop a sale, but the buyer takes subject to it, so the lease term, the showing access and the closing date have to be coordinated. Stonebridge leases run at least 30 days, no more than four a year, and a tenant in place means showings run through the tenant.
Typically the brokerage commission, the deed documentary stamp tax at $0.70 per $100 of price (about $13,650 on a $1,950,000 sale under section 201.02), the $299 estoppel and prorated dues and taxes. In Collier County the buyer customarily pays for the owner’s title policy, but the contract controls who pays what.
Manchester at Stonebridge owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center, and the two read Manchester’s recorded supplement, the county roll for all 34 homes and every recorded Manchester sale since 2021 before writing this guide. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar are the Domain Realty team behind this Manchester 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 market that Stonebridge sits in.
We tracked every one of the 10 Manchester at Stonebridge sales the county recorded as qualified in the 60 months since September 2021, and matched the two MLS closings to their deeds by street, price and date. In the last 12 months we tracked all 33 Stonebridge closings in the Southwest Florida MLS and all 35 qualified Stonebridge sales on the county record, which is how we know that half of Manchester’s recent sales never reached the MLS.
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 are Top 1% Real Estate Agents Nationally Since 2008. On a Manchester page the credential that matters more is the reading behind it: the Sixth Supplement and its 2019 amendment, the master Declaration, nine years of fee schedules, FEMA’s 2006 letter, the school zone record and the county’s roll and deed file.
McGreevy and Comisar is a top-reviewed Manchester 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.
★★★★★ “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.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
Selling a Manchester at Stonebridge home? Get a free Manchester at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Buying in Manchester at Stonebridge? Call Marc at (239) 287-5873, 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).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Manchester, see our guide to Stonebridge Country Club and our Naples guide, and for the neighborhood a Manchester buyer most often weighs it against, our Hawthorne Estates at Stonebridge guide.
These Manchester at Stonebridge buyer questions are answered from the recorded Sixth Supplemental Declaration, the Stonebridge Country Club Declaration and fee schedules, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 24, 2026. Where the record stops, we say so.
A neighborhood of 34 fee-simple, detached pool homes on Manchester Court inside Stonebridge Country Club in North Naples, built from 2000 to 2002 and created by the Sixth Supplemental Declaration (OR 2488, Page 3431, 1998). It is governed by the master association, not by its own corporation.
This is the Manchester Court neighborhood of Stonebridge Country Club, Naples, FL 34109. It is not part of Stonebridge Golf and Country Club in Boca Raton, not in the MLS developments “Stonebridge North” or “Stonebridge South,” and not another Florida subdivision named Manchester.
Thirty-four, all on Manchester Court at house numbers 1604 to 1691, lots 218 to 251 of the Stonebridge Unit Five plat (Plat Book 30, Pages 76 to 77), per the Collier County 2026 preliminary roll.
None was listed on September 24, 2026 in the Southwest Florida MLS. Across Stonebridge there were nine actives, from $389,000 to $995,000. Call Marc at (239) 287-5873 to hear about the next Manchester listing.
The county recorded four qualified sales in the twelve months to August 20, 2026 at $1,835,000 to $2,001,000, median $1,950,000, and ten in the 60 months since September 2021 at a median of $1,698,000.
1624 Manchester Court $1,835,000 (October 2025), 1676 $1,900,000 (March 2026), 1604 $2,000,000 (April 2026) and 1643 $2,001,000 (June 2026), per the county’s recorded sales. Only the first two appear as MLS closings.
On county base area, the latest twelve months ran $527 to $683 per square foot, median $622 (the mean of $580 and $663). On MLS living area, the two MLS closings were $520.42 and $663.18. The two measures are not comparable.
The county roll dates them to 2000 (14), 2001 (19) and 2002 (1), the last homes built in Stonebridge. The developer of record was Taylor Woodrow Communities, a partnership of Taylor Woodrow Homes Florida, Inc. and Monarch Homes of Florida, Inc.
County base area runs 2,455 to 3,819 square feet, median 2,909; adjusted area runs 2,960 to 4,473, median 3,470, the largest in Stonebridge. Bedroom counts are not on the county roll, so we confirm them house by house.
Yes. The county roll records a private pool at all 34 homes, a spa at 26 and a screen enclosure at 33. Manchester is the only Stonebridge neighborhood where every home has a pool.
From 0.22 to 0.46 acre, median 0.24, per the county roll. The 0.46-acre lot is the largest single-family lot in Stonebridge.
Frontage is not mapped lot by lot in the records we read, so we do not state which lots back onto golf, lake or preserve. We confirm the view from the survey and the site for each home.
The Manchester neighborhood fee is $2,916 a year for FY2027 ($729 a quarter), mainly landscaping and irrigation, plus the $17,600 club-level charge every Stonebridge home pays: $20,516 a year in all.
An outside buyer pays the association a $17,500 capital contribution, a $600 membership transfer fee and a $299 estoppel fee under the FY2027 schedule, $18,399 in all. A qualifying existing Stonebridge owner’s contribution is $0.
The 2026 preliminary roll’s median total tax for Manchester is $9,704, the highest in Stonebridge. A buyer’s bill will differ, because the assessment resets after a change of ownership and the seller’s homestead exemption does not transfer.
No CDD and no special-district assessment: every Stonebridge roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master special assessment appears in the club’s FY2019 to FY2027 schedules.
Yes. “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club. Membership is bundled and non-equity, with no deposit.
Your own pool, association lawn care and, through the deed, the club: an 18-hole par 71 course, five Har-Tru tennis courts, a fitness center, the resort-style pool and four dining venues, with no food-and-beverage minimum.
Stonebridge has two gated entrances, on Immokalee Road and Airport-Pulling Road North, and the club advertises a 24-hour guarded gatehouse. Manchester has no separate gate.
No. Stonebridge’s master Declaration carries no age restriction, and Manchester’s supplement adds none.
Yes, for at least 30 days, no more than four leases a calendar year, whole home only, in writing, under the master Declaration. Tenants may use the club under the rules at renter rates.
Yes: household pets in a reasonable number set by the Board, leashed outside the home, never on the golf course.
The FEMA test point at 1624 Manchester Court returned shaded Zone X on panel 12021C0194J, effective February 8, 2024, at 9.90 feet of ground. Confirm any home with its elevation certificate or a lender’s flood determination.
A shaded-X home generally does not trigger a lender’s mandatory purchase, but Citizens requires flood coverage on every personal residential wind policy from January 1, 2027, and the state’s model puts Manchester Court in the Category 2 surge zone.
FEMA letter of map change 06-04-BS70A, issued August 2, 2006, covers Stonebridge Unit Five lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248. FEMA revalidated it with the 2024 maps.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center reports for Ian (2022), Helene or Milton (2024). The seller’s disclosure speaks to a specific home.
The Sixth Supplemental Declaration requires concrete tile roofs. The insurance questions are the roof’s age, whether its replacement was permitted and how it is attached.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2026, per the district’s zone database for 1624 Manchester Court.
From the clubhouse, off-peak: NCH North Naples Hospital about 5 minutes, I-75 about 6, Delnor-Wiggins Pass State Park about 9, Vanderbilt Beach about 11 and RSW about 30.
Stonebridge Country Club Community Association, Inc. (N47808), the master association that is also the club, with a Manchester Neighborhood Advisory Committee of three to five owners that advises on the neighborhood budget.
Manchester is 34 homes built 2000 to 2002 that recorded $1,835,000 to $2,001,000 in the latest twelve months; Hawthorne Estates is 78 homes built 1995 to 2000 that recorded $985,000 and $995,000. Median sizes are close: 2,909 and 2,783 county square feet.
The roof permit date, a current wind mitigation form, the pool and cage age, the elevation certificate if the lot is on FEMA’s 2006 letter, the §720.401 disclosure summary and the master estoppel.
Call Marc at (239) 287-5873. Every showing passes the guarded gate, so we schedule access, and we will put Manchester’s recorded sales beside each home before you tour. See our Stonebridge buying guide.
These Manchester at Stonebridge seller questions are answered from the Collier County recorded sales and roll, the club’s FY2027 fee schedule and governing documents, Florida statutes and the Southwest Florida MLS Matrix, pulled September 24, 2026. Tax and legal questions are answered at the level of the public rule; your CPA and closing attorney answer them for your sale.
Start with Manchester’s own record: ten qualified sales in 60 months at a median of $1,698,000, and four in the latest twelve months at $1,835,000 to $2,001,000. Size, lot, pool, roof and condition adjust from there.
Request a free Manchester at Stonebridge home valuation, or call Jesse direct at (239) 898-6072. We price against Manchester’s recorded sales, not a Stonebridge average.
The one who has read Manchester’s supplement, the fee schedule and all ten recorded sales first. We are Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
$1,835,000 (October 2025), $1,900,000 (March 2026), $2,000,000 (April 2026) and $2,001,000 (June 2026), all qualified sales on the county record.
About two. The county recorded ten qualified Manchester sales in the 60 months since September 2021, with four in the latest twelve months.
Two of the four latest qualified sales do not appear among the MLS closings for Development STONEBRIDGE. The county file includes private sales, so we give appraisers and buyers the county record, not just the MLS.
For a well-presented home priced to Manchester’s record, yes: no Manchester listing on September 24, 2026, and four recent sales at the top of Stonebridge.
The two MLS closings in the latest twelve months took 0 and 44 days. Stonebridge’s fee-simple closings had a median of 28.5 days.
The Matrix pull did not break out Manchester’s ratios. Stonebridge’s eight fee-simple closings had a median of 92.96% of list, and all 33 Stonebridge closings 95.43%, in the twelve months to September 24, 2026.
Fall, for the winter buyer pool. Across Stonebridge, December through May recorded 24 of the 35 qualified sales in the latest twelve months on the county record.
No. In the latest twelve months the two smallest houses by county base area, 1676 and 1643 Manchester Court, recorded the highest prices per square foot, $663 and $683.
Manchester has no condominium association, so there is no condominium approval. The master association issues the estoppel and the buyer becomes a club member automatically; we confirm current master practice on every listing.
A statutory notice that membership is mandatory, covenants are recorded and assessments are owed. Present it before the buyer signs; if not, the buyer may void the contract within 3 days of receiving it or before closing.
$299 for FY2027, from the master association’s Controller’s office. Manchester needs only one.
The buyer, under the Declaration: $17,500 for an outside buyer and $0 for a qualifying existing owner under the FY2027 schedule. The contract still controls.
Less than anywhere else in Stonebridge: the $18,399 an outside buyer brings to the association is under 1% of a Manchester price, against about 4.5% on a $410,000 condominium.
The $1,920 renovation fee is billed quarterly until February 2035; on our reading, a seller owes only installments due through closing. Confirm on your estoppel.
Typically the commission, the deed documentary stamp tax (about $13,650 on $1,950,000), the $299 estoppel and prorated dues and taxes. In Collier County the buyer customarily pays the owner’s title policy.
Florida taxes are paid in arrears, so the seller credits the buyer for the seller’s days of the year, usually estimated from the prior year’s bill.
No. The buyer’s assessment resets after the sale, and the buyer applies for their own exemption. You may be able to port your Save Our Homes benefit to your next Florida homestead; ask your advisor.
Lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248 are on it. If yours is, have the letter and the elevation certificate ready for the buyer’s lender and insurer.
Under section 689.302, whether you filed a flood insurance claim, received federal flood assistance, or know of flood damage during your ownership. Answer from your records.
Yes, through insurance. A permitted post-2002 re-roof, a hip roof and a current wind mitigation form lower a buyer’s premium quote. Concrete tile is required by covenant.
On a 24 to 26 year old house with a pool and cage, often yes: a four-point and wind mitigation report answer the insurer’s first questions before a buyer asks.
Yes, registered with the association office by 1:00 p.m. Friday, using only the approved sign from noon to 5 p.m., at most twice a week, plus one sign at the Winding Oaks Way intersection.
No. The club’s open house rules bar “For Sale” signs on the home and in vehicles.
Yes, and half of Manchester’s latest qualified sales appear to have traded outside the MLS. We offer a discreet off-market approach alongside full marketing.
Yes, subject to the lease. Coordinate the lease end, showing access and closing date.
Fix what an inspector and insurer will flag first: roof, openings, pool equipment. Exterior changes need Architectural Review Committee approval, so plan lead time.
Yes: Manchester’s latest sales recorded $622 per county base square foot against $490 in Thornbrooke and $433 in Hawthorne Estates. We price against Manchester’s record.
About 38% of Manchester owners receive their tax bill outside Florida. We handle showings, the estoppel and the file locally, and remote closings are routine.
Roof permit, wind mitigation form, pool and cage records, the elevation certificate if you have one, the FEMA letter if your lot is listed, the §720.401 summary and the estoppel order.
Commissions are negotiable and not set by law. We set out the fee and the marketing plan in writing before you sign.
Every Manchester at Stonebridge fact on this page comes from a recorded instrument, a club document, a county, state or federal record, dated news reporting, the Collier County 2026 preliminary tax roll or the Southwest Florida MLS Matrix, pulled September 24, 2026. No brokerage, listing portal or IDX feed is cited.
The official Manchester at Stonebridge documents below are recorded with the Collier County Clerk, published by Stonebridge Country Club Community Association or issued by FEMA. They are the documents we read for this guide, and the ones a Manchester buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Supplemental Declarations compilation, including the Sixth Supplement (Manchester) and its 2019 amendment | Stonebridge Country Club Community Association (recorded instruments) | June 2020 | Creation of the four fee-simple neighborhoods; Manchester’s concrete tile roof rule and mailbox standard | |
FY2027 Rates and Fees | Stonebridge Country Club Community Association | September 2, 2026 | $17,600 club layer, $2,916 Manchester fee, capital contribution, transfer and estoppel fees | |
Amended and Restated Declaration (member-era copy) | Stonebridge Country Club Community Association | posted 2019, archived September 21, 2021 | Leasing, pets, vehicles, architectural review, assessments, amendments | |
FEMA revalidation letter 18-04-0009V | FEMA | February 2024 | Revalidated letters of map change, including 06-04-BS70A for twelve Stonebridge Unit Five lots | |
Recorded Sixth Supplemental Declaration (OR 2488, Page 3431) and Unit Five plat (Plat Book 30, Pages 76 to 77) | Collier County Clerk of the Circuit Court | 1998 | The recorded instruments, including Exhibit A | |
Hurricane Shutter Standards | Stonebridge Country Club | current file | Which storm devices may stay up, by view |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Manchester 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.
