Middleburg at Stonebridge is 84 coach-home condominiums in 14 six-unit buildings on Aberdeen Lane in Stonebridge Country Club, Naples, built 1995 to 1998, with bundled club membership. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Middleburg at Stonebridge sellers call first, and the team its buyers call when they want the record rather than the brochure: what a lower or upper coach home has actually recorded at the county, what the calendar-2026 condominium fee and the FY2027 club bill add up to, and what Florida condominium law asks of a 1995 to 1998 building. Middleburg at Stonebridge is a coach-home condominium neighborhood inside the master-planned community of Stonebridge Country Club in Naples, Florida. It is 84 condominium coach homes in 14 six-unit buildings, every one addressed on Aberdeen Lane, governed by Middleburg at Stonebridge Condominium Association, Inc. under a declaration recorded September 26, 1995, and every owner is automatically a member of the club. 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.
A note on names, because search engines blur them. This Middleburg is the one inside Stonebridge Country Club in North Naples, ZIP 34109. It is not the town of Middleburg in Clay County, Florida, near Jacksonville, and Stonebridge here is not Stonebridge Golf and Country Club in Boca Raton, nor the separate MLS developments listed as “Stonebridge North” and “Stonebridge South.”
This page is built from the Clerk’s recorded instruments, the association’s state filing, the county’s 2026 roll and DOR-qualified sales file, the club’s FY2027 fee schedule and posted Middleburg application, FEMA’s flood layer, the school district’s zone database and the Southwest Florida MLS, pulled September 24, 2026. Owners should start with the market snapshot and the seller section; buyers with the plans, fees and rules.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Middleburg at Stonebridge because the case rests 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 Middleburg read built from every qualified county deed since 2021, both recent MLS closings and the association’s own filings.
If you’re searching for the best realtor for Middleburg at Stonebridge in Stonebridge Country Club, Naples, whether you’re ready to sell your Middleburg 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 Middleburg for a specific reason. Middleburg looks like one product and is really four. Each six-unit building holds two lower end units of 1,837 square feet of county base area, one lower middle unit of 1,662, two upper end units of 2,182 and one upper middle unit of 2,172. Those four positions sell to different buyers, and they sell rarely: the county recorded only 13 qualified Middleburg resales in the 60 months since September 2021. A listing agent who prices a Middleburg coach home off a Naples condominium average, or off a Stonebridge-wide median that blends $400,000 flats with $2 million pool homes, misses all of it.
Recent Middleburg at Stonebridge track record (last 12 months): In the last 12 months Middleburg at Stonebridge has seen 2 resales in the Southwest Florida MLS (Development STONEBRIDGE, closings September 25, 2025 to September 24, 2026, pulled September 24, 2026): $770,000 at 2120 Aberdeen Lane in April 2026 after 27 days on market, and $750,000 at 2070 Aberdeen Lane in July 2026 after 9 days. Two sales are too few for a median to carry weight, so we widened the window to the first one with ten or more sales: the Collier County Property Appraiser’s sales file records 13 DOR-qualified resales in the 60 months since September 2021, at a median of $650,000 (n = 13, an odd count, so the median is an observed sale) and a range of $529,000 to $840,000, with no builder-direct sale in the set (newest recorded sale in the county file April 27, 2026). The highest-priced Middleburg sale in that window was $840,000, recorded in 2024. The MLS report behind this page did not break out a sale-to-list ratio for each Middleburg closing, so we cite Stonebridge’s: a median of 95.43% across all 33 community closings and 96.00% across its 25 condominium closings. The pull did not record the listing office, so we state no represented-sale count for Middleburg; ask us and we will walk you through both closings and all thirteen resales.
For Middleburg 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 Middleburg that marketing has to reach people who are not in Naples: only 37 of the 84 owners use a Florida mailing address on the 2026 preliminary roll, and only 29 claim a homestead exemption. We also build the paperwork file before the first showing: the Middleburg condominium estoppel and the master association’s $299 estoppel, the Chapter 718 resale package, the association’s written position on the milestone inspection and structural integrity reserve study, the application the Middleburg board uses to approve a sale, and the $17,500 capital contribution your buyer will owe the master association.
For Middleburg buyers: the first question is position (lower end, lower middle, upper end or upper middle), because it sets size and price. The second is carrying cost: $7,080 to the condominium (calendar 2026) plus $17,600 to the club (FY2027) is $24,680 a year before taxes and insurance, our arithmetic. The third is the rules: leases of 30 days or more, four a year at most, no tenant pets, parking only in garages or driveways. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Aberdeen Lane building; we answer them below.
We tracked every one of the 13 Middleburg at Stonebridge qualified resales in the county’s 60-month window, and every Middleburg deed by year back to 2021, before writing a word of this guide.
Honors and recognition:
Selling your Middleburg at Stonebridge home? Get a free Middleburg at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Middleburg at Stonebridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start with how we help buyers in Stonebridge Country Club.
Living in Middleburg at Stonebridge means owning a coach-home condominium, upstairs or down, on Aberdeen Lane, a short walk north of the Stonebridge Country Club clubhouse, with a garage or driveway at your door, a recreation parcel owned by your own association, and full club membership attached to the deed, without a yard or roof to maintain.
Middleburg is one of three Stonebridge condominiums the club itself calls “coach homes,” alongside Braeburn at Stonebridge and Ashton Oaks at Stonebridge, per the club’s Cost of Ownership page. The other three condominiums, Carrington, Heatherwood and Willow Bend, the club calls “condominiums,” and their eight-unit buildings use smaller plans.
Middleburg at Stonebridge is a Florida condominium, created by a Declaration of Condominium recorded with the Collier County Clerk on September 26, 1995 (Instrument 1978748, OR Book 2103, Page 137), per the Clerk’s COR Access index. The county roll carries it as “MIDDLEBURG AT STONEBRIDGE A CONDOMINIUM,” with 84 residential units (Collier County Property Appraiser, 2026 preliminary tax roll). Its association, Middleburg at Stonebridge Condominium Association, Inc., is Florida document N95000001726, filed April 11, 1995 and active, per the Florida Division of Corporations.
Owners belong to two associations: the Middleburg condominium association, which runs the buildings and grounds, and Stonebridge Country Club Community Association, Inc., both master association and club.
All 84 Middleburg units sit in 14 six-unit buildings addressed 2055 to 2150 Aberdeen Lane, per the county roll, and Aberdeen Lane holds nothing else: its one non-residential parcel, 2068 Aberdeen Lane, is Middleburg’s own recreation parcel. Any listing that places a Middleburg unit on another street is mislabeled.
On the coordinates the federal Census geocoder and the school district return, the Middleburg test point at 2120 Aberdeen Lane sits about a fifth of a mile north of the clubhouse at 2100 Winding Oaks Way, measured in a straight line, by our arithmetic. Its nearest neighbor on the map is Willow Bend at Stonebridge, whose tested building at 1940 Willow Bend Circle lies roughly a quarter kilometer to the west. For a resident that means the Bistro, the pool and the fitness center are a short walk or a golf-cart ride away, which is a real part of what a Middleburg buyer pays for.
On the Collier County Property Appraiser’s 2026 preliminary roll, 29 of the 84 units (34.5%) carry a Florida homestead exemption and 37 of 84 owners use a Florida mailing address, placing Middleburg between the mostly year-round single-family streets (Hawthorne Estates, 78.2% homestead) and the mostly seasonal condominiums (Carrington, 16.9%). Our reading, not a survey: a typical Middleburg owner is a downsizer or part-year resident who wants 1,650 to 2,200 square feet, a garage and no yard work.
“Coach home” is a marketing term, not a legal category, and the club applies it to Middleburg, Braeburn and Ashton Oaks. Legally each Middleburg unit is a condominium unit under Chapter 718, Florida Statutes. By our reading of the county roll, each building has three lower and three upper units, and the association’s application refers to “the garages or driveways serving the Units.” The recorded plot plans, not read for this page, settle each unit’s layout.
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s archived new home purchase page. A Middleburg owner pays the same $17,600 in FY2027 club-level charges as a Manchester Court estate owner, golfer or not, for the same privileges: the par 71 course redesigned by Kipp Schulties in 2023, five Har-Tru tennis courts, the fitness center, the resort-style pool and four dining venues.
Middleburg has no private pools, no private yards, no boat docks and no age restriction. The county roll records a private pool on none of the 84 units. There is no marina or beach club anywhere in Stonebridge, and the Gulf beaches are about three miles away in a straight line, per the club. Street parking is not allowed at any time under the association’s posted rules.
Middleburg at Stonebridge recorded 13 DOR-qualified resales in the 60 months since September 2021, at a median of $650,000 and a range of $529,000 to $840,000, per the Collier County Property Appraiser’s sales file. Two Middleburg coach homes closed on the Southwest Florida MLS in the twelve months to September 24, 2026, at $750,000 and $770,000.
Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)
Middleburg is a thin market: 84 units in four sizes produced two MLS closings in the latest year and one to five qualified county deeds in each calendar year since 2021. So we lead with the county’s first window that reaches ten sales, list recent sales one by one, and name the window beside every figure. The multi-year series here is county recorded sales, not MLS; a wider MLS window was not pulled for this build, and we do not invent one.
The first county window with ten or more Middleburg sales is 60 months. The Collier County Property Appraiser’s sales file (DOR-qualified improved sales only, newest recorded sale April 27, 2026) holds:
Window | Qualified sales | Median | Low | High |
|---|---|---|---|---|
60 months, since September 2021 | 13 | $650,000 | $529,000 | $840,000 |
Builder-direct (first sale of a new unit) | 0 | n/a | n/a | n/a |
Resales | 13 | $650,000 | $529,000 | $840,000 |
Source: Collier County Property Appraiser sales file, DOR-qualified sales, matched on the roll subdivision “MIDDLEBURG AT STONEBRIDGE.” Thirteen is an odd count, so the median is an actual recorded sale, not an average of two. None of the thirteen was a sale from a builder: the last Middleburg units were completed in 1998.
Two Middleburg coach homes closed on the Southwest Florida MLS in the twelve months to September 24, 2026 (Development STONEBRIDGE, pulled September 24, 2026). Two is too few for a median to mean much, so here they are one by one, by building address only:
Building | MLS living area | Sold price | Days on market | Closed | Price per sq ft, MLS living area |
|---|---|---|---|---|---|
2120 Aberdeen Lane | 2,075 sq ft | $770,000 | 27 | April 2026 | $371.08 |
2070 Aberdeen Lane | 1,837 sq ft | $750,000 | 9 | July 2026 | $408.27 |
Source: Southwest Florida MLS, pulled September 24, 2026. The two closings total $1,520,000. Their middle value, the mean of the pair, is $760,000, and their median days on market is 18, the mean of 9 and 27. The mean of the two per-sale prices per square foot of living area is $389.68; that is a mean of per-sale ratios, not a ratio of totals. Both were lower-level units.
On September 24, 2026 the Southwest Florida MLS showed no active Middleburg listing. Stonebridge as a whole had nine, asking $389,000 to $995,000: six condominiums in Heatherwood, Willow Bend and Carrington, one Thornbrooke home and two Shoreham villas. A Middleburg seller listing this fall has no direct Middleburg competitor, and Braeburn, the nearest coach-home comparison, had none active either.
With zero actives and two closings in twelve months, Middleburg’s months of supply on September 24, 2026 was zero, our arithmetic. Stonebridge as a whole had about 3.3 months (nine actives against 33 closings a year), a median of 26 days on market and a median sold-to-list ratio of 95.43% (Southwest Florida MLS, closings September 25, 2025 to September 24, 2026). Both Middleburg closings beat that median.
The county roll’s recorded sales give a longer view. Each row shows the qualified sales out of all recorded deeds; where there were one to four qualified sales, we list them instead of a median.
Year | Qualified of recorded deeds | Qualified prices | Price per sq ft, county base area |
|---|---|---|---|
2021 | 5 of 10 | median $439,000 (range $300,000 to $605,000) | median $215 |
2022 | 3 of 14 | $529,000; $600,000; $649,000 | median $353 |
2023 | 2 of 14 | $609,000; $750,000 | $280; $344 |
2024 | 1 of 9 | $840,000 | $457 |
2025 | 5 of 15 | median $700,000 (range $605,000 to $750,000) | median $321 |
Trailing 12 months, Aug 21, 2025 to Aug 20, 2026 | 1 of 5 | $770,000 (recorded April 27, 2026) | $419 |
Source: Collier County Property Appraiser, 2026 tax roll, qualified sales by recording year. The trailing twelve months overlaps the last four months of 2025; no qualified Middleburg deed was recorded in that overlap, so the two rows share no sale. Per-foot figures divide the deed price by the county’s base area for the unit, never by MLS living area, and the two measures are not compared anywhere on this page.
Three readings, our arithmetic:
The Collier County Property Appraiser’s 2026 preliminary roll sets a median just value of $514,112 across all 84 Middleburg units (an even count, the mean of the middle pair, $476,739 and $551,484), within a range of $425,514 to $561,954. Just value is a mass appraisal as of January 1, 2026, well below the 2026 closings and no guide to a listing price. The median 2026 preliminary tax bill is $4,482.
This is a public-record sale, not one of ours: the July 2026 closing at 2070 Aberdeen Lane, taken apart the way we would before pricing a Middleburg listing.
In the last 12 months we tracked both Middleburg closings and all 33 Stonebridge closings on the MLS, and all 35 qualified Stonebridge deeds at the county, which is how we know a well-prepared Middleburg lower unit in season is a days-on-market story, not a months-on-market one.
Middleburg at Stonebridge was created in September 1995, when its Declaration of Condominium was recorded during Taylor Woodrow’s buildout, the second condominium declared at Stonebridge Country Club after Heatherwood. Its association had filed with the state that April, and its 84 coach homes were completed between 1995 and 1998 on land Collier County first zoned in 1988.
Stonebridge began as “Southampton at Naples.” Collier County zoned the land as the Southampton planned unit development by Ordinance 88-53 in 1988, re-adopted it as Ordinance 91-46, and replaced both with Ordinance 92-24, approved April 28, 1992, covering 313.5 acres, per the county’s PUD Master List. The golf course opened in February 1992 as the Southampton course, a Gene Bates par 72, under Southampton Development Corporation, which had filed with the state in December 1989; the club’s own history says development began in March 1989 under Weiner Homes Corporation.
The 1994 assignment of developer rights (OR 1994, Page 439) names a “Sienna at Southampton Condominium Association” that was never built under that name. The name survives at Middleburg in one place: the roll puts Middleburg’s recreation parcel on the “Sienna at Southampton” plat as Tract B-4. Whether Middleburg rose on land once planned for Sienna is not in any record we read, and we do not assume it.
Taylor Woodrow Communities took over the developer’s rights by an assignment recorded October 14, 1994 (the club dates the purchase to September 1994), the association was renamed Stonebridge Country Club Community Association that November, and Taylor Woodrow recorded the Amended and Restated Declaration for Stonebridge Country Club on March 17, 1995 (OR 2040, Page 1). “The revised logo, street and neighborhood names were derived from locations and fixtures found in England,” per the club’s history, which is where the Middleburg and Aberdeen names come from.
Middleburg at Stonebridge Condominium Association, Inc. filed with the Florida Division of Corporations on April 11, 1995, as document N95000001726, the same day as Heatherwood’s association (N95000001729), making the two the oldest condominium associations at Stonebridge. The state record lists the association as active, its most recent annual report filed April 10, 2026, and its principal address in care of Complete Property Management of SWFL, 3050 N. Horseshoe Drive, Suite 172, Naples, per the Division of Corporations. The state record’s last listed event is an amendment.
Middleburg at Stonebridge had no active listing among Stonebridge Country Club’s nine MLS listings on September 24, 2026, and its two closings of the preceding year sold in 9 and 27 days. In a neighborhood that thin, the seller who prices to the unit’s position, documents assembled, is the seller who closes.
Selling a Middleburg at Stonebridge coach home? Get a free Middleburg at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying at Middleburg at Stonebridge? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Collier Clerk’s index records the Middleburg declaration and three later instruments, per COR Access:
Recorded | Instrument | Official Records | What the index shows |
|---|---|---|---|
September 26, 1995 | 1978748 | Book 2103, Page 137 (80 pages) | Declaration of Condominium, Middleburg at Stonebridge |
November 6, 1996 | Book 2247, Page 2376 | Phase II added | |
December 2, 1996 | Book 2255, Page 2109 | Phase II instrument re-recorded | |
April 18, 1997 | Book 2305, Page 2737 | Amendment indexed as the “Tenth” |
Source: Collier County Clerk, COR Access index. The recording data is from the index; the declaration’s 80 pages were not read for this page, so we do not quote its sections. A buyer receives the full text in the resale package under s. 718.503, Florida Statutes.
The county roll dates Middleburg’s 84 units to four years: 6 in 1995, 42 in 1996, 24 in 1997 and 12 in 1998. At six units a building, that is one building in 1995, seven in 1996, four in 1997 and two in 1998, our arithmetic. The first sales out of the developer ran from September 1995 to February 1999 at a median of $188,050, per the county’s sales history; the T12 sale of $770,000 is a little over four times that figure, our arithmetic, before inflation.
Owners took control of the master association from Taylor Woodrow at a turnover meeting on November 1, 2001, per the meeting minutes. The 2001 transition committees, the club’s archived transition page shows, seated one representative from each of the ten neighborhoods, Middleburg included.
Selling a Middleburg coach home that has been in the family since the 1990s? Get a free Middleburg at Stonebridge home 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.
Middleburg at Stonebridge’s 84 coach homes come in four county-measured sizes: 1,837 and 1,662 square feet on the lower level and 2,182 and 2,172 upstairs, repeated identically in each of 14 six-unit buildings built from 1995 to 1998. None has a private pool, and the association’s rules confine parking to garages and driveways.
Position in each building | Units per building | Units in Middleburg | County base area | Level |
|---|---|---|---|---|
Lower end units | 2 | 28 | 1,837 sq ft | Ground |
Lower middle unit | 1 | 14 | 1,662 sq ft | Ground |
Upper end units | 2 | 28 (one roll record excluded, below) | 2,182 sq ft | Upper |
Upper middle unit | 1 | 14 | 2,172 sq ft | Upper |
Source: Collier County Property Appraiser, 2026 preliminary roll, residence building rows. The per-building pattern (units 101 and 103 at 1,837, 102 at 1,662, 201 and 203 at 2,182, 202 at 2,172) is read from the roll; the counts in the third column are our arithmetic across 14 buildings. One upper-unit record carries a base area of 218 square feet, which is almost certainly a county keying error given that every other unit in the same position reads 2,182; we exclude it from every size figure on this page. The median base area across all 84 records is 1,837 square feet.
Bedroom and bathroom counts are not on the county roll, and the plot plans were not read for this page, so we publish no bedroom count. The association limits occupancy to “two (2) persons per bedroom,” so check a listing’s count against the declaration.
Middleburg units are served by garages and driveways: the association’s posted application says “Vehicles shall be parked only in the garages or driveways serving the Units. Parking of cars on the street is not allowed at any time,” per the Middleburg lease and sale application. How many garage bays each unit has is not stated in any public document we read; it sits in the declaration’s description of units and limited common elements. Under the master Declaration, boats, trailers, RVs and commercial vehicles may be kept only inside an enclosed garage.
The county roll dates the 84 units to 1995 (6), 1996 (42), 1997 (24) and 1998 (12). Every Middleburg building therefore predates the first statewide Florida Building Code, effective March 1, 2002, per the Florida Housing overview of the code, and postdates Hurricane Andrew. Roofs, openings and envelopes are association matters; ask which buildings have been re-roofed and when. The roll records no private pool on any unit, and no source we read records golf or lake frontage by building, so we make no view claim for any address.
A Middleburg at Stonebridge coach home comes with two layers of amenities: Middleburg’s own 0.17-acre recreation parcel at 2068 Aberdeen Lane and its maintained grounds, paid for by the condominium fee, and full Stonebridge Country Club membership, bundled and non-equity, covering golf, tennis, fitness, the resort-style pool and dining.
Middleburg is the only Stonebridge condominium whose amenity land shows up as its own roll parcel. The county roll lists 2068 Aberdeen Lane, Tract B-4 “(REC AREA)” of the Sienna at Southampton plat, 0.17 acre, owned by Middleburg at Stonebridge Condominium Association, Inc. (Collier County Property Appraiser, 2026 preliminary roll). The club says each condominium fee pays for a pool, so this parcel is most likely Middleburg’s pool, which is our inference from the “REC AREA” label and the club’s wording; a buyer can confirm it in one visit.
Every Middleburg owner is a member. For FY2027 the $17,600 club-level charge covers, per the club’s Cost of Ownership page and FY2027 schedule:
The clubhouse at 2100 Winding Oaks Way opened in January 1996, according to the club, and was renovated and expanded in a 33,000-square-foot project completed in September 2014, as reported by the contractor, Brooks and Freund. It is about a fifth of a mile south of the Middleburg test point, by our straight-line measurement.
Membership cannot be declined and is not an equity stake: “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; the 1996 Fourth Supplemental Declaration required the developer to deed the club facilities to it, per the club’s Supplemental Declarations compilation.
Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road North. The club advertises a “24 hours guarded gatehouse” on its membership page, and its FY2025 budget package shows the Airport-Pulling Road gate staffed: management listed un-staffing it as a $75,000 savings option and the Board kept it. Staffed hours at each entrance are not published.
Selling a Middleburg coach home with the club a short walk away? Get a free Middleburg at Stonebridge home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we help buyers in Stonebridge Country Club.
The Middleburg at Stonebridge condominium fee is $7,080 a year for calendar 2026, or $1,770 a quarter, billed by the association’s manager, per the club’s FY2027 fee schedule. It has held at $7,080 for three calendar years, after rising from $3,980 in 2021. Every owner also pays the $17,600 FY2027 club-level charge.
Year and source | Middleburg condominium fee |
|---|---|
FY2019 club page | $4,300 |
FY2020 club page | $4,300 |
Calendar 2020 (FY2021 schedule) | $3,980 |
Calendar 2021 (FY2022 schedule) | $3,980 |
Club page captured June 2023 (year not labeled) | $4,300 |
Calendar 2024 (FY2025 schedule, September 2024) | $7,080 |
Calendar 2025 (FY2025 schedule, April 2025) | $7,080 |
Calendar 2026 (FY2027 schedule) | $7,080 |
Sources: archived club pages for FY2019 and FY2020; the FY2021 and FY2022 schedules; the June 2023 capture; the September 2024 and April 2025 schedules; and the FY2027 schedule. The club’s pages lag the condominiums’ own calendar-year budgets, so each figure is labeled with the year the source gives.
From calendar 2021 ($3,980) to calendar 2024 ($7,080) the Middleburg fee rose $3,100, about 78 percent, our arithmetic, in the years Florida’s condominium reserve and insurance costs rose statewide; that is context, not a proven cause, since only the association’s budgets would prove it. Since 2024 the fee has held flat while Braeburn at Stonebridge rose from $6,820 to $7,552 and Carrington from $5,600 to $6,024, per the same club schedules.
The club describes each condominium fee as primarily covering “property management, landscaping, irrigation, building exterior maintenance, pool, and reserves” on its Cost of Ownership page. The association’s building insurance, reserve schedule and any hurricane deductible are not published; they arrive in the resale package and on the condominium estoppel certificate, and a buyer should read them before the inspection period ends.
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. Whether the Middleburg condominium association has levied or approved a special assessment is not public. Under s. 718.116(8), Florida Statutes, the condominium estoppel certificate must itemize every assessment and special assessment owed and scheduled, which is where a buyer finds the answer.
A Middleburg at Stonebridge owner pays two recurring association bills, the $7,080 calendar-2026 condominium fee and the $17,600 FY2027 Stonebridge Country Club charge, for $24,680 a year, plus county property tax. 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 (CAM) | $2,667 on the PDF, $2,869 on the web page |
Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page |
Clubhouse Renovation Fee | $1,920 |
F&B Service Charge | $950 |
Strategic Reserves (new) | $100 |
Total | $17,600, billed $4,400 a quarter |
Source: the club’s FY2027 schedule, dated September 2, 2026, and the Cost of Ownership page. 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. The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035.
Recurring charge | Annual | Monthly equivalent |
|---|---|---|
Middleburg condominium fee (calendar 2026) | $7,080 | $590 |
Club-level charges (FY2027) | $17,600 | $1,467 |
Association total | $24,680 | $2,057 |
Median 2026 preliminary property tax, all 84 units | $4,482 | $374 |
With the median tax bill | $29,162 | $2,430 |
Our arithmetic; monthly figures rounded. HO-6 insurance and golf rounds are extra, and a buyer’s tax bill is recalculated on the new assessment.
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 FY2027 schedule. 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. 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 Middleburg condominium association charges its own estoppel fee and application fee on top; the posted application shows a $100 processing fee.
Every Stonebridge parcel sits in Collier millage area 133, which shows 9.4020 mills on the 2026 preliminary roll (proposed, not adopted), about $940 a year per $100,000 of taxable value. The median 2026 preliminary bill across Middleburg is $4,482. Save Our Homes resets on a sale, so a buyer’s bill is recalculated and a non-homestead buyer usually pays more than the seller did; bills are mailed October 31 with early-payment discounts, per the Collier County Tax Collector.
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, and the state’s official list of special districts has none for it.
Selling a Middleburg coach home? Your buyer’s $18,399 to the master association is part of how they judge your price, and we price with it in view: get a free Middleburg at Stonebridge home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 for the full stack on a specific building, or read how we represent buyers in Southwest Florida.
Three layers of documents govern a Middleburg at Stonebridge coach home: the Middleburg Declaration of Condominium recorded in 1995 with its phase amendments, the Stonebridge Country Club master Declaration and club rules, and the Middleburg association’s own rules and application. Chapter 718 governs the condominium, and Chapter 720 the master association.
The Collier Clerk’s index records the Declaration of Condominium for Middleburg at Stonebridge on September 26, 1995 (Instrument 1978748, OR 2103, Page 137, 80 pages), a Phase II instrument on November 6, 1996 (OR 2247, Page 2376) re-recorded December 2, 1996 (OR 2255, Page 2109), and an amendment indexed as the “Tenth” on April 18, 1997 (OR 2305, Page 2737), per COR Access. The text of these instruments was not read for this page. Florida law entitles every buyer to a current copy at the seller’s expense.
The association’s posted one-page form, “Application for Approval to Lease a Condominium Unit,” adds rules that apply in practice, per the club-hosted copy: leases of at least 30 days, no more than four a year, written, whole-unit, to natural persons and only after approval; “TENANTS ARE NOT ALLOWED TO HAVE PETS”; two persons per bedroom; parking only in garages or driveways; and, if a leased unit falls 30 days behind with a lien recorded, rent paid directly to the association. It is also the “mandatory form to be used under lessor-lessee/sale conditions,” approved or disapproved by the Condominium Board of Directors. The copy we read is undated and names an earlier manager at the same Horseshoe Drive address the state record now lists for Complete Property Management of SWFL; ask the manager for the current version and fees.
The member-era Amended and Restated Declaration sets the baseline:
The club’s Hurricane Shutter Standards set which devices may stay storm-ready from May 1 to November 30 by the view they face: panels, rolling, accordion and fabric shutters anywhere; Bahama and colonial shutters not facing the street; plywood only facing a preserve. In a condominium, s. 718.113(5), Florida Statutes, also requires the board to adopt hurricane protection specifications; ask the Middleburg manager for them.
Under the club’s open house rules, an open house is registered with the association office by 1:00 p.m. Friday and uses only the approved 18 by 12 inch “Open House” sign, noon to 5 p.m., at most twice a week; no “For Sale” signs go on a home or in a vehicle.
No. Middleburg at Stonebridge is not age-restricted, and neither is Stonebridge Country Club: the master Declaration carries no age restriction, and the Middleburg application we read asks about occupants, bedrooms and intended use but never about age. Any buyer of any age may own, and families with children may live, at Middleburg.
Middleburg’s owners skew toward downsizers and seasonal residents, by our reading of the roll, but a family drawn to the A-rated schools zoned for Aberdeen Lane is as eligible as a retiree. Because Middleburg is not a housing-for-older-persons community under the federal HOPA exemption, the association cannot screen buyers or tenants by age.
Yes, within limits. Middleburg at Stonebridge allows leases of the entire unit for 30 days or more, no more than four times a calendar year, to natural persons, after association approval, with no tenant pets, under both the master Declaration and the association’s posted application. Short-term vacation rentals of under 30 days are not allowed.
Rule | Middleburg | Source |
|---|---|---|
Minimum term | 30 days | Middleburg application; master Declaration |
Leases per calendar year | No more than 4 | Middleburg application; master Declaration |
Approval | Association approval required | Middleburg application |
Who may lease | Natural persons only | Middleburg application |
Tenant pets | Not allowed | Middleburg application |
Occupancy | Two persons per bedroom | Middleburg application |
Fees shown on the form | $100 processing fee to the manager; $450 check to Stonebridge Country Club | Middleburg application |
Parking | Garages or driveways only | Middleburg application |
Condominium lease packages include a membership-transfer payment to the club (the forms posted on the club site, dated 2019 and 2020, show $450); confirm the current amount with the association.
Under the master Declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Middleburg’s form does not contain the clause, found only in Carrington’s form, under which an owner gives up club rights during a lease. Tenants pay renter rates under 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.
With a 30-day minimum and a four-lease cap, Middleburg suits seasonal tenants rather than weekly vacation rentals, and the no-pets rule narrows the pool of snowbirds who travel with a dog. The owner stays responsible for both association bills whether or not the unit is leased.
Middleburg at Stonebridge owners may keep ordinary household pets under the Stonebridge Country Club master Declaration, leashed outside the unit and never on the golf course, while Middleburg tenants may not keep pets at all under the association’s posted application. Any owner limit on the number, weight or breed of pets sits in the Middleburg declaration.
Florida and federal fair-housing law treat a documented assistance animal as an accommodation, not a pet, so a tenant or owner with a disability-related need follows a separate request process with the association. The nearest off-leash area is Rover Run, the dog park at Collier County’s Veterans Community Park, about 1.7 miles by car from the clubhouse.
Florida’s condominium safety laws, SB 4-D (2022), SB 154 (2023) and HB 913 (2025), require milestone inspections and structural integrity reserve studies only for condominium buildings three or more stories tall. Middleburg at Stonebridge’s coach homes appear to be two-story buildings, but that is not yet confirmed from the recorded plans.
After the 2021 Surfside collapse the Legislature passed SB 4-D in 2022 and refined it with SB 154, HB 1021 and HB 913. The milestone inspection under s. 553.899 is a structural inspection of condominium buildings three or more stories tall, first due around a building’s 30th year. The structural integrity reserve study (SIRS) under s. 718.112 covers roofs, structure, waterproofing, windows and other major components with mandatory funding; the DBPR condominium FAQ states that “the SIRS requirements do not apply to buildings less than three stories in height.”
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification.
At Middleburg, every building carries lower and upper units with distinct sizes, and a milestone-registry query for Aberdeen Lane returned no rows on September 24, 2026 while the same query returned rows for other Naples condominiums. Not verified: the habitable stories in each of the 14 buildings. The routes that verify it are the plot plans in the recorded declaration (Instrument 1978748), Collier’s 1995 to 1998 certificates of occupancy and a written statement from the association.
Two stories does not mean no reserves. Under s. 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and items over $10,000 unless owners vote to waive or reduce them, per the DBPR condominium FAQ.
Since January 1, 2025, s. 718.503, Florida Statutes, requires each resale contract for a condominium unit to state in conspicuous type either that the association is required to have a milestone inspection or SIRS and whether it has completed them, or that it is not required to have one, per the statute. For Middleburg, that means the seller and the association should settle the stories question in writing before the contract is drafted, not after.
Under s. 718.503(2), a Middleburg buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the SIRS or a statement that none was completed, any milestone summary and the FAQ document, plus the state’s governance form. A buyer who receives them after signing may cancel within 7 days, excluding weekends and legal holidays.
Selling? We assemble that package and the association’s SIRS position before the first showing: get a free Middleburg at Stonebridge home 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.
Middleburg at Stonebridge’s tested address, 2120 Aberdeen Lane, maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, on ground about 9.7 feet above sea level, with a Category 2 state surge planning zone. The association insures the buildings; each owner carries an HO-6 policy, and flood coverage is a separate question.
On September 23, 2026 we geocoded 2120 Aberdeen Lane with the U.S. Census geocoder and queried the point against FEMA’s National Flood Hazard Layer:
Test point | FEMA zone | In the Special Flood Hazard Area? | FIRM panel | Ground, ft NAVD88 | State surge zone |
|---|---|---|---|---|---|
2120 Aberdeen Lane (Middleburg) | X (shaded) | No | 12021C0194J | 9.72 | Category 2 |
1940 Willow Bend Circle (neighbor to the west) | AE | Yes | 12021C0194J | 9.42 | Category 2 |
2100 Winding Oaks Way (clubhouse, to the south) | X (shaded) | No | 12021C0194J | 10.12 | Category 2 |
Sources: FEMA NFHL; ground elevation from the USGS 3D Elevation Program point service; surge zones from the Florida Division of Emergency Management’s storm surge planning layer. The panels are effective February 8, 2024.
We tested one Middleburg street point, not 14 buildings. The nearest Zone AE we found, at 1940 Willow Bend Circle about a quarter kilometer west, follows the golf-course lake system; whether any Middleburg building touches an AE edge is settled only by an 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 area: it does not trigger a federally backed lender’s flood requirement, and it is not minimal hazard either.
FEMA revalidated a list of 1998 to 2008 Letters of Map Change for specific Stonebridge tracts, buildings and lots with the 2024 maps, in letter 18-04-0009V. No Middleburg building appears on that list by name. The 1998 letter 98-04-732A names “Siena at Southampton,” the plat that holds Middleburg’s recreation parcel; the record we read does not say whether it touched any Middleburg building. No map revision (LOMR) applies to the community.
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); that describes the record, not any single building. For Ian, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41, as WGCU reported. Irma made a Category 3 landfall at Marco Island in 2017, per the National Weather Service, and the club’s hurricane guide notes that it “moved some fairly heavy objects” in the community.
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.
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, per the statewide design wind speed contours. Middleburg’s 1995 to 1998 buildings predate the 2002 statewide code, so replacement openings generally need impact-rated products or approved protection, under the association’s hurricane protection specifications.
Whether the Middleburg association carries master flood coverage, and its hurricane deductible, is not public; both arrive with the resale package.
Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, per the county’s 2026 Floodplain Protection Newsletter. Citizens requires flood coverage on its wind policies by January 1, 2027, but exempts condominium unit-owner policies from that requirement, per Citizens’ flood page. Collier’s Flood Info Hotline, (239) 252-2942, will check whether the county holds an elevation certificate for a building.
For the 2026-2027 school year, Collier County Public Schools zones Middleburg at Stonebridge addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, each graded A by the state in 2026. Seven Aberdeen Lane address records returned the same three schools, with no rezone flag.
Level | School | Address | Florida grade | Drive from the clubhouse, off-peak |
|---|---|---|---|---|
Elementary | 9480 Airport Rd N, Naples 34109 | A in 2026 and every year 2022 to 2026 | 1.6 mi, about 5 min | |
Middle | 1515 Pine Ridge Rd, Naples 34109 | A in 2026 and every year 2022 to 2026 | 5.5 mi, about 11 min | |
High | 15100 Patriot Pl, Naples 34110 | A in 2024, 2025 and 2026 | 5.3 mi, about 11 min |
Sources: the Collier County Public Schools zone database, queried for 2120 Aberdeen Lane (7 address records) for zone year 2027; the district’s 2026 Accountability Brief; drive times from the Stonebridge clubhouse on OpenStreetMap roads, off-peak model estimates. Zones can change; confirm any address with the district’s school zone lookup. Families wanting a different public school can apply through CCPS Parental Choice, subject to capacity; for private options, see our Naples private schools guide.
The public record we read for Middleburg at Stonebridge shows the 1995 declaration and its 1996 and 1997 phase instruments, no registration in Collier County’s milestone inspection registry, and no FEMA map change naming a Middleburg building. Building permits and notices of commencement for the 14 buildings were not pulled for this page.
Roof, window, concrete and painting history is what a Middleburg buyer’s insurer and lender ask about first, and we did not pull the building permits that would show it. Three routes answer it: the association’s repair records through the manager, Collier County Growth Management’s online permit search by building address, and notices of commencement in COR Access by the association’s name.
Stonebridge Country Club is built out, so the changes near Middleburg at Stonebridge are on the roads and parcels around the gates: the Airport-Pulling Road widening to six lanes along the west edge, a Livingston Road flyover over Immokalee Road, I-75 interchange and express-lane work, and new apartments and NCH workforce housing nearby.
Project | Where | Status (as of September 23, 2026) | What it means for a Middleburg owner |
|---|---|---|---|
Airport-Pulling Road, four to six lanes | Along the west edge, past the Airport-Pulling gate | 60 percent design; $42.0 million; up to two years of construction from 2026, per the county’s design handout | A work zone on the west gate road; no noise wall will be built |
Livingston Road flyover over Immokalee Road | About a mile east of the Immokalee gate | Design contract approved July 28, 2026, as Gulfshore Business reported | Relief at the nearest chokepoint, late this decade by our reading |
2 to 3 miles east | Construction anticipated early 2027 | Faster interstate access after construction | |
East of Livingston | Construction from late 2026 or 2027 | A regional commute gain |
Middleburg sits in the interior, north of the clubhouse, not on the Airport-Pulling edge, so by our reading its units are not the most exposed to the widening’s noise.
The Henley, 336 apartments on the west side of Airport-Pulling Road, targets completion in summer 2027, as Gulfshore Business reported, and NCH workforce housing of 250 units or more is planned behind 1100 Immokalee Road, as the Naples Press reported. Across Immokalee Road, HSS at NCH opened June 9, 2025.
Daily life at Middleburg at Stonebridge runs through two gates, a short walk to the clubhouse and garages or driveways at each unit, with no street parking. NCH North Naples Hospital, groceries, Pelican Marsh Elementary and I-75 are each about five to seven minutes off-peak from the club address, and the beach is about ten.
Residents enter through the Immokalee Road or Airport-Pulling Road gate; a resident gate bar code costs $15 plus sales tax on the FY2027 schedule. Inside Middleburg, “Vehicles shall be parked only in the garages or driveways serving the Units,” per the association’s application, and street parking is not allowed at any time.
The Middleburg association, through its manager, handles building exteriors, landscaping, irrigation, the pool parcel and reserves, per the club’s description of condominium fees. The master association handles the community’s roads, gates, patrol, master landscaping and bulk television (“only pay for upgraded services,” per the Cost of Ownership page). The owner handles the unit’s interior and the items the HO-6 insures.
County watering rules apply: three days a week, never between 10 a.m. and 4 p.m., per Collier County’s irrigation page. Trash days and mail arrangements for Aberdeen Lane are not published; ask the Middleburg manager.
Moving hours and truck rules are not published; ask the association office and the Middleburg manager. The $299 master estoppel comes from the club’s Controller’s office, listed on its real estate page.
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 |
Mercato | 4.0 | 10 |
Vanderbilt Beach | 5.2 | 11 |
Downtown Naples, Fifth Avenue South | 10.9 | 21 |
Southwest Florida International Airport (RSW) terminal | 22.1 | 30 |
Source: routed from 2100 Winding Oaks Way on OpenStreetMap roads with the public OSRM router, which carries no traffic data; these are off-peak model estimates, and season traffic adds time. Middleburg is about a fifth of a mile from the clubhouse, so add a minute.
Among Stonebridge Country Club’s ten neighborhoods, Middleburg at Stonebridge is the second-oldest condominium, one of three coach-home condominiums, and the lowest-fee of those three at $7,080 for calendar 2026. Its 13 qualified resales in 60 months, at a $650,000 median, sit just below Braeburn and Ashton Oaks.
The yardstick: units and product (county roll), association (state record), current fee and year (club FY2027 schedule), the county’s DOR-qualified resales in the first window reaching ten sales or the stated alternative, and MLS closings in the twelve months to September 24, 2026.
Neighborhood | Units | Product | Association | Fee and year | County qualified sales: window, n, median | MLS closings, 12 months |
|---|---|---|---|---|---|---|
Middleburg | 84 | Coach-home condominium, 14 x 6 | Own condominium association, N95000001726 | $7,080 (CY2026) | 60 mo, n 13, $650,000 | 2 |
Braeburn | 132 | Coach-home condominium, 22 x 6 | Own, N97000005324 | $7,552 (CY2026) | 24 mo, n 11, $665,000 | 4 |
Ashton Oaks | 52 | Coach-home condominium | Own, N97000002724 | $7,800 (CY2026) | 60 mo, n 10, $710,000 | 0 |
Carrington | 136 | Condominium, 17 x 8 | Own, N96000002330 | $6,024 (CY2026) | 24 mo, n 17, $410,000 | 9 |
Heatherwood | 88 | Condominium, 11 x 8 | Own, N95000001729 | $5,300 + $200 garage (CY2026) | 36 mo, n 11, $450,000 | 4 |
Willow Bend | 56 | Condominium, 7 x 8 | Own, N97000002725 | $7,500 (CY2026) | 24 mo, n 11, $400,000 | 6 |
Thornbrooke | 107 | Fee-simple single-family | Neighborhood of the master | $2,412 (FY2027) | calendar 2025, n 10, $985,000 | 5 |
Hawthorne Estates | 78 | Fee-simple single-family | Neighborhood of the master | $3,420 (FY2027) | 7 qualified since January 2021, $849,900 to $1,500,000 (median not computed on 7 sales across six years) | 1 |
Shoreham | 32 | Fee-simple attached duplex villas | Neighborhood of the master | $4,560 (FY2027) | 13 qualified since January 2021, $298,000 to $725,000 (median not computable from the published yearly series) | 0 |
Manchester | 34 | Fee-simple single-family | Neighborhood of the master | $2,916 (FY2027) | 60 mo, n 10, $1,698,000 | 2 |
Sources: Collier County Property Appraiser, 2026 tax roll and DOR-qualified sales (county sales tool windows for the six condominiums and Manchester; the roll’s yearly qualified series summed by us for Thornbrooke, Hawthorne Estates and Shoreham); Florida Division of Corporations; the club’s FY2027 schedule; Southwest Florida MLS, pulled September 24, 2026.
Middleburg, Braeburn and Ashton Oaks are Stonebridge’s three coach-home condominiums, and the club labels them together. Middleburg is the oldest (built 1995 to 1998, against 1997 to 1998 for Ashton Oaks and 1998 to 2001 for Braeburn), has the smallest lower-level plan (1,662 and 1,837 square feet of county base area against 1,761 and 1,895 at the other two) and the same upper plans (2,172 and 2,182), and carries the lowest fee of the three. Our guides to Braeburn at Stonebridge and Ashton Oaks at Stonebridge set out their records the same way.
Middleburg’s smallest unit is larger than every unit in Carrington, Heatherwood or Willow Bend (1,183 to 1,592 square-foot plans), and its $650,000 county median sits $200,000 to $250,000 above their medians of $400,000 to $450,000. See our guides to Heatherwood at Stonebridge, Carrington at Stonebridge and Willow Bend at Stonebridge.
A Middleburg coach home against a detached home is a different carrying cost as well as a different product: Thornbrooke recorded a $985,000 median on ten qualified sales in 2025 with a $2,412 FY2027 fee. See our guides to Thornbrooke at Stonebridge, Manchester at Stonebridge, Hawthorne Estates at Stonebridge and Shoreham at Stonebridge.
Middleburg at Stonebridge and Braeburn at Stonebridge are Stonebridge Country Club’s two larger coach-home condominiums, with the same upper plans and the same club. Middleburg is older, smaller downstairs and $472 a year cheaper to carry; Braeburn is newer, larger downstairs and has recently traded more often at slightly higher prices.
Question | Middleburg at Stonebridge | Braeburn at Stonebridge |
|---|---|---|
Units and buildings | 84 in 14 six-unit buildings | 132 in 22 six-unit buildings |
Street | Aberdeen Lane, 2055 to 2150 | Winding Oaks Way, 1570 to 1685 |
Declaration recorded | September 26, 1995 (OR 2103, Page 137) | September 9, 1998 (OR 2459, Page 3000) |
Built | 1995 to 1998 | 1998 to 2001 |
Association | N95000001726, filed April 11, 1995 | N97000005324, filed September 19, 1997 |
Manager (state record) | Complete Property Management of SWFL | Paramont Property Management |
Lower plans, county base area | 1,662 and 1,837 sq ft | 1,761 and 1,895 sq ft |
Upper plans, county base area | 2,172 and 2,182 sq ft | 2,172 and 2,182 sq ft |
Condominium fee (calendar 2026) | $7,080 | $7,552 |
Club plus condominium, per year | $24,680 | $25,152 |
County qualified sales, first 10+ window | 60 months, n 13, median $650,000 | 24 months, n 11, median $665,000 |
MLS closings, 12 months to Sept 24, 2026 | 2 ($750,000; $770,000) | 4 ($655,000; $701,500; $710,000; $799,000) |
Median just value, 2026 preliminary roll | $514,112 | $561,954 |
Homestead share | 29 of 84 (34.5%) | 66 of 132 (50.0%) |
Tenant pets | Not allowed | Not allowed |
Tested flood point | 2120 Aberdeen Lane, shaded Zone X | 1630 Winding Oaks Way, shaded Zone X |
Sources: Collier County Clerk index; Florida Division of Corporations; Collier County Property Appraiser, 2026 tax roll and qualified sales; the club’s FY2027 schedule; Southwest Florida MLS, pulled September 24, 2026; FEMA NFHL. Braeburn’s lease form requires board approval within 30 days, per the Braeburn application.
Choose Middleburg if you want the lower association bill, a quieter single-purpose street a short walk from the clubhouse, and an upper unit with the same county-measured size as Braeburn’s at a lower fee. Choose Braeburn at Stonebridge if you want the extra square footage in a ground-level unit, buildings a few years newer, and a deeper pool of recent comparable sales to price against. Either way, compare the two associations’ reserve schedules and insurance before you compare kitchens.
Middleburg at Stonebridge offers roomy coach homes a short walk from a renovated club, a condominium fee that has held flat since 2024 and no CDD, against a thin resale record, a $24,680 combined association bill, 1995 to 1998 buildings and strict tenant rules. Here is each side, with the record behind it.
Weighing the pros and cons on a specific Middleburg unit? Sellers: get a free Middleburg at Stonebridge home valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873, or read how we help buyers in Stonebridge Country Club.
If you’re searching for a Middleburg at Stonebridge listing agent, or thinking, ‘I need someone to sell my Middleburg at Stonebridge home…’ you are selling into a neighborhood with no active MLS competitor, two closings last year and a buyer who asks about board approval, two estoppels and the $17,500 capital contribution first.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Middleburg listing from the county deed record and the MLS together, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with Jesse McGreevy and Marc Comisar accounting for over $900 million in personal sales inside that number.
Honors and recognition:
In the last 12 months Middleburg at Stonebridge has seen 2 resales on the Southwest Florida MLS; the report behind this page does not name the listing office on each closing, so we state no represented count.
Each difference is a document or a rule, and we put each one in the file before the first showing.
The club’s open house rules bar “For Sale” signs on the home or in vehicles and allow only the approved “Open House” sign, noon to 5 p.m., at most twice a week, plus one at the Winding Oaks Way corner for an Aberdeen Lane unit. A Middleburg listing sells through photography, video, floor plans, the MLS, our qualified-buyer database and scheduled showings, and since 47 of 84 owners use a mailing address outside Florida, we are set up to sell a unit whose owner is not in Naples.
Start with a free Middleburg at Stonebridge home valuation. It takes about a minute, and Jesse follows up with the Middleburg sales that actually fit your unit: the same position, lower or upper, end or middle, adjusted for condition, view, furnishings and any lease in place. An automated estimate cannot tell a 1,662 square-foot lower middle unit from a 2,182 square-foot upper end unit in the same building. We price to the record. For the full selling plan, read how we sell homes in Stonebridge Country Club.
(239) 898-6072, text or call. Confidential conversations welcome.
For a unit priced to its own position’s recorded sales, yes. No Middleburg unit was listed on September 24, 2026, the last two closings took 9 and 27 days, and December through May recorded 24 of Stonebridge’s 35 qualified sales in the latest county year.
Carefully. Both 2026 closings were lower units; the earlier qualified sales, $529,000 to $840,000 from 2022 to 2025, are the pool we read deed by deed, matched to size on the roll, then adjusted for condition and season.
Yes. The association’s posted application says it is the mandatory form for sales as well as leases and that the Condominium Board of Directors approves or disapproves it. Ask the manager for the current fee and turnaround, and write the approval timeline into the contract.
Two: one from Middleburg at Stonebridge Condominium Association and one from Stonebridge Country Club Community Association, whose FY2027 estoppel fee is $299. The condominium’s must itemize every assessment and special assessment due under s. 718.116(8), Florida Statutes.
Yes, and the contract must address it. Middleburg’s buildings appear to be two stories, below the three-story threshold, but that is our reading of the roll, not a certification; get the association’s written statement before listing.
Yes, subject to the lease. The contract must disclose it, showings run through the tenant, and the buyer takes the lease unless it ends first, so time the listing to the lease end where you can.
Middleburg at Stonebridge owners and buyers work directly with Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the Domain Realty team behind this guide, not with a call center. The two have sold Southwest Florida real estate for more than twenty years.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. The team is Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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, and the #1 Team in Southwest Florida since 2012. On a Middleburg page the narrower credential matters more: we read every qualified Middleburg deed since 2021 and the club’s fee schedules back to FY2019.
McGreevy and Comisar is a top-reviewed Middleburg 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.
★★★★★ “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
★★★★★ “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
★★★★★ “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 is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Middleburg at Stonebridge home? Get a free Middleburg at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Buying at Middleburg 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).
Video tours and market updates are on McGreevy and Comisar on YouTube and LinkedIn. For the wider picture, see our guide to Stonebridge Country Club and our Naples guide.
These Middleburg at Stonebridge buyer questions are answered from the Collier County Clerk’s index, the Florida Division of Corporations, the Collier County Property Appraiser’s 2026 roll, the association’s posted application, the club’s FY2027 schedule, FEMA and the Southwest Florida MLS, pulled September 24, 2026. Each answer names its source; where the record stops, we say so.
A condominium of 84 coach homes in 14 six-unit buildings on Aberdeen Lane inside Stonebridge Country Club, declared September 26, 1995 (OR 2103, Page 137).
On Aberdeen Lane, building addresses 2055 to 2150, Naples, FL 34109, in unincorporated Collier County, about a fifth of a mile north of the clubhouse.
No. The town of Middleburg is in Clay County, near Jacksonville, and has nothing to do with this Naples condominium.
No. Stonebridge Country Club in Naples is a separate community from Stonebridge Golf and Country Club in Boca Raton, and from the MLS developments listed as “Stonebridge North” and “Stonebridge South.”
84 units in 14 buildings of six, per the Collier County Property Appraiser’s 2026 roll.
The club’s name for its six-unit condominium buildings at Middleburg, Braeburn and Ashton Oaks. Legally each is a condominium unit; by our reading of the roll, each building has three lower and three upper units.
Not on September 24, 2026: the Southwest Florida MLS showed no active Middleburg listing. Call Marc at (239) 287-5873 to hear about the next one. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
The county recorded 13 qualified resales in the 60 months since September 2021 at a median of $650,000, from $529,000 to $840,000. The two MLS closings of the last year were $750,000 and $770,000.
On county base area: 1,837 and 1,662 square feet on the lower level, 2,182 and 2,172 upstairs. MLS living area can differ; one 2026 closing listed 2,075 square feet of living area for a unit the county measures at 1,837.
The county roll does not record bedrooms and the plot plans were not read for this page, so we publish no count; check each listing against the declaration.
Yes, by the association’s own rule, which confines parking to “the garages or driveways serving the Units.” How many bays each unit has is set in the declaration.
Between 1995 and 1998: 6 units in 1995, 42 in 1996, 24 in 1997 and 12 in 1998, per the county roll.
Middleburg was built between 1995 and 1998, after Taylor Woodrow Communities took over Stonebridge’s developer rights in 1994, which is why the community’s history credits Taylor Woodrow with its homes; the builder named on each building’s original permit was not pulled for this page.
The state record lists the association’s principal address in care of Complete Property Management of SWFL, 3050 N. Horseshoe Drive, Suite 172, Naples.
$7,080 a year for calendar 2026 ($1,770 a quarter), per the club’s FY2027 schedule, unchanged since calendar 2024.
$17,600 a year in FY2027 club-level charges, billed $4,400 a quarter from October 1, 2026, for every residence.
$24,680 in association charges (condominium plus club), plus property tax (median $4,482 on the 2026 preliminary roll) and your HO-6 insurance, our arithmetic.
An outside buyer pays the master association $18,399 on the FY2027 schedule: a $17,500 capital contribution, a $600 transfer fee and a $299 estoppel fee, plus the Middleburg association’s own application and estoppel fees.
No. Stonebridge has no community development district, and every roll parcel carries $0 in non-ad-valorem assessments.
None appears for the master association in the club’s FY2019 to FY2027 schedules. The Middleburg condominium’s history is not public; the condominium estoppel lists any assessment due or scheduled.
No. Neither Middleburg nor Stonebridge is age-restricted.
Yes, for 30 days or more, no more than four times a calendar year, to natural persons, after association approval, with no tenant pets. Weekly vacation rentals are not allowed.
Owners may keep usual household pets, leashed outside and never on the golf course, subject to any limits in the Middleburg declaration. Tenants may not.
Only if its buildings are three or more stories. They appear to be two stories, and Collier’s milestone registry lists no Stonebridge building, but the story count is not yet confirmed from the recorded plans.
Our test point at 2120 Aberdeen Lane is FEMA shaded Zone X, outside the Special Flood Hazard Area, on panel 12021C0194J effective February 8, 2024. Other buildings were not tested.
A federally backed lender generally requires it only in the Special Flood Hazard Area; the tested point is outside it. Citizens exempts HO-6 condominium policies from its flood mandate.
No surge flooding of Stonebridge is recorded in the federal storm reports for Ian, Helene or Milton. Ask the seller and association about a specific building.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, each graded A in 2026.
From the club address, Vanderbilt Beach is about 11 minutes and Southwest Florida International Airport about 30 minutes, off-peak.
Same upper plans and same club; Middleburg is older, smaller downstairs and $472 a year cheaper in condominium fees. See the comparison above and our Braeburn at Stonebridge guide.
The association’s budget, reserve schedule, insurance and hurricane deductible, any pending special assessment, its written position on stories and SIRS, the unit’s garage and parking, and the current approval timeline. Call Marc at (239) 287-5873. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
These Middleburg at Stonebridge seller questions are answered from the same records: the county deed file and 2026 roll, the Southwest Florida MLS pulled September 24, 2026, the club’s FY2027 schedule and open house rules, the association’s posted application and Florida’s condominium statutes.
It depends on your position in the building. Recent anchors: $750,000 and $770,000 for lower end units in 2026, and a 60-month county median of $650,000. Get a free Middleburg at Stonebridge home valuation.
$770,000 in April 2026 and $750,000 in July 2026 on the MLS; qualified county sales in 2025 ran $605,000 to $750,000 around a $700,000 median.
$840,000, the single qualified sale recorded in 2024 and the high of the 60-month county window.
Against the recorded sales of the same position, lower or upper, end or middle, adjusted for condition and season, with the buyer’s $18,399 master-association entry cost in view.
Not reliably. With a handful of qualified sales a year across four sizes, an algorithm cannot tell a 1,662 square-foot lower middle unit from a 2,182 square-foot upper end unit.
Upper units carry more county base area (2,172 and 2,182 against 1,662 and 1,837), but the sales record does not isolate a clean upper-unit premium.
End units are the larger unit on each level (1,837 downstairs, 2,182 upstairs); how much that adds is a judgment from comparables.
Loosely. The 2026 preliminary median just value across Middleburg is $514,112, well below the 2026 closings. Just value is a mass appraisal as of January 1, not a market price.
The two most recent MLS closings took 9 and 27 days; Stonebridge’s median was 26 days across 33 closings in the same year.
Not on September 24, 2026: no Middleburg unit and no Braeburn unit was active on the MLS.
Fall, to be ready for winter buyers. December through May recorded 24 of Stonebridge’s 35 qualified sales in the latest county year.
Mostly downsizers and seasonal owners, by our reading of the roll: 29 of 84 units are homesteaded and 47 of 84 owners mail tax bills outside Florida.
We believe it is the team that prices from the county record and assembles the association paperwork before listing: McGreevy and Comisar, Top 1% nationally since 2008.
Through photography, video, floor plans, the MLS, our qualified-buyer database, registered open houses under the club’s sign rules and scheduled showings through the gate.
Yes, registered with the association office by 1:00 p.m. Friday, noon to 5 p.m., at most twice a week, with only the approved Stonebridge sign.
The buyer, under the Declaration’s wording that the contribution “shall be made by the purchaser,” though who pays what is ultimately a contract term.
The FY2027 schedule lists $0 for an existing owner; the club’s page words it as a single-home owner buying within one year of selling. Buyers should confirm with the Controller.
Who pays is a contract term, so settle it in the offer. The master association’s fee is $299 in FY2027, the same amount that appears as the estoppel fee ceiling in the Florida House’s HB 979 staff analysis of the 2024 estoppel law; the Middleburg association sets its own fee within s. 718.116(8).
No lump sum, on our reading of the billing: the $1,920 line is part of quarterly dues until February 2035, and a seller owes only the installments due through closing. Confirm it on your estoppel.
The documentary stamp tax on the deed, $0.70 per $100 ($4,550 on $650,000), plus your share of prorations, estoppels and any negotiated commission. In Collier County the buyer customarily pays the owner’s title policy.
Through the closing date on the estoppel figures; property taxes are prorated on the prior year’s bill with the maximum discount applied, the customary Florida method.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the FAQ document, the SIRS or a statement that none was completed, any milestone summary and the governance form, under s. 718.503.
Yes, within 7 days, excluding weekends and legal holidays, of receiving them if they arrive after signing, under s. 718.503(2).
Anything you know that materially affects value, including any water intrusion or claim history for your unit.
Yes, and many Florida contracts are “as is” in form, but the disclosure duty still applies and the association’s approval is still required.
Only if the numbers work under the 30-day minimum, the four-lease cap and the no-tenant-pets rule, against $24,680 a year in association charges.
Yes. It appears on the condominium estoppel, and who pays it is a contract term; buyers discount for pending ones.
Membership is not transferred as property; your buyer becomes a member automatically on closing and pays the $600 membership transfer fee.
No. The membership is non-equity, and the capital contribution is non-refundable.
Florida’s Save Our Homes portability lets a homesteaded seller transfer part of the assessment difference to a new Florida homestead; the Florida Department of Revenue explains the filing. Ask your tax adviser about capital gains.
It narrows the investor pool a little: a buyer planning seasonal rentals cannot offer the unit to tenants with pets. It does not affect an owner-occupant, who may keep household pets under the master Declaration.
Expect the lender to ask for the condominium questionnaire, the master policy and the association’s budget and reserves, in addition to the appraisal. We request the questionnaire from the manager at contract so it does not hold up the closing.
You can, but the board’s approval, two estoppels, the Chapter 718 package and the SIRS statement still have to be handled on time. That file is the work we do.
Every Middleburg at Stonebridge fact on this page comes from a recorded instrument index, a state, county or federal record, the Stonebridge Country Club’s own published documents, or the Southwest Florida MLS, pulled September 24, 2026, grouped below by issuer and numbered continuously.
The official Middleburg at Stonebridge documents below are published by the Stonebridge Country Club, recorded with the Collier County Clerk, or issued by FEMA and Collier County: the documents we read for this page, and the ones to read before signing.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Middleburg at Stonebridge application for approval to lease (also used for sales) | Middleburg at Stonebridge Condominium Association, posted by the club | Undated, current posting | Lease minimum and cap, tenant pets, occupancy, parking, board approval of leases and sales | |
FY2027 Rates and Fees schedule | Stonebridge Country Club Community Association | September 2, 2026 | Club-level charges, capital contribution, transfer and estoppel fees, condominium fees for calendar 2026 | |
Supplemental Declarations compilation | Stonebridge Country Club Community Association | June 2020 | The recorded supplements, including the 1996 Fourth Supplement committing the club facilities to the association | |
Amended and Restated Declaration, member-era copy | Stonebridge Country Club Community Association | Posted 2019 | Master leasing, pets, vehicles, assessments, capital contribution | |
Declaration of Condominium of Middleburg at Stonebridge | Recorded with the Collier County Clerk during Taylor Woodrow’s buildout | Recorded September 26, 1995 | The condominium’s units, common elements, shares, maintenance and use rules | |
FEMA revalidation letter 18-04-0009V | Federal Emergency Management Agency | Effective February 9, 2024 | Stonebridge letters of map change carried onto the 2024 maps | |
Floodplain Protection Newsletter | Collier County | March 2026 | Flood rules, CRS discount and the county flood hotline |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Middleburg 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.
