Shoreham at Stonebridge is 32 fee-simple attached duplex villas on Leamington Lane in Stonebridge Country Club, Naples, built 1996 to 2000, where the association insures, paints and reroofs the villas. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Shoreham at Stonebridge sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the 32 villas on Leamington Lane have sold for on recorded deeds since 2021, what the $4,560 neighborhood fee buys, and why a fee-simple villa here is insured, painted and reroofed through the association. Shoreham at Stonebridge is a neighborhood of attached duplex villas inside the master-planned community of Stonebridge Country Club in Naples, Florida. It is the only attached product among Stonebridge’s four fee-simple neighborhoods: 32 villas on one street, Leamington Lane, house numbers 1794 to 1862, built by Taylor Woodrow from 1996 to 2000. 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. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
Two name collisions first. This Stonebridge is the gated club community in North Naples, ZIP 34109, not Stonebridge Golf and Country Club in Boca Raton, and not the separate MLS developments named Stonebridge North and Stonebridge South. This Shoreham is not Shoreham-by-Sea in England or Shoreham on Long Island, and a Florida corporate records search finds no Shoreham association tied to Stonebridge, because Shoreham has none: the Stonebridge master association governs it directly.
This guide is built from the recorded 1996 Third Supplemental Declaration that created Shoreham, the 2016 Certificate of Amendment that rewrote its rules (Official Records Book 5289, Page 771), the club’s fee schedules from FY2019 to FY2027, the Collier County Property Appraiser’s 2026 preliminary roll for all 32 villas, FEMA’s flood map and the Southwest Florida MLS Matrix, pulled September 24, 2026. Owners weighing a sale should start with the market snapshot and the seller section; buyers, with the 2016 amendment and the fee stack.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Shoreham at Stonebridge because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Shoreham market read built from every recorded Leamington Lane sale since 2021 and from the 2016 villa amendment itself. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
If you’re searching for the best realtor for Shoreham at Stonebridge in Stonebridge Country Club, Naples, whether you’re ready to sell your Shoreham 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 because Shoreham is neither a condominium nor an ordinary single-family street: owners hold fee title to villas that share party walls, yet the master association insures, paints and reroofs all 32. An agent who prices a Shoreham villa off Thornbrooke’s detached homes, or cannot tell a lender who insures the building, costs the seller money.
Recent Shoreham at Stonebridge track record (last 12 months): In the last 12 months Shoreham at Stonebridge has seen 0 resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, closings September 25, 2025 to September 24, 2026), so there was no closing to represent, and we have represented none of them on the seller side. The Collier County Property Appraiser records one qualified Shoreham sale in its latest twelve months (August 21, 2025 to August 20, 2026): 1827 Leamington Lane at $690,000, recorded September 5, 2025; the county file carries no listing office, so we state no represented count for it. Widening to the first window with ten or more sales gives 13 qualified sales from January 2021 through August 20, 2026, at a median of $590,000 (n=13, odd, the seventh sale) and a range of $298,000 to $725,000, the highest recorded in 2024. On the day of the MLS pull, two Shoreham villas were listed, at $675,000 and $699,000.
For Shoreham sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when needed. Stonebridge bars “For Sale” signs and every buyer passes a guarded gate, so the marketing does the work. We also build the file before the first showing: the $299 master estoppel, the Shoreham insurance summary the 2016 amendment lets owners inspect, the roof reserve status, your pool’s history and the §720.401 disclosure summary.
For Shoreham buyers: three questions decide most purchases. Pool or no pool (19 of 32 villas have one, on lots with a median of 0.11 acre). The roofs, because the association replaces all 32 at once. And the carrying cost: $17,600 in FY2027 club charges plus the $4,560 Shoreham fee, $22,160 a year before tax. Anyone comparing the best real estate agents in Naples should ask each to answer those three questions for a specific Leamington Lane address.
Honors and recognition:
Selling your Shoreham at Stonebridge home? Get a free Shoreham at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Shoreham at Stonebridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, start with our Stonebridge Country Club buyer guide, or read how we represent buyers in Southwest Florida.
Living in Shoreham at Stonebridge means owning a fee-simple villa that shares one wall with a neighbor, on a quiet single street of 32 homes, with the lawn, exterior paint, building insurance and eventual roof replacement handled through the Stonebridge master association, and the full Stonebridge Country Club membership attached to the deed.
Shoreham is the smallest of Stonebridge’s ten neighborhoods, two homes fewer than Manchester’s 34, and the only one built as attached villas on individual lots. Its owners hold land the way a Thornbrooke owner does, yet hand the association chores a condominium owner would recognize.
Shoreham is lots 100 to 131 of the Stonebridge Unit Three plat (Plat Book 26, Pages 10 to 13, recorded December 21, 1995), made a neighborhood by Exhibit C of the Third Supplemental Declaration, recorded January 10, 1996 (instrument 2011751, Official Records Book 2137, Page 640). The 2016 Certificate of Amendment restated it as “a single family Neighborhood of 32 attached duplex villas called Shoreham” (instrument 5284491, OR 5289, Page 771).
There is no Shoreham corporation. Shoreham is a neighborhood of Stonebridge Country Club Community Association, Inc. (Sunbiz N47808), the not-for-profit that is both the master association and the club; its owners elect a Shoreham Neighborhood Advisory Committee, the “Shoreham Committee.” The master association bills the Shoreham fee quarterly, and club staff run the association, with no outside manager on its state record.
Every Shoreham villa has a Leamington Lane address, and every Leamington Lane address is Shoreham, house numbers 1794 to 1862 (Collier County Property Appraiser, 2026 preliminary roll). Thirty-two duplex villas make 16 two-villa buildings (our arithmetic). The county carries each villa as its own parcel coded as a single-family residence: you own the ground under your half of the building. The roll dates the villas 6 in 1996, 6 in 1997, 12 in 1998, 4 in 1999 and 4 in 2000, every count even, as two halves of a duplex would be. Taylor Woodrow’s first sale was in April 1996 and its last in March 2000.
Leamington Lane is in Stonebridge’s western strip: FEMA’s panel line splits the community, and Leamington Lane falls on the western panel, 12021C0193J, with Pondside Lane, while most of Stonebridge sits on 12021C0194J. Airport-Pulling Road runs along the community’s west side, so Shoreham is on the Airport-Pulling side of the gates (our reading). The same 1995 plat holds 31 Thornbrooke lots and 10 Hawthorne Estates lots. Our comparison with Thornbrooke at Stonebridge, Shoreham’s detached neighbor, is further down.
Under Section 3.C of the Third Supplemental Declaration as amended in 2016, the master association, “in coordination with the Shoreham Committee,” takes on four jobs for all 32 villas:
Each is paid from Shoreham reserve or budget funds, or by a “User Assessment levied equally against all Units.” Section 3.I adds the association’s property insurance on “all of the Shoreham insurable property,” all-risk including windstorm, with flood coverage and liability.
The owner keeps everything inside the villa; roof repairs between replacements (“The Owner shall be responsible for repairing the dwelling’s roof”); a share of the party wall; insurance on contents and interior finishes; and improvements the owner or a prior owner added beyond the builder’s standard ones, such as a later pool cage (Sections 3.D and 3.I). An owner may not take over the association’s jobs, such as repainting a front door, without written approval from the Shoreham Committee and the Board.
On the 2026 preliminary roll, 16 of the 32 villas carry a homestead exemption, exactly 50 percent: below Hawthorne Estates (78.2 percent) and Thornbrooke (57.9 percent), level with Braeburn, and far above Carrington (16.9 percent). That even split suits the lock-and-leave arrangement the 2016 amendment creates.
The roll records a private pool at 19 of the 32 villas (59 percent), a spa at 5 and a screen enclosure at 29. Shoreham’s lots are the smallest of any fee-simple neighborhood in Stonebridge: 0.10 to 0.23 acre, median 0.11 acre, about 4,800 square feet. A Shoreham pool is a courtyard pool, and pool and non-pool villas are two different products. The amendment does not assign pools to the association, so the pool and its cage are the owner’s to maintain, and a new pool needs Architectural Review Committee approval.
No neighborhood pool or clubhouse: the club’s facilities serve all 799 homes. No separate homeowners association. No condominium status: Shoreham is fee simple under Chapter 720, so the condominium milestone and structural reserve study laws do not reach it. No age restriction. No new construction: every villa is a resale.
Selling a Shoreham at Stonebridge villa? Get a free Shoreham 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.
Shoreham at Stonebridge recorded 13 qualified sales from January 2021 through August 20, 2026, at a median of $590,000 and a range of $298,000 to $725,000 (Collier County Property Appraiser sales file). No Shoreham villa closed on the MLS in the twelve months to September 24, 2026, and two were listed that day, at $675,000 and $699,000.
Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)
Thirty-two villas produce two or three qualified sales in a typical year, so we lead with the widest county window holding ten or more sales and name the source and window at every step. The multi-year series is county recorded sales, not MLS: a wider MLS window was not pulled, and we publish no MLS figure we did not pull.
Counting back year by year, Shoreham reaches ten qualified sales only when the window reaches January 2021:
Year recorded | Qualified of all recorded deeds | Prices (or median and range) | Median per county base sq ft |
|---|---|---|---|
2021 | 5 of 7 | median $359,900, range $298,000 to $415,000 | $220 (n=5) |
2022 | 0 of 4 | none qualified | none |
2023 | 3 of 7 | $590,000, $600,000 and $650,000 | $372 (n=3) |
2024 | 3 of 7 | $576,300, $710,000 and $725,000 | $440 (n=3) |
2025 | 2 of 6 | $690,000 and $699,000 | $427 (n=2, mean of $427 and $428) |
2026, to August 20 | no qualified sale | none | none |
Source: Collier County Property Appraiser, 2026 tax roll (preliminary) and its qualified-sale flags. “Qualified” is the county’s code for an arm’s-length sale.
The median of 13 is the seventh sale in price order. The five 2021 sales all sit at or below $415,000, $576,300 is sixth, and $590,000 is seventh, the median (n=13, odd). We tracked every one of the 13 qualified Shoreham at Stonebridge sales the county has recorded since January 2021, and five of them predate the 2022 to 2024 reset in Naples prices. The eight qualified sales since January 2023 tell the current story: median $670,000 (n=8, even: the mean of the middle pair, $650,000 and $690,000), a range of $576,300 to $725,000, and $5,240,300 in total (our sum).
The Southwest Florida MLS Matrix, searched on Development STONEBRIDGE on September 24, 2026, returned 33 Stonebridge closings for September 25, 2025 to September 24, 2026: $21,787,500 in volume, a median of $504,500 (n=33, odd), 26 median days on market and a 95.43 percent median sold-to-list ratio. None was on Leamington Lane, so Shoreham’s list of individual MLS sales is empty. The eight fee-simple closings had a median of $985,000 (n=8, both middle sales $985,000), 28.5 days on market (mean of 15 and 42) and a 92.96 percent sold-to-list ratio (mean of 92.44 and 93.47 percent): the nearest MLS figures to Shoreham, not Shoreham’s.
On September 24, 2026 the MLS showed two active Shoreham listings:
That is $431 and $414 per square foot of living area (our arithmetic); two of Stonebridge’s nine actives that day were Shoreham villas.
With no MLS closing in twelve months, the MLS pace gives no figure. On the county’s pace, 13 sales in about 67.6 months, two listings are about 10.4 months of supply (our arithmetic), against about 3.3 months for all of Stonebridge on the MLS pace.
County price per square foot divides the deed price by the roll’s base area, not MLS living area; never compare the two. Shoreham’s latest twelve-month sale came to $428 per base square foot, against Thornbrooke’s median of $490 (n=7) and condominium medians of $276 (Willow Bend, n=6) to $357 (Braeburn, n=4).
The 2026 preliminary roll puts the median Shoreham just value at $553,160 (n=32, even: the mean of $552,160 and $554,161), range $503,986 to $621,810, and the median preliminary 2026 tax bill at $4,379 (n=32, even: the mean of $4,129 and $4,630). Just value is a tax estimate, not a price: the latest sale, $690,000, was about 25 percent above the median just value. Taylor Woodrow’s original sales, April 1996 to March 2000, had a median first price of $196,700 on the county’s sales history.
This is a public-record sale, not one of ours. On September 5, 2025 the Collier County Clerk recorded the sale of 1827 Leamington Lane at $690,000, coded as a qualified, arm’s-length sale. The villa carries 1,612 square feet of county base area, the most common Shoreham size (nine villas share it), so the deed works out to $428 per base square foot. It recorded twenty days before our MLS window opened, which is why it sits in the county’s twelve-month set but not the MLS year. What we check before letting it price another villa:
Shoreham repriced with Naples, from a 2021 median of $359,900 to a 2023 to 2025 band of $576,300 to $725,000, and has held that band: both 2025 sales and both September 2026 asking prices sit inside it. On median recorded prices it is the most affordable way to own fee-simple land inside the gates: over the twelve months to August 20, 2026, Thornbrooke’s qualified median was $975,000 (with one outlier at $617,000), Hawthorne Estates’ two sales were $985,000 and $995,000, and Manchester’s four ran $1,835,000 to $2,001,000. A Shoreham seller competes with the villa across the street and the upper coach-home condominiums, not the detached homes next door.
Shoreham at Stonebridge came out of Taylor Woodrow’s buildout of Stonebridge Country Club: the Stonebridge Unit Three plat was recorded in December 1995, the Third Supplemental Declaration created Shoreham from its lots 100 to 131 in January 1996, the villas went up from 1996 to 2000, and owners rewrote Shoreham’s rules in 2016.
The land began as Southampton at Naples, zoned by Collier Ordinance 88-53 and, in its current form, Ordinance 92-24, approved April 28, 1992, covering 313.5 acres. The golf course opened in February 1992 under Southampton Development Corporation. Taylor Woodrow Communities took over by an assignment recorded October 14, 1994 (OR 1994, Page 439) and 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,” the club’s history says, which is how a Naples villa street became Leamington Lane and its neighborhood Shoreham. Taylor Woodrow’s United States business is today’s Taylor Morrison.
Stonebridge Unit Three was recorded on December 21, 1995 (Plat Book 26, Pages 10 to 13), carrying lots 94 to 166. It is the only Stonebridge plat whose home lots fall in three neighborhoods, which is why a “Unit Three” statistic is never a Shoreham statistic: 32 of its 73 homes are Shoreham villas. The Third Supplemental Declaration, recorded January 10, 1996 (OR 2137, Page 640), added ten Unit Three lots to Hawthorne Estates, added lots 132 to 162 to Thornbrooke, and in Exhibit C created the neighborhood called Shoreham from “Lots 100 through 131.” The villas followed from 1996 to 2000, twelve of them in 1998.
Shoreham at Stonebridge holds 2 of the 9 active listings in all of Stonebridge Country Club on September 24, 2026, although its 32 villas are 4 percent of the club’s 799 homes. On a street that thin, the seller who prices to Shoreham’s own recorded sales, with the insurance summary, reserve status and pool history in the file, is the seller who closes. Our Stonebridge Country Club guide covers the club and all ten neighborhoods.
Selling a Shoreham at Stonebridge villa? Get a free Shoreham at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Buying at Shoreham at Stonebridge? Call Marc at (239) 287-5873, start with our Stonebridge Country Club buyer guide, or read how we represent buyers in Southwest Florida.
Owners took control of the master association from Taylor Woodrow on November 1, 2001, per the turnover minutes. Each single-family neighborhood elects an advisory committee, and the minutes say those committees “carry no power” over residents; the 2016 amendment later gave the Shoreham Committee a defined role in roof and painting decisions.
On June 30, 2016 the association recorded a seven-page Certificate of Amendment to the Third Supplemental Declaration (OR 5289, Page 771); as we read the certificate, it was approved by written consents from the Shoreham neighborhood and by the Board on June 24, 2016. It declared Shoreham “a single family Neighborhood of 32 attached duplex villas,” set a mailbox standard, assigned lawn, irrigation, painting, roof cleaning and all-at-once roof replacement to the association, wrote out the party-wall rules, and rewrote the insurance subsection so the association insures all of the Shoreham insurable property. The club’s fee pages show the Shoreham fee then rising from $3,392.04 in FY2022 to $4,560 by April 2025.
Shoreham at Stonebridge villas run 1,612 to 1,760 square feet of county base area, median 1,630, on lots of 0.10 to 0.23 acre, median 0.11, the smallest fee-simple lots in Stonebridge. Nineteen of the 32 have a private pool, and every villa was built from 1996 to 2000 (Collier County Property Appraiser, 2026 preliminary roll).
Nine villas carry exactly 1,612 square feet of base area and six carry 1,630, and the full range is only 1,612 to 1,760, which points to two or three floor plans repeated down the street (our inference; no Taylor Woodrow plan brochure for Shoreham surfaced in the public record). The median is 1,630 square feet (n=32, even: both middle values 1,630).
The county’s base area (1,612 to 1,760) measures the residence. Its adjusted area (1,976 to 2,103, median 2,010) weights in space such as a garage or covered lanai, and the gap of about 380 square feet on the median villa is consistent with an attached garage and lanai on most villas (our inference; the roll does not itemize them). The MLS living area is the listing agent’s figure: 1,620 and 1,632 square feet on the two September 2026 listings. Compare per-foot prices only on the same measure.
Shoreham lots have a median of 0.11 acre, about 4,800 square feet, against 0.17 in Thornbrooke and 0.24 in Hawthorne Estates and Manchester. The roll records 19 private pools, 5 spas and 29 screen enclosures. Because the association maintains every Shoreham lawn, a bigger lot means more green space, not more yard work.
Year built | Villas |
|---|---|
1996 | 6 |
1997 | 6 |
1998 | 12 |
1999 | 4 |
2000 | 4 |
Total | 32 |
Source: Collier County Property Appraiser, 2026 preliminary roll, residence building records only; later years on some roll rows belong to pools, cages or decks.
The county roll carries no bedroom or bathroom counts, the MLS extract behind this page recorded no room counts, and the roll does not itemize Shoreham garages, so this page states none of them. The recorded documents we read also do not state Shoreham’s roof material or the date of the last neighborhood-wide replacement. Every villa predates the Florida Building Code of March 1, 2002, so the roof reserve balance, the committee’s timetable and any recorded notice of commencement for a roofing contract are the questions to ask.
A Shoreham at Stonebridge villa comes with full membership in Stonebridge Country Club, which the owners’ association owns: an 18-hole, par 71 course redesigned in 2023, a clubhouse with four dining venues, a resort-style pool, a fitness center and five tennis courts. Shoreham itself adds no amenity of its own; its fee buys services, not facilities.
Shoreham’s recorded documents create no neighborhood pool, clubhouse or recreation parcel, and the roll shows no Shoreham common parcel. The fee buys landscaping and irrigation, exterior painting and roof cleaning, the roof replacement reserve and the association’s insurance on the villas. The recreation on Leamington Lane is what an owner builds on a private lot.
“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” the club’s membership page says. The association that bills you owns the golf course and clubhouse: the county roll lists it as owner of record, and the 1996 Fourth Supplemental Declaration (OR 2147, Page 1335) required Taylor Woodrow to deed the club facilities to it. Every owner pays the same $17,600 in FY2027 club-level charges, golfer or not.
The course plays par 71 from 6,414 yards on Tee I to 4,068 yards on Tee VI across six rated tee sets, 71.6 rating and 136 slope from the back, per the club’s scorecard; Gene Bates laid it out in 1992 and Kipp Schulties redesigned it in 2023, with water in play on 15 holes. Members pay no green fees, only a $35 cart fee for 18 holes in FY2027. The club runs five Har-Tru tennis courts, a fitness center expanded in the 2014 clubhouse renovation, and a resort-style pool beside the new Bistro, both open by spring 2024. The four venues are The Lounge, The Dining Room, The Veranda and The Bistro, with no food-and-beverage minimum: every residence pays a $950 F&B service charge in FY2027 instead.
Stonebridge has gated entrances on Immokalee Road and Airport-Pulling Road North. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling gate staffed: management listed un-staffing it as a $75,000 savings option and the Board kept it. The Declaration adds that the association “shall not in any way be considered an insurer or guarantor of security.” There is no marina or beach club, and no pickleball in the club’s published schedules.
Selling a Shoreham at Stonebridge villa? Buyers here buy the membership as much as the villa; get a free Shoreham 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.
The Shoreham at Stonebridge neighborhood fee is $4,560 a year for FY2027 (October 1, 2026 to September 30, 2027), billed quarterly at $1,140 by the Stonebridge master association, per the club’s fee schedule dated September 2, 2026. It sits on top of the $17,600 club-level charge every Stonebridge residence pays, for $22,160 a year.
The FY2027 schedule says the Shoreham fee “includes limited P&C Ins. & Reserves,” and the club’s Cost of Ownership page says it includes “liability and flood insurance, roof and painting reserves.” Read beside the 2016 amendment, it funds landscaping and irrigation on every lot, the association’s property, flood and liability insurance on the villas, a painting and roof cleaning reserve, and a roof replacement reserve. It does not fund anything inside a villa, the owner’s contents policy, the pool or day-to-day roof repair. It is the highest of the four single-family fees (Thornbrooke $2,412, Manchester $2,916, Hawthorne Estates $3,420 for FY2027) and lower than every condominium fee ($5,300 to $7,800 for calendar 2026).
Fiscal year | Shoreham fee (annual) | Club source |
|---|---|---|
FY2019 | $3,300 | FY2019 detailed neighborhood fees |
FY2020 | $3,300 | FY2020 cost of ownership page |
FY2021 | $3,300 | FY2021 fee schedule |
FY2022 | $3,392.04 | FY2022 fee schedule |
FY2025, September 2024 schedule | $3,960 | FY2025 fee schedule |
FY2025, April 2025 update | $4,560 | FY2025 updated schedule |
FY2027 (current) | $4,560 | FY2027 schedule, September 2, 2026 |
The FY2026 schedule is behind the member login, so we publish no FY2026 Shoreham figure. From FY2019 to FY2027 the Shoreham fee rose 38 percent, against 101 percent for the club-level charge (our arithmetic). Most of the increase came between FY2022 and April 2025; the club does not state why, and because the building insurance sits inside this fee, its premium is the first line to ask about in the members-only Shoreham budget.
Every Shoreham duty in the 2016 amendment carries the same funding clause: Shoreham funds, “or by a User Assessment levied equally against all Units.” A neighborhood-wide reroof that the reserve does not fully cover can be billed to the 32 owners in equal shares. None appears in the club’s published schedules, which would not necessarily show one, so read the estoppel for assessments and ask the association in writing whether any is planned.
A Thornbrooke owner pays $2,412 and insures, paints and reroofs on their own; a Shoreham owner pays $2,148 more and hands those jobs to the association. Which costs less over time depends on the building premium and roof cycle, neither published.
A Shoreham at Stonebridge owner pays two recurring association layers, the $17,600 FY2027 club-level charge and the $4,560 Shoreham fee, plus county property tax; an outside buyer also pays $18,399 once, at closing. Stonebridge has no community development district and no special-district assessment on its tax bills.
Line, FY2027 | Annual |
|---|---|
Country Club Dues | $9,094 |
Master Base Assessment (CAM) and Master Association Capital Reserves | $5,536 together ($2,667 and $2,869) |
Clubhouse Renovation Fee | $1,920 |
F&B Service Charge | $950 |
Strategic Reserves (new in FY2027) | $100 |
Total | $17,600 ($4,400 a quarter) |
The club’s two FY2027 documents label the two master lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026, the prior year, was $16,680; FY2027 is 5.5 percent higher. The renovation fee repays the 2023 golf, Bistro and pool loan, which the club says will be paid off in February 2035.
The Shoreham fee is $4,560 for FY2027. At purchase, per the FY2027 schedule:
Charge (FY2027) | Amount |
|---|---|
New Owner Capital Contribution, 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) |
Until April 2025 the contribution followed a Declaration formula, about $6,197 for an outside buyer in FY2025; the club announced a change effective April 25, 2025, 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 median preliminary 2026 tax bill on a Shoreham villa is $4,379, at 9.4020 mills on the 2026 preliminary roll for Stonebridge’s taxing area, and every Stonebridge parcel carries $0 in non-ad-valorem assessments (Collier County Property Appraiser). Bills mail in November with a 4 percent discount for November payment, per the Collier County Tax Collector. A buyer’s bill resets after purchase, because the homestead cap does not transfer.
Item | Annual |
|---|---|
Club-level charges, FY2027 | $17,600 |
Shoreham neighborhood fee, FY2027 | $4,560 |
Association total | $22,160 ($1,847 a month) |
Median 2026 preliminary property tax, for scale | $4,379 |
Association plus median tax | $26,539 |
Our arithmetic; add the owner’s contents insurance, pool upkeep, utilities and club usage. The club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027, and no master special assessment appears in its published schedules over those years.
Selling at Shoreham? Buyers weigh the $18,399 at closing and $22,160 a year against your price, so we price with both in view: get a free Shoreham 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.
Shoreham at Stonebridge is governed by two recorded layers: the Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1, 1995), which binds all 799 homes, and Section 3 of the Third Supplemental Declaration (OR 2137, Page 640, 1996), which the 2016 amendment (OR 5289, Page 771) rewrote for Shoreham alone.
Section 3.J ties them together: “All provisions of the Declaration shall apply to Shoreham,” except where the Shoreham section changes or adds to them.
The member-era Declaration sets the leasing and pet rules below, keeps commercial vehicles, RVs, boats and trailers inside a closed garage, and requires Architectural Review Committee approval for any exterior, pool or landscaping change. Amending it takes 67 percent of the members, about 535 of 799 votes.
Section 3.A declares lots 100 to 131 “a single family Neighborhood of 32 attached duplex villas called Shoreham,” and uses “Unit” for a villa, though a Shoreham unit is a fee-simple lot with a house on it. Section 3.B sets a mailbox standard: the owner cleans it, and the Shoreham Committee arranges painting from Shoreham reserves or an equal assessment. Sections 3.C and 3.D divide the work as described in the living section above: the association handles lawn, irrigation, painting, roof cleaning and all-at-once roof replacement, plus tree work on the common areas; the owner handles the interior, roof repairs and the party wall.
The common walls between villas are party walls “for the perpetual benefit of” both owners. Uninsured repair after damage neither owner caused is split equally; damage from one owner’s negligence is that owner’s alone; an owner who will not pay a share can face a lien. A rebuilt wall goes back in the same place, size and like materials, with Architectural Review Committee approval, and entry onto the neighbor’s lot for approved repairs is not a trespass. And the rule that shapes every renovation: “No Owner shall have the right to cut windows or other openings in the party wall, nor make any alterations, additions, or structural changes thereto.” When the committee decides the exterior faces of the party walls need work, the association does it from Shoreham funds or an equal assessment.
The association insures the villas and owners insure contents and finishes, as the insurance section below explains. The clause buyers should use: a summary of the coverage and copies of the policies “shall be available for inspection by Owners or their authorized representatives upon request.”
The club’s open house rules apply on Leamington Lane: registration with the association office by 1:00 p.m. Friday; only the approved 18 by 12 inch green-on-white “Open House” sign, noon to 5 p.m., at most twice a week, plus one sign at the Winding Oaks Way corner for a side-street home; and no “For Sale” sign on the home or in a vehicle.
No. Shoreham at Stonebridge is not age-restricted, because Stonebridge Country Club’s master Declaration contains no age restriction and Shoreham’s own recorded documents add none. Buyers of any age may purchase, and children may live in a Shoreham villa. Half the villas are homesteaded, and the other half are not.
Buyers often ask because of Stonebridge’s golf-and-club rhythm, but the records do not support the label; families should look at the school assignment below.
Yes, within the master Declaration’s limits: a Shoreham at Stonebridge lease must be in writing, cover the whole villa, run at least 30 days, and be one of no more than four leases in a calendar year, with no subleasing without Board approval. Shoreham suits seasonal tenants, not nightly or weekly vacation rentals.
The club posts lease forms for five of the six condominiums, several of which bar tenant pets. We found no Shoreham-specific lease form or tenant rule in the club’s files or the recorded amendment, so ask the association office for any current package before signing a tenant. Under the Declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations,” and tenants pay renter rates, for example $92 for 18 holes with a cart from January to April and $35 from May to October in FY2027.
Shoreham at Stonebridge owners may keep dogs, cats and other usual household pets, in a reasonable number the Board sets, under the Stonebridge master Declaration. Pets must be leashed outside the villa, owners must pick up after them, and pets are never allowed on the golf course. Shoreham’s own recorded documents add no pet rule.
Clean-up violations carry fines up to $50 per occurrence, the Board can require removal of a nuisance pet with fines up to $50 a day, and commercial breeding is barred. Unlike five condominiums, Shoreham has no tenant pet ban in the documents we read. The county’s Rover Run dog park at Veterans Community Park is about 1.7 miles from the clubhouse.
Shoreham at Stonebridge is governed as a neighborhood of a Chapter 720 homeowners association, not as a Chapter 718 condominium, even though its association insures, paints and reroofs the villas. That means a §720.401 disclosure summary before a buyer signs, a Chapter 720 estoppel, and no condominium milestone-inspection or structural reserve study mandate.
A condominium exists only when a declaration of condominium is recorded under Chapter 718, and Shoreham has none: owners hold fee title to platted lots, and the master association is governed under Chapter 720. The 2016 amendment adds condominium-like duties without creating condominium units.
Section 720.401 requires a disclosure summary before a buyer signs a contract for a parcel in a mandatory homeowners association: membership is mandatory, recorded covenants govern use, and assessments are owed and may change. If it is not provided before signing, the buyer may void the contract by written notice within three days of receiving it or before closing, whichever comes first, and that right cannot be waived.
The master association’s estoppel states what is owed on the villa: the club charges, the Shoreham fee and any assessment. Section 720.30851 caps the fee, and the club charges $299 for FY2027, the current cap for a standard certificate on a current account. Shoreham’s budget, reserves and insurance are master association records that Section 720.303 lets owners inspect, so the seller should request them during the buyer’s inspection period.
Florida’s condominium safety laws, SB 4-D (2022), SB 154 (2023) and HB 913 (2025), created milestone structural inspections for condominium and cooperative buildings three or more stories tall (Section 553.899) and structural integrity reserve studies for condominium associations with such buildings (Section 718.112). Shoreham is neither a condominium nor a cooperative, so neither mandate applies, whatever a villa’s height. Collier County’s milestone registry lists no Stonebridge buildings.
No statute makes Shoreham fund a structural reserve study, but the amendment names two Shoreham funds, “painting and roof cleaning reserve funds” and “roof replacement reserve funds.” Their balances are not published. The buyer’s real question is whether the roof reserve is on course for the day the committee calls for all 32 roofs, or whether that day brings an equal assessment.
Selling at Shoreham? The §720.401 summary, the estoppel and the insurance summary belong in the listing file from day one; get a free Shoreham 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.
Shoreham at Stonebridge sits on Stonebridge Country Club’s western side, a little over two miles inland from the Gulf, on street ground of about 9.8 feet at our Leamington Lane test point. Its villas were built from 1996 to 2000, before the Florida Building Code, and the association, not each owner, insures the buildings against windstorm.
Stonebridge is about 2.3 miles from the Gulf in a straight line at its west edge and about 3.4 miles at its eastern buildings; Leamington Lane is on the nearer, western side (our reading). At 1827 Leamington Lane, USGS 3D Elevation Program lidar reads 9.76 feet NAVD88 at street level, near the middle of Stonebridge’s 6.0 to 10.6 foot range, and the Florida Division of Emergency Management’s surge planning zones return Category 2: a planning model in which a worst-case Category 2 storm could push water onto this ground, not a forecast or a depth. Evacuation zones are Collier County’s call, and the state layer and a 2024 county order describe the area differently, so check your address in Collier’s Know Your Zone lookup; we publish no zone letter. For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the coast west and south of US 41.
Every Shoreham villa was built after Hurricane Andrew but before Florida’s first statewide building code took effect on March 1, 2002. Stonebridge lies between the 160 and 170 mph lines on the code’s Risk Category II wind map, inside the wind-borne debris region, so new glazed openings need impact-rated products or approved shutters (our application of the published threshold). The club’s Hurricane Shutter Standards limit which shutters may stay up in season by the side of the home they face, and any new shutter or window on a Shoreham villa goes to the Architectural Review Committee first.
The National Hurricane Center wrote of Ian that in “Bonita and North Naples, the most severe impacts were contained to the immediate coastline.” 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 public record, not any single villa; the seller’s disclosure and the association’s claims history speak to a specific building.
Shoreham at Stonebridge’s Leamington Lane test point maps in FEMA shaded Zone X, outside the 1 percent annual chance floodplain but inside the 0.2 percent area, on flood map panel 12021C0193J, effective February 8, 2024. Shoreham’s neighborhood fee already includes association flood insurance on the villas.
On September 23, 2026 we geocoded 1827 Leamington Lane with the U.S. Census geocoder and queried FEMA’s National Flood Hazard Layer: shaded Zone X, not in the Special Flood Hazard Area, panel 12021C0193J. Shaded X is outside the “100-year” floodplain but inside the “500-year” area, so a federally backed lender does not normally require flood insurance, though it is not minimal hazard. Stonebridge’s Zone AE pockets are on Springberry Circle and Wexford Court in Hawthorne Estates and at 1940 Willow Bend Circle, not on Leamington Lane. A street point is not a footprint; the elevation certificate or a lender’s flood determination governs each villa.
From 1998 to 2008 the developer and owners obtained FEMA Letters of Map Change for specific Stonebridge tracts, buildings and lots, revalidated with the 2024 maps in letter 18-04-0009V. One entry, dated February 21, 2008, covers various lots in Stonebridge Units 3 and 5. Unit Three is Shoreham’s plat, so ask whether the villa’s lot is on it. No map revision applies to the community.
Under Section 3.I of the 2016 amendment the association’s policy on the villas includes flood coverage, and the club describes the Shoreham fee as including “liability and flood insurance.” Owners insure their own contents and finishes. Collier County holds a Class 5 Community Rating System rating, worth 25 percent off eligible NFIP policies, and new NFIP policies usually take 30 days to start. The county’s Flood Info Hotline, (239) 252-2942, will provide a flood determination and check for an elevation certificate on file.
At Shoreham at Stonebridge the association insures the villas, all-risk including windstorm, with flood coverage and liability, under the 2016 recorded amendment, and each owner insures personal property and interior finishes. That split resembles a condominium’s, though Shoreham is fee simple, so the owner’s policy form deserves an agent’s attention.
Section 3.I(1) requires “adequate property insurance covering all of the Shoreham insurable property,” including original improvements and like-kind replacements, on an all-risk form with windstorm, plus flood, premises liability with a cross-liability endorsement, and automobile liability for association business; the Board sets the amounts yearly with the Shoreham Committee. Section 3.I(2) makes the owner responsible for personal property and “all floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments.” Some insurers write that coverage on a unit-owner style form; which form fits a fee-simple villa is a question for your agent, with the association’s coverage summary in hand.
The owner is financially responsible for damage to improvements the owner or a prior owner installed that serve only that villa and were not builder standard improvements. With 19 pools and 29 screen enclosures on the street, whether a pool and cage were original matters: by our reading, an added cage lost in a storm is the owner’s to insure. We ask sellers for that history before listing.
After a casualty the owner must start repairs within 90 days and finish within nine months, and proceeds on the association’s policy are distributed by each villa’s share of the damage. The association’s hurricane deductible, and how an uninsured deductible would be shared, are not stated in the text we read; ask for both. Citizens’ flood requirement, which covers all its personal residential wind policies by January 1, 2027, exempts unit-owner policies and policies without windstorm, so a Shoreham contents policy’s form decides whether it applies. My Safe Florida Home offers hardening grants for homesteaded homes built before 2008 with an insured value of $700,000 or less, including attached homes of three stories or less on their own parcel; by our inference Shoreham’s 16 homesteaded villas are among Stonebridge’s likeliest to qualify, but because the association insures the building and replaces the roofs, raise any grant work with the Shoreham Committee first.
For the 2026-2027 school year, Collier County Public Schools zones Shoreham at Stonebridge addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all rated A by the Florida Department of Education in 2026. We checked 1827 Leamington Lane in the district’s zone database; confirm any address before relying on it.
School | Address | Grades | Florida grade | Drive from the clubhouse (off-peak) |
|---|---|---|---|---|
Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | PK to 5 | A every year 2022 to 2026 | 1.6 mi, about 5 min |
Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | A every year 2022 to 2026 | 5.5 mi, about 11 min |
Aubrey Rogers High | 15100 Patriot Pl, Naples 34110 | 9 to 12 | A in 2024, 2025 and 2026 | 5.3 mi, about 11 min |
All 132 Stonebridge address records the district returned for zone year 2027 gave these three schools, with no rezone flag. Aubrey Rogers High opened in August 2023, so older listing fields can carry a stale high school. The district earned an A for the ninth consecutive year in its July 2026 accountability brief.
The public record we read for Shoreham at Stonebridge is recorded instruments, not building permits: the 1995 Unit Three plat, the 1996 Third Supplemental Declaration, the 2016 amendment, the 2001 deed of buffer Tract L3 to the association, and FEMA’s 2008 map-change letter. We did not pull Collier building permit records for Leamington Lane.
That gap matters for roofs and openings. A neighborhood-wide reroof would normally record a notice of commencement with the Collier Clerk, and window, door, pool and cage work carries county permits. During the inspection period, search the Clerk’s Official Records by the villa’s address or legal description for notices of commencement, and Collier County’s building permit records for roof, window, enclosure and mechanical permits. A roof permit dated on or after March 1, 2002 is also what earns roof-covering credit on Florida’s wind mitigation form. We run both searches for every Shoreham villa we list.
Shoreham at Stonebridge’s biggest coming change is on the community’s west edge, the side Leamington Lane sits on: Collier County plans to widen Airport-Pulling Road from four to six lanes past the west gate, a $42 million project with no noise wall. A Livingston Road flyover, a new I-75 interchange and new apartments are nearby.
The widening runs from Vanderbilt Beach Road to Immokalee Road along the whole west side of Stonebridge. Per the county’s 60 percent design handout (March 27, 2025), it costs $42.0 million, with a raised median and a 6-foot sidewalk on the Stonebridge side, and the county said construction was “anticipated to begin in June 2026 and last up to two years.” The county’s responses to residents say its noise study found no barrier “cost reasonable and feasible,” so none will be built; residents may build walls on their own property, which at Shoreham means Architectural Review Committee approval.
Stonebridge itself is a closed-out planned unit development, so no builder will ever add homes inside the gates to compete with a Shoreham resale.
Daily life at Shoreham at Stonebridge runs through the Stonebridge gates on Immokalee Road or Airport-Pulling Road, with a hospital, a Publix, an elementary school and I-75 all within about six minutes of the clubhouse off-peak, and the beach about ten to fifteen minutes away. The association handles the lawn; the owner handles everything inside.
Measured from 2100 Winding Oaks Way on the public OSRM router, free-flow, as published in our Stonebridge Country Club guide; Leamington Lane is a short drive inside the gates, and January to April traffic adds time.
Destination | Road miles | Off-peak minutes |
|---|---|---|
Pelican Marsh Elementary | 1.6 | 5 |
NCH North Naples Hospital | 1.7 | 5 |
Nearest Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
I-75 at Immokalee Road | 2.5 | 6 |
Vanderbilt Beach | 5.2 | 11 |
Southwest Florida International Airport (RSW) | 22.1 | 30 |
Shoreham at Stonebridge is the smallest of Stonebridge Country Club’s ten neighborhoods, the only attached villa product, and on median recorded prices the least expensive fee-simple home inside the gates, with a $4,560 FY2027 fee that sits between the single-family neighborhoods’ $2,412 to $3,420 and the condominiums’ $5,300 to $7,800.
Yardstick: the same county deed record for all ten neighborhoods. “County, latest 12 months” is qualified sales recorded August 21, 2025 to August 20, 2026 on the Collier County Property Appraiser’s 2026 preliminary roll. “First county window with 10+ sales” is the shortest look-back that reaches ten qualified sales, with the window stated in each row. “MLS 12 months” is Southwest Florida MLS closings, September 25, 2025 to September 24, 2026.
Neighborhood | Units and product | Association | Fee and fee year | County, latest 12 months | First county window with 10+ sales | MLS 12 months |
|---|---|---|---|---|---|---|
Shoreham | 32 fee-simple attached duplex villas | Master neighborhood, Shoreham Committee | $4,560, FY2027 | 1 sale, $690,000 | Jan 2021 to Aug 2026: n=13, median $590,000 | 0 |
Thornbrooke | 107 fee-simple single-family homes | Master neighborhood, committee | $2,412, FY2027 | 7 sales, median $975,000 | Calendar 2025: n=10, median $985,000 | 5 |
Hawthorne Estates | 78 fee-simple single-family homes | Master neighborhood, committee | $3,420, FY2027 | 2 sales, $985,000 and $995,000 | Never 10 since 2021 (7 qualified, 2021 to Aug 2026) | 1 |
Manchester | 34 fee-simple single-family homes | Master neighborhood, committee | $2,916, FY2027 | 4 sales, median $1,950,000 | 60 months: n=10, median $1,698,000 | 2 |
Ashton Oaks | 52 coach-home condominiums | Condo association (N97000002724) | $7,800, calendar 2026 | no qualified sale | 60 months: n=10, median $710,000 | 0 |
Braeburn | 132 coach-home condominiums | Condo association (N97000005324) | $7,552, calendar 2026 | 4 sales, median $678,250 | 24 months: n=11, median $665,000 | 4 |
Middleburg | 84 coach-home condominiums | Condo association (N95000001726) | $7,080, calendar 2026 | 1 sale, $770,000 | 60 months: n=13, median $650,000 | 2 |
Carrington | 136 condominiums | Condo association (N96000002330) | $6,024, calendar 2026 | 7 sales, median $410,000 | 24 months: n=17, median $410,000 | 9 |
Heatherwood | 88 condominiums | Condo association (N95000001729) | $5,300 plus $200 with a garage, calendar 2026 | 3 sales, median $470,000 | 36 months: n=11, median $450,000 | 4 |
Willow Bend | 56 condominiums | Condo association (N97000002725) | $7,500, calendar 2026 | 6 sales, median $395,000 | 24 months: n=11, median $400,000 | 6 |
Sources: Collier County Property Appraiser, 2026 preliminary roll and qualified sales; the club’s FY2027 fee schedule; Florida Division of Corporations; Southwest Florida MLS Matrix, pulled September 24, 2026. Even-count medians are the mean of the middle pair (Manchester $1,900,000 and $2,000,000; Braeburn $655,000 and $701,500; Willow Bend $390,000 and $400,000; Thornbrooke 2025, two sales at $985,000).
Against Thornbrooke at Stonebridge, which shares Shoreham’s plat, Shoreham trades a detached house and bigger lot for a lower price and an association that insures and reroofs; the next section compares them. Against the coach homes of Braeburn at Stonebridge and Ashton Oaks at Stonebridge, in a similar price band, Shoreham offers land you own, a pool on most lots and a lower fee. Against Manchester at Stonebridge and Hawthorne Estates at Stonebridge, Shoreham is the fee-simple entry point at well under half the price.
Shoreham at Stonebridge and Thornbrooke at Stonebridge share the Stonebridge Unit Three plat and the same club, but they are different ownership products. Shoreham is 32 attached villas whose association insures, paints and reroofs them for a $4,560 FY2027 fee; Thornbrooke is 107 detached homes whose owners do those jobs themselves for $2,412.
Question | Shoreham at Stonebridge | Thornbrooke at Stonebridge |
|---|---|---|
Product | Attached duplex villa, fee simple | Detached single-family home, fee simple |
Homes | 32, all on Leamington Lane | 107, on Winding Oaks Way, Pondside Lane, Langford Lane and Kitcheners Court |
Built | 1996 to 2000 | 1995 to 2000 |
County base area, median | 1,630 sq ft (range 1,612 to 1,760) | 1,933 sq ft (range 1,769 to 2,324) |
Lot, median | 0.11 acre | 0.17 acre |
Private pools | 19 of 32 | 92 of 107 |
Neighborhood fee, FY2027 | $4,560 | $2,412 |
Club plus neighborhood, FY2027 | $22,160 | $20,012 |
Who insures the building | The association (all-risk, windstorm, flood) | The owner |
Who paints and replaces the roof | The association, all roofs at once | The owner |
County qualified sales, latest 12 months | 1, $690,000 | 7, median $975,000 |
County median per base sq ft, latest 12 months | $428 (n=1) | $490 (n=7) |
MLS closings, 12 months to Sept 24, 2026 | 0 | 5, $617,000 to $985,000 |
Median just value, 2026 preliminary roll | $553,160 | $705,760 |
Median 2026 preliminary tax | $4,379 | $5,633 |
Homestead share | 50.0% | 57.9% |
FEMA zone at tested street points | Shaded X (1827 Leamington Ln) | Shaded X at five points |
Sources: Collier County Property Appraiser, 2026 preliminary roll and qualified sales; the club’s FY2027 fee schedule; the 2016 Shoreham amendment (OR 5289, Page 771); FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, pulled September 24, 2026.
Choose Shoreham at Stonebridge if you want to own land inside the gates for well under a Thornbrooke price, value a courtyard pool over a yard, and would rather pay a larger fee than manage your own building insurance, paint and reroofing; it suits seasonal owners and full-time owners done with exterior upkeep. Choose Thornbrooke at Stonebridge if you want a detached home with no shared wall, a larger lot, a pool on nearly every home and control of your own roof and insurance, and will pay more for it: its latest county median of $975,000 was $285,000 above Shoreham’s one sale, though one Thornbrooke home recorded at $617,000. Thornbrooke is also the more liquid market, seven qualified sales to Shoreham’s one.
Shoreham at Stonebridge’s strengths are fee-simple land inside a bundled club at the lowest median fee-simple price in Stonebridge, a private pool on most villas and an association that insures, paints and reroofs. Its weaknesses are a shared wall, small lots, very few sales a year and costs that can arrive as equal assessments.
If you’re searching for a Shoreham at Stonebridge listing agent, or thinking, ‘I need someone to sell my Shoreham at Stonebridge home…’ you are selling one of 32 villas on a street with one qualified sale in twelve months, to a buyer who asks who insures the building and when the roofs are due.
In the last 12 months we tracked all 33 Stonebridge Country Club closings in the Southwest Florida MLS (pulled September 24, 2026) and every qualified deed the county recorded in the neighborhood, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Shoreham listing from that record. 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 last 12 months Shoreham at Stonebridge has seen 0 resales on the MLS and one qualified recorded sale; with no MLS closing to represent, we have represented none of them on the seller side. The first county window with ten or more sales runs from January 2021 through August 20, 2026:
Start with a free Shoreham at Stonebridge home valuation. It takes about a minute, and Jesse follows up with the Shoreham sales that fit your villa: the same size band on the county roll, pool or no pool, adjusted for condition and updates. An automated estimate cannot see a party wall, a pool’s history or the roof reserve. For the full seller process in the club, see how we sell homes in Stonebridge Country Club.
(239) 898-6072, text or call. Confidential conversations welcome.
Separately. Nineteen villas have a pool and 13 do not, and on 4,800 square foot lots the pool is most of the outdoor space. The county file does not flag which sales had pools, so we confirm each comparable on the roll.
No committee approval of a sale appears in the recorded amendment; the committee advises on maintenance, paint and roofs. A 2001 club article said approval applications were not necessary for single-family homeowners, and we confirm the current practice on every listing.
When the last neighborhood-wide replacement happened, what the roof replacement reserve holds, and whether the committee has set a timetable or an assessment. Owners repair roofs between replacements, so expect questions about any leak on your villa.
One, from the Stonebridge Country Club Community Association, because Shoreham has no separate association. It costs $299 for FY2027 and covers the club charges and the Shoreham fee. A Stonebridge condominium sale needs two.
Yes. Showings run through the gate with our team, documents can be signed through a title company’s remote process, and the association keeps the lawn and exterior maintained while the villa is listed.
They stay with the association for Shoreham’s painting, roof cleaning and roof replacement, and no document we read provides a refund to a selling owner. A healthy roof reserve is a selling point, because the buyer inherits it.
Selling your Shoreham at Stonebridge villa? Start with a free Shoreham at Stonebridge home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, start with our Stonebridge Country Club buyer guide, or read how we represent buyers in Southwest Florida.
Shoreham at Stonebridge owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read Shoreham’s recorded documents and the county roll for all 32 villas before writing this guide.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar are the Domain Realty team behind this Shoreham 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.
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 Shoreham page the narrower credential matters more: we read the 2016 amendment line by line and matched every qualified Leamington Lane deed since 2021 to the county roll.
McGreevy and Comisar is a top-reviewed Shoreham 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
★★★★★ “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
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, 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 Shoreham at Stonebridge villa? Get a free Shoreham 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.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134; licensure is regulated by the Florida Real Estate Commission. For the wider market, see our Naples guide and our guides to Carrington at Stonebridge, Heatherwood at Stonebridge, Willow Bend at Stonebridge and Middleburg at Stonebridge.
These Shoreham at Stonebridge buyer questions are answered from the recorded Third Supplemental Declaration and its 2016 amendment, the Stonebridge master Declaration, the club’s FY2027 fee schedule, 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 32 fee-simple attached duplex villas on Leamington Lane inside Stonebridge Country Club, North Naples, ZIP 34109. Taylor Woodrow created it in 1996 (OR 2137, Page 640) and built the villas from 1996 to 2000; a 2016 amendment (OR 5289, Page 771) sets its rules.
On Leamington Lane, house numbers 1794 to 1862, in the western strip of Stonebridge, which sits behind the corner of Immokalee Road and Airport-Pulling Road North with gated entrances on both roads.
Thirty-two, the smallest of Stonebridge’s ten neighborhoods: lots 100 to 131 of the Stonebridge Unit Three plat, forming 16 two-villa buildings by our arithmetic. Stonebridge has 799 residences in all.
Fee-simple homes: each owner holds title to a platted lot and the villa on it, coded by the county as a single-family residence. There is no condominium declaration; the 2016 amendment calls Shoreham “a single family Neighborhood of 32 attached duplex villas.”
A home sharing one wall with the home next door, two per building, each on its own lot. At Shoreham the shared wall is a recorded party wall: upkeep is shared, and no owner may cut openings in it.
The Shoreham fee is $4,560 for FY2027, billed at $1,140 a quarter by the master association, on top of $17,600 in club-level charges. It includes the association’s insurance on the villas and roof and painting reserves.
About $22,160 in FY2027 association charges, or $1,847 a month, before property tax. The median preliminary 2026 tax bill is $4,379 (Collier County Property Appraiser). Add contents insurance, pool upkeep, utilities and club usage.
An outside buyer pays $18,399 on the FY2027 schedule: a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee.
The FY2027 schedule lists $0 for an existing owner, and the club says 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.” Confirm with the association’s Controller.
Yes to both. Every Stonebridge owner is automatically a member with no equity or deposit, and pays the same $17,600 FY2027 club-level charge whether or not they play. Members pay no green fees, only a $35 cart fee for 18 holes.
The latest qualified sale was 1827 Leamington Lane at $690,000, recorded September 5, 2025. The eight qualified sales since January 2023 ran $576,300 to $725,000, median $670,000 (n=8, even: the mean of $650,000 and $690,000).
On September 24, 2026 the MLS showed 1843 Leamington Lane at $699,000 (1,620 square feet, 129 days on market) and 1814 Leamington Lane at $675,000 (1,632 square feet, 65 days). Call Marc for the current list.
From 1,612 to 1,760 square feet of county base area, median 1,630; adjusted area, which weights garage and lanai space, runs 1,976 to 2,103. The roll carries no bedroom counts.
Nineteen of 32 do, per the county roll, with 5 spas and 29 screen enclosures. Pools are the owner’s to maintain, and one added after the builder’s standard improvements is the owner’s risk under the 2016 amendment.
From 0.10 to 0.23 acre, median 0.11 acre, about 4,800 square feet, the smallest in Stonebridge’s four fee-simple neighborhoods. The association maintains every Shoreham lawn.
From 1996 to 2000 by Taylor Woodrow Communities, a partnership of Taylor Woodrow Homes Florida, Inc. and Monarch Homes of Florida, Inc.: 6 in 1996, 6 in 1997, 12 in 1998, 4 in 1999 and 4 in 2000.
The association insures “all of the Shoreham insurable property,” all-risk including windstorm, with flood and liability, under Section 3.I of the 2016 amendment. Owners insure contents and interior finishes. Ask for the association’s coverage summary.
The association replaces all 32 roofs at once when the Shoreham Committee decides, from Shoreham roof reserves or an equal User Assessment. Between replacements, owners repair their own roofs.
The association, with the Shoreham Committee, cleans the roofs and paints exterior walls, doors, exterior floors and the lanai and entry ceilings, from Shoreham reserves or an equal assessment. Owners may not repaint those surfaces without written approval.
Interior work is the owner’s, with county permits. Exterior changes, including windows and shutters, need Architectural Review Committee approval, and no opening may ever be cut in the party wall.
Possibly, with Architectural Review Committee approval under the master Declaration. On a 4,800 square foot lot the neighbor’s wall and setbacks shape what fits, and an added pool is your financial responsibility under the amendment.
Our test point at 1827 Leamington Lane maps in FEMA shaded Zone X on panel 12021C0193J, effective February 8, 2024, outside the Special Flood Hazard Area, with street ground at 9.76 feet NAVD88.
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 is the record, not a guarantee for any villa; ask for the seller’s disclosure.
The association’s policy on the villas includes flood coverage, and lenders do not normally require flood insurance in shaded Zone X. Flood cover for your contents and finishes is a question for your agent.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, per the district’s zone database at 1827 Leamington Lane. All three earned an A from the state in 2026.
No. The Stonebridge master Declaration has no age restriction, and Shoreham’s documents add none.
Yes: the whole villa, in writing, at least 30 days, no more than four leases a year, no subleasing without Board approval. We found no Shoreham-specific lease rule.
Yes. Dogs, cats and usual household pets in a reasonable number, leashed outside, with clean-up required and no pets on the golf course. We found no Shoreham ban on tenants’ pets.
No CDD: every Stonebridge parcel carries $0 in non-ad-valorem assessments. No master special assessment appears in the FY2019 to FY2027 schedules, but major Shoreham work can be billed as an equal User Assessment.
No. Those laws (Sections 553.899 and 718.112) apply to condominium and cooperative buildings, and Shoreham is a fee-simple Chapter 720 neighborhood. It does keep named roof and painting reserves.
Shoreham is 32 attached villas whose association insures, paints and reroofs them for $4,560 (FY2027); Thornbrooke is 107 detached homes whose owners do those jobs for $2,412. Thornbrooke’s latest county median was $975,000; Shoreham’s one sale, $690,000.
These Shoreham at Stonebridge seller questions are answered from the Collier County Property Appraiser’s 2026 preliminary roll and sales file, the Southwest Florida MLS Matrix (pulled September 24, 2026), the club’s FY2027 schedule and open house rules, the recorded 2016 Shoreham amendment and Florida statutes. Where a figure is not public, we say so.
Pool or no pool first, then size and condition. Qualified sales since 2023 ran $576,300 to $725,000, and two villas were asking $675,000 and $699,000 in September 2026.
Against Shoreham’s own recorded sales, one by one: the 13 since January 2021, weighted toward the eight since 2023, each checked for pool and size, then set against the villas listed that week.
1827 Leamington Lane recorded at $690,000 on September 5, 2025, a qualified sale of a 1,612 square foot villa (county base area), $428 per base square foot. It is a public-record sale, not ours.
Shoreham turns over slowly, 13 qualified sales in about five and a half years, and the latest county sale recorded twenty days before our MLS window began on September 25, 2025.
There is no Shoreham figure for the last twelve months. Stonebridge’s median was 26 days on market (33 closings) and 28.5 days for fee-simple homes; the two current Shoreham listings stood at 65 and 129 days.
No Shoreham figure exists for the last year. Stonebridge’s fee-simple closings sold at a median 92.96 percent of list and all closings at 95.43 percent (MLS, to September 24, 2026).
For a villa priced inside Shoreham’s 2023 to 2025 band, listing before the winter season is sound. Two neighbors are listed, about 10.4 months of supply on the county pace, so price and condition against them decide speed.
Before the season: December through May recorded 24 of Stonebridge’s 35 qualified sales in the latest county year, and recordings trail contracts, so be priced and documented by October.
The buyer. The Declaration says it “shall be made by the purchaser”; the FY2027 schedule sets $17,500 for an outside buyer and $0 for a qualifying existing owner.
Yes. An outside buyer brings $18,399 at closing and faces $22,160 a year in association charges, and subtracts the difference when comparing clubs that charge less. We price with it in view.
The recorded Shoreham amendment has no approval-of-sale clause, and no current master rule we read requires one. The master association issues the estoppel your closing needs.
The master estoppel costs $299 for FY2027, ordered from the Controller’s office on the club’s real estate page; the Declaration requires it within 15 days. One certificate covers the club charges and the Shoreham fee.
It is a contract term; Collier custom has the seller order and pay for it. The statutory cap for a standard certificate on a current account is $299.
Yes, before the buyer signs. Without it the buyer may void the contract within three days of receiving it or before closing, and the right cannot be waived.
No. Shoreham is not a condominium. Provide the §720.401 summary, the master Declaration, the Shoreham supplement and 2016 amendment, the estoppel and the association’s insurance summary.
The association’s Shoreham coverage summary, your contents policy, any wind mitigation report and your pool and cage history. A buyer’s insurer asks for most of them in week one.
It should not, since Shoreham is fee simple, but the association-insured building can prompt questions. The recorded amendment and the insurance summary in the file answer them early.
It can. A well-funded reserve supports your price; an approaching reroof with a thin reserve means the buyer expects an assessment.
Disclose it. Who pays an assessment levied before closing is a contract term, and we negotiate it into the price or a credit rather than letting it surface late.
Yes. Improvements added after the builder’s standard ones are the owner’s risk under the 2016 amendment, so whether a pool or cage was original affects the buyer’s insurance.
No. The club’s open house rules bar “For Sale” signs on the home and in vehicles.
Yes: register with the association office by 1:00 p.m. Friday, noon to 5 p.m., at most twice a week, with the approved green-on-white sign and one directional sign at the Winding Oaks Way corner.
Yes. The buyer takes subject to the lease and showings run through the tenant; leases are at least 30 days, so time the lease end to the expected closing.
Mainly the deed’s documentary stamp tax, $0.70 per $100 and customarily the seller’s ($4,830 on $690,000), plus commission, the tax proration and the estoppel.
By Collier custom the buyer usually picks the closing agent and pays for the owner’s title policy, whose premium the state sets. The contract controls.
Not as a lump sum on the club’s published billing: the $1,920 fee is billed quarterly until the loan is paid off in February 2035, and on our reading a seller owes installments through closing. The estoppel confirms it.
Florida taxes are paid in arrears, so the seller credits the buyer for the seller’s days that year, usually estimated from the prior bill. The median preliminary 2026 Shoreham bill is $4,379.
Since August 17, 2024, buyer-broker compensation is not advertised on the MLS, buyers sign written agreements before touring, and all commissions are negotiable.
Known facts that materially affect value and are not readily observable, under Johnson v. Davis. At Shoreham that includes roof leaks, party-wall issues, pool history and known assessments.
Less than in much of Naples: our Leamington Lane point is shaded Zone X, and the association’s policy includes flood coverage. The county’s flood hotline can check for an elevation certificate.
For some buyers. The county plans six lanes along Stonebridge’s west side, up to two years of work and no noise wall. We disclose it plainly and price accordingly.
The agent who can explain the 2016 amendment and the roof reserve on the first call and prices from Shoreham’s own sales. Call Jesse at (239) 898-6072. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
Every Shoreham at Stonebridge fact on this page comes from a recorded instrument, the club’s own published documents, a county, state or federal record, the Collier County Property Appraiser’s 2026 preliminary roll or the Southwest Florida MLS Matrix, pulled September 24, 2026. No brokerage, listing portal or IDX feed is cited.
The official Shoreham at Stonebridge documents below are published by the Stonebridge Country Club Community Association, recorded with the Collier County Clerk, or issued by FEMA, Collier County or the Florida Legislature. They are the documents we read for this page, and the ones a Shoreham buyer or seller should read before signing.
Clerk and club copies are non-certified; each link opens the issuing authority’s own file.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Supplemental Declarations compilation, including the Third Supplemental Declaration exhibits and the 2016 Shoreham Certificate of Amendment (OR 5289, Page 771) | Stonebridge Country Club Community Association (recorded instruments) | Compiled June 2020; amendment recorded June 30, 2016 | Shoreham’s lots, party walls, maintenance and insurance | |
FY2027 Rates and Fees | Stonebridge Country Club Community Association | September 2, 2026 | Club charges, Shoreham fee, one-time fees | |
FY2025 Dues and Fees Schedule, updated | Stonebridge Country Club Community Association | April 11, 2025 | Shoreham fee at $4,560; capital contribution change notice | |
Amended and Restated Declaration, member-era copy | Stonebridge Country Club Community Association | Posted 2019, archived September 21, 2021 | Leasing, pets, architectural review | |
Recorded instruments by book and page (Third Supplemental Declaration OR 2137/640; 2016 amendment OR 5289/771) | Collier County Clerk of the Circuit Court | 1996 and 2016 | Copies of the recorded Shoreham documents | |
FEMA revalidated Letters of Map Change for Collier County | FEMA | February 2024 | Includes a February 21, 2008 letter covering various lots in Stonebridge Units 3 and 5 | |
Floodplain Protection Newsletter | Collier County | March 2026 | Flood rating, hotline, elevation certificates |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Shoreham 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.
