Stonecreek
A 618-lot, all-ages gated community in North Naples built by GL Homes off Logan Boulevard North. Two recorded plats, one Chapter 720 association, no CDD, and a 13,676 square foot clubhouse. Talk to McGreevy and Comisar about Stonecreek.
A 618-lot, all-ages gated community in North Naples built by GL Homes off Logan Boulevard North. Two recorded plats, one Chapter 720 association, no CDD, and a 13,676 square foot clubhouse. Talk to McGreevy and Comisar about Stonecreek.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Stonecreek is a 618-lot, all-ages gated community in North Naples, Florida, ZIP 34119, built by GL Homes off Logan Boulevard North. Stonecreek is recorded as two county plats, governed by one Chapter 720 association, carries no CDD, and sits 99.4 percent inside a FEMA Special Flood Hazard Area.
That last sentence is the reason this page exists. Almost every other page you will find about Stonecreek gets at least one of those four facts wrong, and several of them get three wrong. This page is part of our full Naples real estate hub, where we publish the same kind of primary-source work for every community we cover, and Stonecreek is the community where the gap between what is published and what is actually recorded is the widest we have measured.
Stonecreek sits in North Naples, Collier County, in Section 9, Township 48 South, Range 26 East, verified at three separate points against the county Public Land Survey System layer. The gates open onto Logan Boulevard North, north of Immokalee Road, which is a correction we had to make against our own earlier notes and against a great deal of published copy that puts the entrance on Immokalee Road itself. The gatehouse record and the county GIS both put the entrance on Logan Boulevard North, and the gatehouse is manned 24 hours at 239-260-5053.
The community holds 618 platted single-family lots. That figure is verified, not repeated. We pulled every parcel geometrically contained inside the Parklands PUD polygon from the Collier County parcel layer, joined each folio to the county parcels join layer, and read the recorded lot number field on all 652 parcels that came back. Plat One runs lots 1 through 287 with zero gaps. Plat Two runs lots 288 through 618 with zero gaps. The union of the two plats covers lots 1 through 618 with no missing number anywhere in the range. 287 plus 331 equals 618, and 618 numbered lots plus 34 tract and common-area parcels equals the 652 parcels the county returned. That reconciliation closes exactly, which is the difference between a number you can publish and a number you copied.
GL Homes is the developer, single builder, no second builder, single-family detached product only across the whole community. The Association is Stonecreek Property Owners Association, Inc., Florida document number N15000000948, filed 2015-01-29, still active, with its principal address at 4250 Azalea Drive inside the community itself. That is a Chapter 720 homeowners association, not a condominium association, and that distinction turns out to matter enormously when you get to the Florida structural-inspection statutes further down this page.
We do not publish community pages to restate a builder brochure. We publish them because a buyer who is about to write a seven-figure check deserves to know what the county records, the FEMA map service and the MLS actually say. Four Stonecreek findings on this page came out of primary research and, as of the date on this page, appear nowhere else.
One. Stonecreek is 99.4 percent inside a FEMA Special Flood Hazard Area. We ran 179 point queries against the FEMA National Flood Hazard Layer across all fourteen interior streets. Zone AH returned on 144 points, Zone AE on 29, five points landed on a zone boundary and were resolved with a buffered re-query, and exactly one point in the entire community returned Zone X, on Nova Lane. Nine of the fourteen streets carry more than one flood zone along their own length. Any page telling you Stonecreek is Zone X and that flood insurance is unnecessary is wrong, and it is wrong in the direction that costs a buyer money at closing.
Two. Stonecreek used to have a community development district and it was formally dissolved. The Parklands Collier Community Development District was dissolved on 2015-02-02 by Collier County Ordinance 2015-04, per the Florida Official List of Special Districts. We confirmed the practical result against three real 2025 Collier County tax bills, each of which carries exactly one non-ad-valorem line, District 1 Garbage at $261.91, and no CDD assessment of any kind. In a Naples market where a large share of comparable communities carry CDD debt service on top of the tax bill, that is a genuine buyer-value answer with an ordinance number attached to it.
Three. Half of Stonecreek is not recorded under the name Stonecreek. Phase 1 is recorded as PARKLANDS PLAT ONE, Plat Book 58, Pages 37 through 66, covering lots 1 through 287. Phase 2 is recorded as STONECREEK 2, Plat Book 62, Pages 5 through 12, covering lots 288 through 618. We verified this by legal description on real folios: folio 74937500308 at 4306 Aurora Street reads STONECREEK PLAT TWO LOT 288, while folios 66035003582 and 66035003605 at 4169 and 4173 Amelia Way read PARKLANDS PLAT ONE LOT 131 and LOT 132. A county-records search on the name Stonecreek alone returns only the second plat and silently misses 307 parcels.
Four. The Association maintains mowing, irrigation, fertilization and sod on individual home lots, not merely on common areas, per the recorded governing documents. An owner only takes that work back if their own fence blocks crew access. That single provision materially changes the honest answer to the question every buyer asks, which is whether the fees are worth it, and we have not seen it published anywhere else.
Every number on this page came from a source we can name and, in most cases, a source you can re-query yourself.
The market data is our own Southwest Florida MLS (Matrix) pull, run 2026-07-29 against Development Name STONECREEK, hidden dictionary key 12814, closed relative date range 0 to 365, Single Line display, 250 results per page. When the development filter bound, the match count dropped from 955 to 36, which is the second independent confirmation that the filter actually took. Every statistic on this page was computed three times by independent routes with exact agreement required, and the record count was cross-verified against a second, unrelated MLS field. We say this because the alternative, which is what most community pages do, is to display a number from a syndication feed with no idea what query produced it.
The county work came from the Collier County Clerk of the Circuit Court and Comptroller Official Records Search, the Collier County Tax Collector, the Collier County ArcGIS Online organization, official zoning atlas sheet 8609N, the Collier County Land Development Code Appendix F via Municode, and the Florida Official List of Special Districts. The flood work came from the FEMA National Flood Hazard Layer directly, point by point. The ground elevation work came from the USGS 3DEP elevation point query service.
Where we could not source something, this page says so in plain language rather than filling the gap. That happens more than once, and every time it happens we tell you where to get the answer.
Jesse McGreevy and Marc Comisar are Naples and Bonita Springs REALTORS with Domain Realty. They are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. If you want to talk about Stonecreek specifically, whether that is buying into it, selling out of it, or simply pressure-testing a number you read somewhere else, call Jesse McGreevy directly at (239) 898-6072.
The rest of this page runs through the Stonecreek market as our own MLS pull actually measured it, then hands off to the structure, governance, money, flood, rules and location work that follows.
The best realtor for Stonecreek is the one who can show you Stonecreek's own numbers rather than county averages. McGreevy and Comisar pulled all 36 Stonecreek closings and all 16 active listings themselves, verified 618 lots parcel by parcel, and ran 179 FEMA point queries across all fourteen Stonecreek streets before writing a single line of this page.
That is the whole argument, and everything below is evidence for it.
Volume by itself is a vanity number. What matters to a Stonecreek owner or a Stonecreek buyer is whether the person advising them has priced enough Southwest Florida homes to know what a 93.84 percent median sold-to-list ratio means before it happens to them rather than after.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, spanning 4,000+ team transactions. Jesse McGreevy and Marc Comisar personally account for over $900 million in sales within that total. Domain Realty Group has been the #1 team in Southwest Florida since 2012, and Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
To be precise about the entity names, because they get conflated constantly: Domain Realty is the brokerage, Domain Realty Group is the team Jesse and Marc lead, and McGreevy and Comisar is the two of them. All three appear on this page and they are not interchangeable.
In the last 12 months we tracked 36 Stonecreek closings totalling $45,980,000 in our own Southwest Florida MLS (Matrix) pull, against a set of 16 active listings carrying $20,150,497 in asking price and 3 pending contracts. Those 52 closed-and-active rows are the entire evidentiary base for the market sections of this page, they are reproduced in full further down with real addresses and real days on market, and every derived statistic on this page traces back to them.
That is a different thing from quoting a Naples-wide median. A Naples-wide median tells you almost nothing about a 618-home community where the sold price range across a full year ran from $660,000 to $2,100,000 and the median living area was 3,086.5 square feet. Stonecreek has its own price behavior, its own days-on-market profile, and its own negotiation pattern, and none of those are visible from a city-level statistic.
When we take a Stonecreek listing, the pricing conversation starts from the 36-row closed table on this page, not from an automated valuation. We can tell a seller, with addresses attached, that only one of the last 36 Stonecreek closings reached its asking price, that the median home sat 70 days before going under contract, and that the two longest-marketed homes in the community both ended at exactly $1,200,000 after 409 and 339 days respectively from two different overpriced starting points. That is a pricing argument a seller can act on.
When we represent a Stonecreek buyer, the same table is a negotiating instrument. Knowing that the aggregate sold-to-list across the year was 93.73 percent, and knowing which specific homes traded at which specific discounts, is materially more useful than a general sense that the market has softened.
If you own in Stonecreek and want a real opinion of value built from the closings on this page, or if you are buying and want the flood-zone, plat and association work done properly before you write an offer, call Jesse McGreevy at (239) 898-6072 or email [email protected]. Marc Comisar can be reached at (239) 287-5873. The office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134.
Stonecreek's headline facts, all verified from primary sources: 618 lots, two recorded plats, one Chapter 720 association, no CDD, 99.4 percent inside a FEMA Special Flood Hazard Area, 36 closings in the trailing twelve months at a $1,200,000 median, and a 93.84 percent median sold-to-list ratio that gave buyers roughly six percent off asking across the year.
Here are the eight claims on this page that carry the most weight, each of them traceable to a named primary source rather than to an aggregator.
Stonecreek recorded 36 closed sales in the trailing twelve months through 2026-07-06, totalling $45,980,000. The median Stonecreek sold price was $1,200,000, the mean was $1,277,222, prices ran from $660,000 to $2,100,000, the median home measured 3,086.5 square feet, and the median sold price per square foot was $399.98.
Those figures come from our own Southwest Florida MLS (Matrix) pull, run 2026-07-29, and every one of them is reproducible from the 36-row table published further down this page.
We are showing the query because a market statistic without a query behind it is a rumor with a decimal point.
The pull ran against the Southwest Florida MLS (Matrix) Residential table, filtered on Development Name STONECREEK. That field is a controlled dictionary lookup rather than free text, and the hidden dictionary key resolved to 12814, which we asserted before running so that a textbox holding the right characters against an unbound key could not silently return the wrong set. The closed date range was set to a relative 0 to 365. Display was switched to Single Line at 250 results per page, because the default 360 Property View caps the page size at one row and makes a full-set read impossible.
Two verification steps matter here. First, when the development filter bound, the match count dropped from 955 to 36. That 955 is the ZIP 34119 closed-in-365-days universe with no development filter applied, so watching it collapse to 36 is independent proof the filter took hold rather than sitting inert. Second, we re-ran the entire pull through a completely different MLS field, Sub/Condo Name equals STONECREEK, and it independently returned the same 36 closed and the same 16 active. Two unrelated fields agreeing on the record count is the strongest confirmation available inside the MLS itself.
We also tested with and without a ZIP 34119 guard. The result set was identical either way, 36 rows both times, which tells us the development name is doing all the work and no stray out-of-area listing is riding along.
One trap is worth naming because it silently corrupts a great many published community statistics. Checking the Closed box in Matrix auto-populates the date field with 0-120 without being asked. If you type over it carelessly or fail to clear it first, you publish a four-month window while telling readers it is a twelve-month window. We cleared the field to empty, then typed 0-365, and confirmed the value before running.
Metric | Value |
|---|---|
Closed sales, trailing 12 months | 36 |
Median sold price | $1,200,000 |
Mean sold price | $1,277,222 |
Sold price range | $660,000 to $2,100,000 |
Total closed volume | $45,980,000 |
Median list price | $1,299,500 |
Median living area | 3,086.5 sq ft |
Living area range | 2,081 to 5,047 sq ft |
Median sold price per sq ft | $399.98 |
Sold price per sq ft range | $293.93 to $548.05 |
Mean sold price per sq ft | $403.51 |
Median days on market | 70 |
Days on market range | 2 to 409 |
Mean days on market | 91.5 |
Median sold-to-list ratio | 93.84% |
Aggregate sold-to-list ratio | 93.73% |
Sales at or above asking price | 1 of 36 |
Every figure above was computed three separate times by independent routes, and the three routes were required to agree exactly before anything was published. Route one used a statistics library over arrays read from the live grid. Route two used shell sorting with the median taken by row position, no statistics library involved, with derived ratios computed row by row and then medianed. Route three recomputed everything from the written per-row table published on this page, which proves the table you can read matches the statistics we are quoting. If those three disagreed, nothing went out.
The Stonecreek median sold price is $1,200,000 and the mean is $1,277,222. The mean sits about 6.4 percent above the median, which is the signature of a right-skewed distribution: a handful of large closings at the top pull the average up while leaving the midpoint alone.
You can see exactly where that skew comes from. Two closings crossed $2,000,000, at 4340 Avalon Court for $2,100,000 and 4616 Azalea Drive for $2,075,000. Those two rows alone contributed $4,175,000, which is over nine percent of the community's entire twelve-month volume from two of thirty-six transactions.
For a buyer, the practical translation is that the median is the more honest anchor. If someone tells you the average Stonecreek home sells for roughly $1.28 million, they are not lying, but they are describing an average that no actual house in the middle of the market matches. The midpoint of the year, verified by row position, sits at $1,200,000 and three separate closings landed on exactly that number.
Here is how the 36 closings distributed across price bands. This is a direct count from the published table, not a model.
Sold price band | Closings | Share of the year |
|---|---|---|
$2,000,000 and above | 2 | 5.6% |
$1,500,000 to $1,999,999 | 9 | 25.0% |
$1,250,000 to $1,499,999 | 6 | 16.7% |
$1,000,000 to $1,249,999 | 9 | 25.0% |
Under $1,000,000 | 10 | 27.8% |
Total | 36 | 100% |
Two things jump out of that distribution and both are useful to a buyer.
First, Stonecreek is not a single-price community. Ten of thirty-six closings, more than a quarter of the year, happened under $1,000,000. Eleven closings happened at or above $1,500,000. A community described in one sentence as a "$1.2 million community" is being described inaccurately in both directions.
Second, the sub-$1,000,000 tier is real, it is repeatable, and it is concentrated in the smaller floor plans. Every closing under $1,000,000 in the trailing year involved a home between 2,081 and 3,130 square feet. The buyer who wants into Stonecreek at the lowest entry point is buying square footage, not a lesser location, because the community has one association, one amenity campus and one fee structure across all 618 lots.
Median sold price per square foot in Stonecreek across the trailing twelve months was $399.98. The mean was $403.51. The range was $293.93 to $548.05.
Those two endpoints are worth naming because they show how badly a single per-foot number can mislead. The lowest rate of the year, $293.93 per square foot, was 4481 Aurora Street, a 3,130 square foot home that closed at $920,000. The highest, $548.05 per square foot, was 4032 Nova Lane, a 2,737 square foot home that closed at $1,500,000. The high-rate home is the smaller of the two by nearly 400 square feet.
That inversion is normal and it is worth understanding before you use a per-foot figure to price anything. Smaller homes almost always carry higher rates per square foot because the expensive parts of a house, the kitchen, the bathrooms, the mechanical systems, the impact openings, do not scale down with the great room. Spreading fixed cost across fewer feet raises the rate. In Stonecreek the top-to-bottom spread inside a single community over a single year is 86 percent, which means anyone valuing a Stonecreek home by multiplying square footage against a community-wide rate is making an error that can run into six figures.
There is one more detail here that is a genuine validation of the dataset rather than just a talking point. The median sold rate of $399.98 falls exactly between two homes on the same street: 4512 Aurora Street at about $397.09 per square foot and 4330 Aurora Street at about $402.86. Eighteen closings sit below that pair and eighteen sit above it. The median is not an approximation; it is a measured midpoint with two named addresses on either side of it.
Median days on market across the 36 closings was 70. The mean was 91.5. The range ran from 2 days to 409 days.
The median falls precisely between 4126 Aspen Chase Drive at 71 days and 4178 Aspen Chase Drive at 69 days, two homes on the same street, with eighteen closings faster and eighteen slower.
The gap between the median of 70 and the mean of 91.5 tells the same story the price skew told, only in the other direction. A small number of very long marketing times are dragging the average up. Six of the 36 closings sat 150 days or longer. Two sat beyond 330 days. Meanwhile six closings went under contract inside 12 days, including 4426 Caldera Circle at 2 days, 4021 Thistle Creek Court at 5 days and 4220 Amelia Way at 7 days.
Stonecreek is therefore not a slow market or a fast market. It is a market that is fast for correctly priced homes and punishing for ambitious ones, and the spread between those two outcomes is more than a year of carrying costs. That is a pricing finding, not a market finding, and it is examined in detail in the next section.
Twelve distinct streets recorded a closing in the trailing twelve months, out of the fourteen verified interior streets in the community.
Street | Closings in trailing 12 months |
|---|---|
Aspen Chase Drive | 8 |
Aurora Street | 6 |
Caldera Circle | 6 |
Azalea Drive | 4 |
Nova Lane | 3 |
Avalon Court | 2 |
Kensington Circle | 2 |
Amelia Way | 1 |
Crescent Court | 1 |
Crimson Avenue | 1 |
Luminary Avenue | 1 |
Thistle Creek Court | 1 |
Total | 36 |
Add the active listings and a thirteenth street appears, Siderno Court, which carries an active listing at 4204 Siderno Court but recorded no closing in the window. Across the closed and active union, 13 of the 14 verified interior streets show a transaction. The single street with neither a closing nor an active listing in the period is Zelkova Court.
That is not a defect in Zelkova Court and should not be read as one. Zelkova Court holds ten parcels. On a community-wide annual turnover rate of 5.8 percent, the statistically expected number of transactions on a ten-lot street in a single year is well under one. A street that did not turn over simply did not turn over.
GL Homes announced the first phase of Stonecreek as nearly 300 single-family homes starting from the $400,000s. That figure comes from the builder's own groundbreaking announcement, which makes it a named-source claim rather than an inference.
Against a verified current median sold price of $1,200,000, that is roughly a decade-long price story with a sourced starting point. We are deliberately not converting it into an annualized appreciation percentage, and here is why: a builder's advertised entry price is the base price of the smallest plan on the smallest lot before options, while the current median is a fully optioned, fully landscaped, resale-condition home of median size. Dividing one by the other and calling the result appreciation would compare two different things and produce a number that looks precise and is not. The honest statement is that Stonecreek's opening price point began in the $400,000s per the builder, and its measured median resale price across the trailing twelve months is $1,200,000 per our own MLS pull.
We can be more precise about the recent past only where we have measured it, and our measured window is twelve months. Anyone quoting you a five-year Stonecreek appreciation percentage should be asked which query produced it.
Within the measured window, yes, and the evidence is the shape of the distribution rather than any single sale. All 36 closings came in at or below asking price, and none came in below the lowest verified price band of the community, which is the sub-$1,000,000 tier occupied by the smallest plans. The community traded 36 homes for $45,980,000 in a twelve-month period without a distressed tail appearing in the data.
What the data does not let us say is how Stonecreek performed against its own prior-year figures, because we pulled one twelve-month window rather than several. That is a real limitation of this dataset and we are stating it rather than papering over it. If you want a multi-year Stonecreek trend, that is a separate pull, and it is one we are happy to run for a specific address on request.
We cannot answer this one from our data, and we are not going to guess. The Single Line display we used to capture the 36 closed and 16 active rows does not carry a financing-type or terms field, so the pull that produced every other number on this page is silent on how these homes were paid for. Naples generally sees a high share of cash transactions in the seasonal-buyer segment, but a general Naples pattern is not a Stonecreek measurement and we will not present it as one. If financing mix matters to your strategy on a specific offer, that field can be pulled per listing and we will do it.
Rather than speculate about buyer motivation, here is what is objectively true about the product and can be checked against the rest of this page: Stonecreek is a single-builder, single-family-only, all-ages community with 618 lots, one Chapter 720 association, no CDD assessment on the tax bill, a 13,676 square foot clubhouse on a 6.25-acre recreation site, five lighted Har-Tru tennis courts, four pickleball courts, a resort pool plus a separate lap pool, an indoor air-conditioned sports court that is genuinely rare in Southwest Florida, and association-maintained mowing, irrigation, fertilization and sod on individual home lots. All three assigned public schools carry an A grade from the state as of the 2026 to 2027 assignment.
That is a description of the asset, verified item by item elsewhere on this page. What each buyer weighs most is their own business.
Because we hold every closing date in the window, we can show the monthly distribution rather than assert a seasonality pattern.
Month closed | Closings |
|---|---|
August 2025 (partial month) | 1 |
September 2025 | 5 |
October 2025 | 5 |
November 2025 | 1 |
December 2025 | 4 |
January 2026 | 2 |
February 2026 | 1 |
March 2026 | 3 |
April 2026 | 5 |
May 2026 | 4 |
June 2026 | 4 |
July 2026 (partial month) | 1 |
Total | 36 |
Two caveats before anyone reads a season into this. The window opens on 2025-08-01 and closes on 2026-07-06, so August 2025 and July 2026 are both partial months and their low counts are an artifact of the window, not a market signal. And a closing date lags the contract date by whatever the escrow period was, commonly 30 to 60 days in Naples, so a March closing is usually a January or February contract.
With those caveats applied, the distribution is flatter than the standard Naples snowbird narrative would predict. The three strongest months in the window are September 2025, October 2025 and April 2026 at five closings each, and the two weakest full months are November 2025 and February 2026 at one closing each. We are labeling any seasonality read from this as inferred and weakly supported, because 36 events spread across 12 buckets produce cell counts small enough that ordinary randomness explains most of the variation. What we will not do is publish a confident seasonal strategy off a dataset that cannot support one.
We will not forecast. We do not publish an opinion on whether Stonecreek prices will keep rising, because no one has data that supports that claim and the ones who publish it anyway are guessing in a tone of voice.
What we can do, and what actually helps, is tell you exactly what the last twelve months measured, show you the rows it was measured from, name the query, and then price a specific home against specific comparables. Call Jesse McGreevy at (239) 898-6072 if that is the conversation you want.
Stonecreek's median sold-to-list ratio across 36 closings was 93.84 percent and the aggregate was 93.73 percent, with only 1 of 36 closings reaching asking price. Stonecreek buyers therefore negotiated roughly six percent off asking across the trailing twelve months, and Stonecreek sellers who priced ambitiously paid for it in market time rather than in price.
This is the single most actionable finding on this page for anyone on either side of a Stonecreek transaction.
The median sold-to-list ratio of 93.84 percent is not a rounded impression. It is the measured midpoint of 36 individually computed ratios, and it falls between two named homes: 4032 Nova Lane, which closed at $1,500,000 against a $1,599,000 ask for about 93.81 percent, and 4126 Aspen Chase Drive, which closed at $1,150,000 against a $1,225,000 ask for about 93.88 percent. Seventeen closings sit above that pair and seventeen sit below it. The average of the two middle values is 93.845 percent, which rounds to the 93.84 percent we publish.
The aggregate ratio is a different and equally useful figure. Total sold volume of $45,980,000 divided by total list volume of $49,058,395 gives 93.73 percent. That is the dollar-weighted version of the same story, and the fact that it lands within a tenth of a point of the median tells you the discounting is broad-based rather than driven by a couple of huge concessions at the top of the market.
Both figures are verified from our own Southwest Florida MLS (Matrix) pull. The six percent framing is inferred from them, and is deliberately expressed as "roughly six percent" rather than a false-precision decimal.
Exactly one closing in the entire twelve-month window reached the asking price. It was 4426 Caldera Circle, a 3,072 square foot, three-bedroom-plus-den home that listed at $1,550,000, sold at $1,550,000, and did it in 2 days on market.
That is the shortest marketing time of any closing in the window by a wide margin, and it is the only closing at 100 percent of list. Those two facts arriving on the same row is not a coincidence, and it is the clearest single-row demonstration on this page of what correct pricing does in Stonecreek. A home that is priced where the market already is does not need a discount, because the discount was already applied before the sign went up.
Every other Stonecreek home that closed in the window closed below its asking price. Thirty-five of thirty-six.
The two longest marketing times in Stonecreek's trailing twelve months both happened on Caldera Circle, and both ended at the same number.
Address | List price | Sold price | Days on market | Sold date |
|---|---|---|---|---|
4365 Caldera Circle | $1,299,000 | $1,200,000 | 409 | 01/09/26 |
4382 Caldera Circle | $1,300,000 | $1,200,000 | 339 | 06/15/26 |
Two different homes, on the same street, listed within $1,000 of each other, marketed for 409 days and 339 days respectively, and both ending at exactly $1,200,000. Between them they consumed 748 days of market exposure to arrive at a figure that also happens to be the community's median sold price for the year.
That is about as clean a natural experiment as a residential market ever produces. Two independent sellers set essentially the same ambitious asking price, both spent more than a full Naples season proving it was too high, and the market returned both of them to the same number. If a Stonecreek seller reads one thing on this page, it should be that table.
The corollary for a buyer is just as direct. A Stonecreek listing that has been sitting is not necessarily an overpriced house; it may be a correctly built house at an overpriced number, and the two Caldera Circle rows show what the market eventually decides that number is.
The largest gap between asking price and sold price in the window was 4549 Azalea Drive, which listed at $1,450,000 and closed at $1,250,000. That is a $200,000 reduction and a sold-to-list ratio of about 86.21 percent, the lowest of the 36.
One honest caveat belongs with any sold-to-list figure, including ours. The list price captured in an MLS closed record is the list price in force at the time of the pull, which may already reflect earlier reductions during the marketing period. A seller who started at $1,600,000, reduced to $1,450,000, and then sold at $1,250,000 shows in the data as a 86.21 percent ratio against $1,450,000, not as a 78 percent ratio against the original number. Our reported ratios are therefore a floor on the total concession, not a ceiling. The true distance from original asking price to closing price is equal to or larger than what these ratios show, on every row.
We are stating that because it is the kind of caveat that gets left off market reports, and leaving it off would make Stonecreek sellers look like they conceded less than they actually did.
Yes, and the closed data proves it happened consistently throughout the window rather than in one bad quarter. Thirty-five of the last thirty-six Stonecreek closings settled below the asking price in force at closing. That is not an occasional soft patch; that is the ordinary condition of this market across a full year.
On the active side, the 16 current listings carry a median 55.5 days on market with a range from 4 days to 223 days. The longest-standing active listing, 4654 Kensington Circle at 223 days, has now been on the market longer than 34 of the 36 homes that actually sold in the past year. On the evidence of the two Caldera Circle rows, that is the profile of a listing whose price has not yet met the market.
By the two measures we can compute, Stonecreek currently leans toward buyers, and by a margin that is meaningful but not extreme.
The negotiation evidence is unambiguous: a 93.84 percent median sold-to-list ratio with 1 of 36 sales at ask is buyer-favorable. The inventory evidence is milder. At an absorption rate of 3.00 sales per month against 16 active listings, months of inventory computes to 5.33, which is an inferred figure discussed in detail in its own section below. Conventional practice treats roughly six months as balanced, which places Stonecreek slightly inside balanced territory on supply while sitting clearly on the buyer side on price negotiation.
The honest synthesis, labeled inferred because it combines two measures rather than reading one: Stonecreek is a market where buyers have real negotiating room on price but are not choosing from a glut, and where a well-priced home still transacts quickly. Both halves of that sentence are supported by the rows on this page.
Not as an opening offer formula. A buyer who mechanically offers 93.84 percent of every Stonecreek asking price will overpay on the correctly priced listings and get nowhere on the ambitious ones, because the ratio is an outcome across a distribution rather than a rule that applied to each row.
The useful version is comparative. Take the specific home, find its true comparables from the 36-row table by square footage, street and closing date, and work out where its asking price sits relative to what those homes actually got per square foot. A 3,022 square foot home asking $1,298,000 is asking about $429.52 per square foot. Three homes at exactly 3,022 square feet closed in the window, at $1,425,000, $1,200,000 and, on the smaller side of the same footprint band, prices implying rates from roughly $397 to roughly $472 per square foot. That is a real comparable analysis and it produces a defensible number. The community median does not.
As a warning about the first thirty days. The Stonecreek data says that a home priced where the market is will transact quickly, and a home priced above it will spend a Naples season discovering that and then sell for the same number it would have sold for anyway, minus a year of taxes, insurance, association dues and carrying cost.
We can put an approximate figure on what that season costs. Using the verified 2025 millage of 9.5058 and the worked tax example on this page, a Stonecreek home assessed near $750,000 carried a total 2025 tax bill of $7,016.65. Add homeowners and flood coverage, association dues, and utilities on an empty house, and a year of proving a price was too high is not a rounding error. The two Caldera Circle homes ended at exactly the same $1,200,000 that the community's median buyer paid, after 409 and 339 days respectively.
This is the most common set of questions we get, so here is what we can and cannot say honestly.
No. Riverstone is a separate, adjacent GL Homes community, and the confusion is entirely understandable because the two share a builder, share plan names, and sit on the same stretch of Logan Boulevard North. They are legally distinct in every respect that matters. Stonecreek sits on the Parklands RPUD in Section 9, Township 48 South, Range 26 East. Riverstone sits on the Terafina PUD in Section 16, a different section entirely. Different plats, different associations, different governing documents, different fee structures.
Every Riverstone fact on this page is independently sourced and none of it is blended into a Stonecreek number. Riverstone is described in the corridor research as 802 single-family homes built roughly 2012 through 2016 or 2017, sold out and now resale only.
We will not answer that with a number, because we did not pull Riverstone's MLS data in this research pass. Publishing a Stonecreek-versus-Riverstone resale comparison without having run the Riverstone query would be exactly the kind of blended claim this page exists to correct. If you are genuinely choosing between the two, we will run the Riverstone pull the same way we ran Stonecreek's, with the query recorded, and give you both sets side by side.
Same answer, same reason. We have a verified, three-times-computed dataset for Stonecreek and we do not have equivalent pulls for the corridor comparables in this pass. What we can tell you is what each comparable is, from independent sourcing, so you know what you would be comparing against.
Community | Builder | Status | Detail |
|---|---|---|---|
Riverstone | GL Homes | Sold out, resale only | 802 single-family homes, roughly 2012 to 2016 or 2017. Immediately adjacent to Stonecreek. |
Bent Creek Preserve | CalAtlantic, finished by Lennar | Sold out | 480 residences, single-family and twin villas, 2015 to 2020 |
Esplanade by the Islands | Taylor Morrison | Actively selling | Roughly 1,250 homes on about 525 acres; single-family, twin villas, coach homes |
Valencia Trails | GL Homes | Build-out complete or nearing | 853 single-family homes, 55-plus. Sold-out status is inferred from third-party aggregation rather than a builder statement. |
Terreno | DiVosta (Pulte) | Actively selling | 680+ homes, 1,405 to 3,970 sq ft. Note the builder carefully: DiVosta, not GL Homes and not Lennar. |
Valencia Golf and Country Club | D.R. Horton, later Lennar | Mature, at or near build-out | Bundled golf, 1,850 to 4,340 sq ft, Gordon Lewis course from 1997, renovated 2010 |
Heritage Bay | Lennar | Mature, resale only | Bundled golf, mixed product |
Twin Eagles | Toll Brothers | Status not confirmed | We could not confirm current sales status and will not assert one |
No. Stonecreek is an amenity-campus community with no golf course and no equity golf membership. That is a structural difference from bundled-golf communities on the same corridor such as Heritage Bay and Valencia Golf and Country Club, where a golf component sits inside the mandatory fee structure.
The correct answer is that Stonecreek has a different cost structure, not automatically a cheaper one. A bundled-golf community folds course access and course maintenance into mandatory dues, which raises the fee and delivers golf for it. Stonecreek's fees carry no golf component at all, and per the recorded documents they do carry mowing, irrigation, fertilization and sod on individual home lots. Whether that is cheaper depends entirely on whether you play golf.
We are not publishing a Stonecreek assessment dollar figure anywhere on this page, and the reason is explained in full in the fees section: the Association does not publish current assessments publicly, the resident portal is login-gated, and the figures circulating in search results are not Stonecreek's. That makes any published Stonecreek-versus-comparable fee ratio unsupportable, so we do not publish one.
We cannot tell you, because we do not have a verified current figure for either one. Both associations manage assessment information through owner channels rather than public publication. ICON Management Services, Inc. of Fort Myers manages the Stonecreek POA, and their main line is 239-351-1820, with a community association manager reachable directly at the clubhouse on 239-256-3860 and at [email protected]. That is where a verified current Stonecreek figure comes from. Anyone quoting you one off a web page did not get it from there.
Riverstone is immediately adjacent and is the one that gets confused with Stonecreek most often. Valencia Trails is a separate GL Homes community in the corridor and is 55-plus, which is directly relevant because the builder's old Stonecreek web address now redirects to a GL Homes 55-plus community page, and that redirect is the traceable origin of the false claim that Stonecreek is age-restricted. Stonecreek itself is all ages, with no age-restriction language anywhere in the recorded Declaration.
GL Homes also reuses floor plan names across its portfolio, which is worth knowing before you use a plan name to identify a home. Plan names such as Carlyle appear at more than one GL Homes community, so a plan name on its own does not tell you the home is in Stonecreek.
Drive times from the Stonecreek gate are covered in detail in the location section of this page, and every one of them was computed with live routing under free-flow conditions and is labeled inferred for that reason. We are not going to rank GL Homes communities by drive time here, because doing it properly would require running the same routing method from each of their gates, and we ran it from Stonecreek's.
If you want the 93.84 percent figure applied to a specific Stonecreek address rather than to the community, that is a twenty-minute conversation and we are glad to have it. Call Jesse McGreevy at (239) 898-6072.
Every Stonecreek home that closed in the trailing twelve months is listed below, all 36 of them, with address, bedroom and bath count, living area, asking price, sold price, closing date and days on market. Stonecreek closings ran from $660,000 to $2,100,000 across twelve of the community's fourteen interior streets.
This is the complete dataset behind every market statistic on this page. Nothing has been filtered out, no rows were excluded, and the two derived columns at the right were computed from the columns to their left so you can check the arithmetic yourself.
Source: Southwest Florida MLS (Matrix), pulled July 29, 2026. Sorted by sold price, highest first. Bed and bath notation follows the MLS convention, where "3+Den" means three bedrooms plus a den and "3(1)" means three full baths plus one half bath. Price per square foot and sold-to-list are our own computations from the adjacent columns and are rounded for display.
MLS # | Address | Beds / Baths | Living area | List price | Sold price | Sold date | DOM | Sold $/sq ft | Sold-to-list |
|---|---|---|---|---|---|---|---|---|---|
225039345 | 4340 Avalon Ct | 6 or More / 6(0) | 4,879 | $2,350,000 | $2,100,000 | 08/01/25 | 68 | $430.42 | 89.36% |
225072407 | 4616 Azalea Dr | 5+Den / 5(1) | 5,047 | $2,295,000 | $2,075,000 | 03/09/26 | 117 | $411.14 | 90.41% |
225063714 | 4344 Avalon Ct | 5 Bed / 6(0) | 4,659 | $2,190,000 | $1,925,000 | 11/04/25 | 77 | $413.18 | 87.90% |
225082281 | 4605 Azalea Dr | 3+Den / 4(0) | 3,585 | $1,850,000 | $1,775,000 | 03/11/26 | 41 | $495.12 | 95.95% |
225072524 | 4450 Caldera Cir | 4+Den / 4(1) | 3,778 | $1,799,000 | $1,600,000 | 05/28/26 | 150 | $423.50 | 88.94% |
226021762 | 4021 Thistle Creek Ct | 6 or More / 5(0) | 4,113 | $1,715,000 | $1,600,000 | 07/06/26 | 5 | $389.01 | 93.29% |
226008796 | 4450 Kensington Cir | 6 or More / 6(0) | 4,183 | $1,699,900 | $1,575,000 | 05/14/26 | 49 | $376.52 | 92.65% |
225030010 | 4478 Caldera Cir | 3+Den / 3(1) | 3,072 | $1,695,000 | $1,675,000 | 09/17/25 | 116 | $545.25 | 98.82% |
226009144 | 4032 Nova Ln | 3+Den / 3(0) | 2,737 | $1,599,000 | $1,500,000 | 05/22/26 | 49 | $548.05 | 93.81% |
225051562 | 4083 Aspen Chase Dr | 6 or More / 5(0) | 4,113 | $1,575,000 | $1,550,000 | 09/26/25 | 91 | $376.85 | 98.41% |
225077371 | 4426 Caldera Cir | 3+Den / 3(1) | 3,072 | $1,550,000 | $1,550,000 | 12/03/25 | 2 | $504.56 | 100.00% |
225073514 | 4678 Azalea Dr | 3+Den / 3(1) | 3,071 | $1,499,000 | $1,400,000 | 12/09/25 | 36 | $455.88 | 93.40% |
225063843 | 4130 Aspen Chase Dr | 6 or More / 5(0) | 4,113 | $1,495,000 | $1,425,000 | 10/03/25 | 48 | $346.46 | 95.32% |
225073827 | 4394 Caldera Cir | 3+Den / 3(1) | 3,064 | $1,495,000 | $1,450,000 | 04/24/26 | 147 | $473.24 | 96.99% |
226000528 | 4549 Azalea Dr | 3+Den / 3(1) | 3,101 | $1,450,000 | $1,250,000 | 04/02/26 | 49 | $403.10 | 86.21% |
226016896 | 4220 Amelia Way | 4 Bed / 4(0) | 3,022 | $1,450,000 | $1,425,000 | 06/11/26 | 7 | $471.54 | 98.28% |
225038218 | 4045 Nova Ln | 4+Den / 4(0) | 3,604 | $1,395,000 | $1,325,000 | 09/30/25 | 128 | $367.65 | 94.98% |
225047675 | 4382 Caldera Cir | 3+Den / 3(1) | 3,101 | $1,300,000 | $1,200,000 | 06/15/26 | 339 | $386.97 | 92.31% |
224086199 | 4365 Caldera Cir | 3+Den / 3(1) | 3,072 | $1,299,000 | $1,200,000 | 01/09/26 | 409 | $390.63 | 92.38% |
225068025 | 4705 Kensington Cir | 4+Den / 4(0) | 3,157 | $1,250,000 | $1,160,000 | 10/15/25 | 18 | $367.44 | 92.80% |
225079065 | 4126 Aspen Chase Dr | 5 Bed / 4(0) | 3,508 | $1,225,000 | $1,150,000 | 03/12/26 | 71 | $327.82 | 93.88% |
226008831 | 4512 Aurora St | 4 Bed / 4(0) | 3,022 | $1,225,000 | $1,200,000 | 04/28/26 | 32 | $397.09 | 97.96% |
225039362 | 4123 Aspen Chase Dr | 5+Den / 4(0) | 3,215 | $1,200,000 | $1,120,000 | 09/03/25 | 105 | $348.37 | 93.33% |
225070246 | 4384 Aurora St | 5+Den / 4(0) | 3,359 | $1,199,000 | $1,100,000 | 04/02/26 | 181 | $327.48 | 91.74% |
2025016291 | 4085 Nova Ln | 3+Den / 3(0) | 2,452 | $1,150,000 | $1,000,000 | 12/18/25 | 19 | $407.83 | 86.96% |
225076264 | 4172 Crescent Ct | 4+Den / 4(0) | 3,110 | $1,149,995 | $1,110,000 | 04/24/26 | 155 | $356.91 | 96.52% |
225034670 | 4194 Aspen Chase Dr | 3+Den / 3(0) | 2,169 | $995,000 | $955,000 | 10/30/25 | 172 | $440.30 | 95.98% |
225083481 | 4481 Aurora St | 4+Den / 4(0) | 3,130 | $987,500 | $920,000 | 01/21/26 | 8 | $293.93 | 93.16% |
225068422 | 4063 Aspen Chase Dr | 3+Den / 3(0) | 2,162 | $975,000 | $950,000 | 10/03/25 | 12 | $439.41 | 97.44% |
225083684 | 4178 Aspen Chase Dr | 3+Den / 3(0) | 2,169 | $950,000 | $935,000 | 05/01/26 | 69 | $431.07 | 98.42% |
225077966 | 4409 Aurora St | 4 Bed / 3(0) | 2,213 | $949,000 | $915,000 | 06/10/26 | 180 | $413.47 | 96.42% |
225053181 | 4330 Aurora St | 3+Den / 2(1) | 2,234 | $930,000 | $900,000 | 10/16/25 | 90 | $402.86 | 96.77% |
225079981 | 4019 Aspen Chase Dr | 3+Den / 3(0) | 2,169 | $895,000 | $825,000 | 02/23/26 | 43 | $380.36 | 92.18% |
225080349 | 4339 Aurora St | 3+Den / 2(1) | 2,213 | $829,000 | $775,000 | 06/03/26 | 120 | $350.20 | 93.49% |
225064403 | 4462 Crimson Ave | 3+Den / 2(1) | 2,234 | $749,000 | $705,000 | 09/19/25 | 19 | $315.58 | 94.13% |
225070220 | 4554 Luminary Ave | 2+Den / 2(0) | 2,081 | $699,000 | $660,000 | 12/22/25 | 72 | $317.16 | 94.42% |
A table this specific is only worth publishing if it survived scrutiny, so here is exactly what it survived.
Here is the finding in this table that we have not seen published anywhere, and it comes straight out of reading the living-area column rather than skimming past it.
GL Homes built Stonecreek from a limited set of floor plans, so the same square-footage figure recurs across multiple homes. When it does, you get something close to a controlled comparison: same builder, same plan, same community, same twelve-month window, and sometimes the same street. The price spreads inside those matched sets are large.
Living area | Addresses that closed at this footprint | Sold prices | Spread |
|---|---|---|---|
3,072 sq ft | 4478 Caldera Cir, 4426 Caldera Cir, 4365 Caldera Cir | $1,675,000 · $1,550,000 · $1,200,000 | $475,000 |
4,113 sq ft | 4021 Thistle Creek Ct, 4083 Aspen Chase Dr, 4130 Aspen Chase Dr | $1,600,000 · $1,550,000 · $1,425,000 | $175,000 |
2,169 sq ft | 4194 Aspen Chase Dr, 4178 Aspen Chase Dr, 4019 Aspen Chase Dr | $955,000 · $935,000 · $825,000 | $130,000 |
3,101 sq ft | 4549 Azalea Dr, 4382 Caldera Cir | $1,250,000 · $1,200,000 | $50,000 |
3,022 sq ft | 4220 Amelia Way, 4512 Aurora St | $1,425,000 · $1,200,000 | $225,000 |
2,234 sq ft | 4330 Aurora St, 4462 Crimson Ave | $900,000 · $705,000 | $195,000 |
2,213 sq ft | 4409 Aurora St, 4339 Aurora St | $915,000 · $775,000 | $140,000 |
The 3,072 square foot row is the one to sit with. Three homes, the same plan footprint, all three on Caldera Circle, all three closing inside the same twelve months, and $475,000 separating the top from the bottom. That is 28 percent of the highest sale price, on identical square footage, on one street.
We are labeling the interpretation inferred rather than verified, because the MLS row does not tell us lot position, water view, pool, upgrade level, or condition, and any of those can move a Stonecreek home materially. But the direction of the finding is not in doubt and it carries a hard practical lesson: in Stonecreek, square footage does not price a house. Anyone valuing your home, or the home you are about to buy, by applying a community rate to a square-footage figure is going to be wrong by a number with five or six digits in it.
The 3,072 square foot set also carries the days-on-market signature you would expect. The $1,675,000 home sold in 116 days, the $1,550,000 home sold in 2 days, and the $1,200,000 home took 409 days. The middle one, priced where the market was, moved almost instantly.
Find the rows that match your home's footprint first, then narrow by street, then by closing date, then look at what each one actually got per square foot and how long it took. That sequence produces a defensible number. Starting from a community median and adjusting by feel does not.
If you would rather have that done properly, with lot position, view, pool and upgrade level layered on top of the MLS rows, that is what we do. Call Jesse McGreevy at (239) 898-6072.
Stonecreek had 16 active listings and 3 pending contracts as of 2026-07-29. Stonecreek asking prices run from $865,000 to $1,988,000 with a median of $1,323,500, total inventory value of $20,150,497, a median 3,190.5 square feet, a median asking rate of $399.18 per square foot, and a median 55.5 days on market.
Every one of those 16 listings is reproduced below in full.
Source: Southwest Florida MLS (Matrix), pulled July 29, 2026. Sorted by list price, highest first. The GEO Area column is included deliberately, because three of these rows carry an inconsistency worth explaining, and that explanation is the subject of the final section on this page. List price per square foot is our own computation from the two columns to its left.
MLS # | Address | Beds / Baths | Living area | List price | DOM | List $/sq ft | GEO Area |
|---|---|---|---|---|---|---|---|
226023958 | 4541 Azalea Dr | 6 or More / 6(0) | 4,603 | $1,988,000 | 34 | $431.89 | NA21 |
225084053 | 4654 Kensington Cir | 6 or More / 5(0) | 4,113 | $1,589,000 | 223 | $386.34 | NA21 |
226023672 | 4509 Azalea Dr | 4+Den / 4(1) | 3,778 | $1,575,000 | 35 | $416.89 | NA21 |
226018182 | 4716 Kensington Cir | 6 or More / 6(0) | 4,184 | $1,425,000 | 64 | $340.58 | NA01 |
226025217 | 4500 Aurora St | 5+Den / 4(0) | 3,359 | $1,375,000 | 21 | $409.35 | NA21 |
226025291 | 4347 Aurora St | 5+Den / 4(0) | 3,359 | $1,359,000 | 21 | $404.58 | NA21 |
226027314 | 4204 Siderno Ct | 5 Bed / 4(0) | 3,426 | $1,349,000 | 4 | $393.75 | NA21 |
226021374 | 4586 Luminary Ave | 6 or More / 5(0) | 4,131 | $1,349,000 | 54 | $326.56 | NA11 |
226021630 | 4446 Crimson Ave | 4+Den / 4(0) | 3,022 | $1,298,000 | 57 | $429.52 | NA21 |
226002617 | 4360 Aurora St | 4+Den / 4(0) | 3,022 | $1,190,000 | 119 | $393.78 | NA21 |
226020049 | 4420 Aurora St | 5 Bed / 4(0) | 3,022 | $1,049,000 | 69 | $347.12 | NA21 |
226023706 | 4113 Amelia Way | 3+Den / 2(1) | 2,234 | $974,999 | 35 | $436.44 | NA21 |
226026790 | 4118 Aspen Chase Dr | 3+Den / 3(0) | 2,452 | $964,500 | 4 | $393.35 | NA21 |
226019910 | 4715 Kensington Cir | 3+Den / 3(0) | 2,169 | $899,999 | 72 | $414.94 | NA21 |
226018990 | 4158 Aspen Chase Dr | 3+Den / 3(0) | 2,169 | $899,999 | 81 | $414.94 | NA21 |
226015551 | 4475 Crimson Ave | 3+Den / 2(1) | 2,234 | $865,000 | 103 | $387.20 | NA21 |
Metric | Value |
|---|---|
Active listings | 16 |
Pending contracts | 3 |
Median list price | $1,323,500 |
Mean list price | $1,259,406 |
List price range | $865,000 to $1,988,000 |
Total active inventory value | $20,150,497 |
Median living area | 3,190.5 sq ft |
Living area range | 2,169 to 4,603 sq ft |
Median list price per sq ft | $399.18 |
List price per sq ft range | $326.56 to $436.44 |
Mean list price per sq ft | $395.45 |
Median days on market | 55.5 |
Days on market range | 4 to 223 |
As with the closed set, the Sub/Condo Name route independently returned the same 16 active listings that the Development Name route returned, which is the count-level cross-verification we require before publishing an inventory figure.
Here is a genuinely unusual result. The median active asking rate in Stonecreek is $399.18 per square foot. The median rate actually paid on closed sales over the trailing twelve months is $399.98 per square foot. Those two numbers are 80 cents apart.
Think about what that means. Stonecreek sellers, collectively and without coordinating, are asking almost exactly the rate per square foot that Stonecreek buyers, collectively, have already been paying. On the fundamental unit of value in this community, the two sides of the market are in near-perfect agreement.
And yet the median sold-to-list ratio is 93.84 percent, and 35 of 36 homes closed below asking. Both things are true at once, and reconciling them tells you where Stonecreek negotiations actually happen.
The negotiation in Stonecreek is not about the rate. It is about the total, which means it is about the square footage claim, the condition, the lot, the view, the pool, and above all the specific plan being priced. A seller who asks $399 per square foot on a home the market considers a $370 per square foot home in its current condition will concede six percent on the total while never once arguing about the community rate. That is exactly the pattern the two Caldera Circle rows show.
Both medians are verified computations from our own MLS pull. The interpretation of why they converge is labeled inferred, because we are reading intent out of aggregate behavior, and that is an inference no matter how well supported.
The 16 active listings sit across eight of the fourteen interior streets.
Street | Active listings |
|---|---|
Aurora Street | 4 |
Kensington Circle | 3 |
Aspen Chase Drive | 2 |
Azalea Drive | 2 |
Crimson Avenue | 2 |
Amelia Way | 1 |
Luminary Avenue | 1 |
Siderno Court | 1 |
Total | 16 |
Aurora Street carries the single largest concentration of current inventory at four listings. The repeated-footprint pattern from the closed table repeats itself in the active set as well. Three currently listed homes share the identical 3,022 square foot living area: 4446 Crimson Avenue at $1,298,000, 4360 Aurora Street at $1,190,000 and 4420 Aurora Street at $1,049,000. That is a $249,000 spread on the same interior footprint inside the inventory available today, mirroring exactly what the closed table showed across the past twelve months. Two more actives share 2,169 square feet, at 4715 Kensington Circle and 4158 Aspen Chase Drive, both asking $899,999, and two more share 2,234 square feet, at 4113 Amelia Way asking $974,999 and 4475 Crimson Avenue asking $865,000.
For a buyer, that spread is where the work is. Three homes with the same interior footprint, priced a quarter of a million dollars apart, is either a story about lots, views, pools and condition, or a story about one seller being ahead of the market and another being behind it. Usually it is both, and the only way to know which is to see all three.
4654 Kensington Circle has been on the market 223 days as of the pull date, which is more than four times the active median of 55.5 days and longer than 34 of the 36 homes that actually closed in the past year. It is a 4,113 square foot home asking $1,589,000, which works out to $386.34 per square foot.
We can put that against real comparables from the closed table, because 4,113 square feet is one of Stonecreek's repeated footprints. Three homes at exactly 4,113 square feet closed in the trailing twelve months, at $1,600,000 after 5 days, $1,550,000 after 91 days, and $1,425,000 after 48 days. The asking price at 4654 Kensington Circle sits inside that band rather than above it, which makes the 223 days a question about something other than the headline number: condition, view, lot, photography, or simply the gap between asking and where a buyer thinks this particular one belongs in that band.
This is exactly the kind of analysis we would run before advising anyone on either side of that listing, and we are showing the method rather than the conclusion, because we have not been inside the home.
Three Stonecreek listings were under Pending or Pending with Contingent status as of 2026-07-29. We are reporting the count and nothing more, because pending prices are not public and we do not publish figures we have not verified. Those three will land in a future closed pull, and when they do, they become comparables.
The 16 listings above are a snapshot dated 2026-07-29 and inventory in a 618-home community turns over. For live Stonecreek availability, including anything that came on after this pull, call Jesse McGreevy at (239) 898-6072.
Stonecreek absorbed 3.00 sales per month across the trailing twelve months, 36 closings divided by 12. Against 16 active listings that computes to 5.33 months of inventory, an inferred figure. Stonecreek's annual turnover rate is 5.8 percent of its 618 homes, which is ordinary for a community built between roughly 2016 and 2018.
Everything in this section is arithmetic on numbers already published above, and every step is shown so you can check it.
Step | Calculation | Result |
|---|---|---|
Absorption rate | 36 closings ÷ 12 months | 3.00 sales per month |
Months of inventory | 16 active ÷ 3.00 per month | 5.33 months |
Annual turnover | 36 closings ÷ 618 homes | 5.8% |
Implied full-community turnover cycle | 618 homes ÷ 36 per year | about 17.2 years |
That last row is worth a moment. At the trailing-twelve-month pace, it would take roughly 17 years for every home in Stonecreek to change hands once. That is a slow-turnover community by any Southwest Florida standard, and it is the kind of figure that quietly explains why so little verified Stonecreek data exists in public: in any given year, fewer than one home in seventeen produces a public record of what a Stonecreek home is actually worth.
We are labeling the 5.33 month figure inferred, and it matters that you know why.
Months of inventory is not something anyone measures. It is a projection. It takes an absorption rate observed over the past twelve months and projects it forward, unchanged, onto the inventory standing today. That requires assuming that the next several months will absorb homes at the same rate the last twelve did, which in turn requires assuming no seasonality.
In a Naples snowbird market, no seasonality is a strong assumption and probably a wrong one. Contract activity here is materially shaped by who is physically in town, and who is physically in town changes by season. Our own monthly closing distribution, published earlier on this page, is flatter than the standard seasonal narrative predicts, but 36 events across 12 monthly buckets is not enough to overturn a well-known market pattern either.
So treat 5.33 months as a directional indicator computed correctly from verified inputs, not as a measurement of anything. The two inputs, 36 closings and 16 active listings, are verified. The division is arithmetic. The forward projection is the inference, and it is the part that could be wrong.
Conventional real estate practice treats roughly six months of inventory as a balanced market, with less than that favoring sellers and more than that favoring buyers. On that scale, 5.33 months puts Stonecreek marginally inside balanced territory, leaning very slightly toward sellers on supply.
That sits in apparent tension with the negotiation data, where a 93.84 percent median sold-to-list ratio and 1 of 36 sales at asking price point clearly toward buyers. Both readings come from the same verified dataset, so the tension is real and worth resolving rather than picking whichever half suits an argument.
The resolution, labeled inferred, is that Stonecreek is a market with modest supply and stubborn pricing. There are not many homes for sale, so a buyer does not have unlimited choice. But the homes that are for sale are, on the evidence of the past year, priced above what buyers will pay, so the buyer who does engage gets real negotiating room. Low supply and high asking prices can coexist, and in Stonecreek they currently do.
This is where the community-level figure stops being useful and the band-level figures start being actionable. We computed absorption inside each price band by taking the closings in that band over twelve months, then dividing the current active count in that band by the resulting monthly rate.
Price band | Closings, 12 months | Monthly absorption | Active listings | Inferred months of inventory |
|---|---|---|---|---|
$2,000,000 and above | 2 | 0.17 | 0 | 0.0 |
$1,500,000 to $1,999,999 | 9 | 0.75 | 3 | 4.0 |
$1,250,000 to $1,499,999 | 6 | 0.50 | 6 | 12.0 |
$1,000,000 to $1,249,999 | 9 | 0.75 | 2 | 2.7 |
Under $1,000,000 | 10 | 0.83 | 5 | 6.0 |
All bands | 36 | 3.00 | 16 | 5.3 |
The 5.33 month community figure conceals a spread from 2.7 months to 12.0 months, which is a factor of more than four.
The $1,250,000 to $1,499,999 band is carrying twelve months of inventory. Six homes are currently asking inside that band, and the band absorbed six homes in the entire preceding year. That is by a wide margin the most congested segment of Stonecreek, and it is congested from both directions: it is the band with the fewest closings of any band above $1,000,000, and it holds the largest share of current inventory.
The $1,000,000 to $1,249,999 band is the opposite. Nine homes closed there in the year and only two are currently available, which computes to 2.7 months. On the conventional scale that is firmly seller-favorable territory.
There are zero active listings above $2,000,000 in Stonecreek right now, against two closings above $2,000,000 in the past year. The highest asking price in the community today is $1,988,000, which is $12,000 short of the two-million mark. A buyer looking for a Stonecreek home above $2 million has, as of this pull, nothing to look at.
Two caveats, both real. First, splitting 36 events into five buckets produces cell counts as low as 2, and a months-of-inventory figure built on a denominator of 0.17 sales per month is arithmetically valid and statistically fragile. Second, the whole table inherits the no-seasonality assumption from the community figure. We label the entire band analysis inferred. It is the most useful inferred thing on this page, and it is still inferred.
Thirty-six closings on 618 homes is a 5.8 percent annual turnover rate.
That number does two jobs. First, it tells you Stonecreek residents stay. A community turning over 5.8 percent per year is not a community people pass through. Second, it answers a methodological objection before anyone raises it.
There is a rule of thumb in community-level market analysis that a closed set under roughly 40 rows should be treated as suspect, on the theory that a small count usually means the query missed something. We looked directly at whether that applied here, and it does not, for a documented reason rather than a hopeful one.
The specific worry with Stonecreek was that a Development Name query might silently miss the 287 lots recorded under PARKLANDS PLAT ONE rather than under a Stonecreek name, which would mean losing 47 percent of the community from the pull. We tested that four separate ways and it is false for this MLS.
So the 36 is not a truncated set. It is the whole set, and the reason it is 36 rather than 60 is that Stonecreek turns over at 5.8 percent per year. The county two-plat split is real and it genuinely matters for county-records searches, which is covered in detail elsewhere on this page. It does not fragment the MLS data.
If you own in the $1,000,000 to $1,249,999 band, the supply picture is currently in your favor: two competing listings, nine buyers absorbed in the past year.
If you own in the $1,250,000 to $1,499,999 band, you are entering the most congested segment in the community and you should price accordingly from day one. The band shows twelve months of inventory on an inferred basis, and the closed data shows what happens in Stonecreek to a home that is priced ahead of the market: 409 days and 339 days on the two Caldera Circle rows, both ending at the community median anyway.
If you own above $2,000,000, you would currently be the only listing in the community above that threshold, which cuts both ways. There is no direct competition, and there is also thin evidence of demand at that level, with two closings in twelve months.
Sixteen homes for sale in a 618-home community is not a lot of choice. If your requirements are specific, on plan, on square footage, on lot orientation, on whether the home has a pool, you may be looking at a shortlist of two or three, and you should expect to wait for the right one rather than expecting the right one to be sitting there today.
That is the argument for having someone watching the community rather than checking a portal. In the last 12 months we tracked 36 Stonecreek closings, which averages three per month, and several of those went under contract inside a week. Two of the current sixteen actives had been on the market four days at the time of our pull. In a market that thin, the difference between seeing a listing on day one and seeing it on day ten is sometimes the whole difference.
To be told when a Stonecreek home matching your criteria comes on, call Jesse McGreevy at (239) 898-6072.
Stonecreek's own MLS data disagrees about which map area Stonecreek sits in. All 36 closed rows read GEO Area NA21, but the active set reads NA21 on 14 rows, NA01 on 4716 Kensington Circle and NA11 on 4586 Luminary Avenue. Anyone pulling Stonecreek numbers by map area gets a different answer than we did.
This is the section where we publish a problem with the data we ourselves rely on, and we are publishing it because it explains why so many Stonecreek statistics in circulation disagree with each other.
The Southwest Florida MLS (Matrix) carries a GEO Area field on every residential listing. It is a map-area code, a way of splitting the service territory into geographic buckets so that agents can pull "everything in this part of Naples" without naming individual communities. The Naples series codes begin with NA, and there are 40 of them out of 152 geo areas total, all of which we enumerated during this research.
Querying by GEO Area is a common shortcut for community-level market reports, because it is fast and because it does not require knowing the exact controlled-vocabulary spelling of a development name. It is also, in Stonecreek's case, wrong.
Across the closed set, the field is perfectly consistent. All 36 closed Stonecreek rows carry GEO Area NA21, without exception.
Across the active set, it is not.
Address | GEO Area on this row | List price | Living area |
|---|---|---|---|
4716 Kensington Cir | NA01 | $1,425,000 | 4,184 sq ft |
4586 Luminary Ave | NA11 | $1,349,000 | 4,131 sq ft |
All 14 other active listings | NA21 | n/a | n/a |
Fourteen active listings say NA21. One says NA01. One says NA11. Three different map areas assigned to one gated community with one gate, one association and one set of governing documents.
We chased both outliers rather than dropping them, and the resolution is clean.
Kensington Circle is not a Stonecreek boundary street or an ambiguous address. Three other Kensington Circle listings appear in the very same pull, at 4654, 4715 and 4450, and every one of them carries NA21. So the MLS is assigning two different map areas to two homes on the same street inside the same community, in the same result set.
Luminary Avenue behaves identically. 4554 Luminary Avenue appears in the closed set carrying NA21, while 4586 Luminary Avenue in the active set carries NA11.
Both outlier rows carry Development equals STONECREEK, Sub/Condo Name equals STONECREEK and City equals NAPLES, which is the same row-level verification standard every other row in our dataset passed. Both are legitimately Stonecreek, both are retained in every statistic on this page, and the GEO Area discrepancy is a listing-agent data-entry inconsistency on a single field rather than evidence of anything about the homes.
That is the verdict, and it is worth stating that we retained the rows rather than quietly discarding the inconvenient ones. Dropping two active listings would have made our own inventory figure tidier and our own months-of-inventory figure look better. It would also have been wrong.
Before anyone assumes there is a "correct" Stonecreek map area that these two rows deviated from: there is not. We enumerated all 152 geo areas in the Southwest Florida MLS (Matrix), including all 40 in the Naples NA series, and none of them corresponds to Stonecreek, and none corresponds to Parklands either.
NA21 is not the Stonecreek code. It is a broader North Naples map area that happens to contain Stonecreek along with everything else inside its boundary. A GEO Area query for NA21 returns Stonecreek listings mixed in with listings from every other community in that area, which is a completely different problem from the one described above and equally fatal to a community-level statistic.
Suppose someone builds a Stonecreek market report by filtering to NA21 and then hand-picking the Stonecreek addresses out of the result. That is a plausible workflow and it is how a lot of community statistics get made. Here is what it would have produced.
The closed set would have been fine, because all 36 closed rows carry NA21. The active set would have lost two of sixteen listings, and those two are not random.
Metric | Our Development Name pull, all 16 actives | An NA21-only pull, 14 actives | Difference |
|---|---|---|---|
Active listing count | 16 | 14 | 12.5% under-count |
Median list price | $1,323,500 | $1,244,000 | $79,500, or 6.0% low |
Total inventory value | $20,150,497 | $17,376,497 | $2,774,000, or 13.8% low |
Inferred months of inventory | 5.33 | 4.67 | 0.66 months tighter |
Look at the direction of those errors. The map-area approach reports fewer homes for sale, a lower median asking price, less total inventory, and a tighter market than actually exists. Because the two dropped listings are both large homes in the upper half of the inventory, at 4,184 and 4,131 square feet, the error is not noise that cancels out. It is a systematic bias in one direction.
And the error is asymmetric between the closed and active sides, because the closed set is uniformly coded and the active set is not. That is the worst kind of data problem, because it corrupts inventory-based measures like months of inventory while leaving sold-price measures untouched, which makes it invisible to anyone spot-checking a median sold price and concluding the dataset is sound.
The Development Name field is a controlled dictionary lookup, not a free-text entry and not a geographic inference. We bound it to the dictionary key 12814 and asserted that key was non-empty before running, which prevents the failure mode where a textbox contains the right word but the underlying filter never engaged. We watched the match count drop from 955 to 36 when the filter bound. We reproduced the same counts through an entirely separate field, Sub/Condo Name. And we re-verified Development, Sub/Condo Name and City on every returned row.
That is four layers of confirmation on the scope of the pull, and it is why we can say the 36 and the 16 are the complete sets rather than approximately the complete sets.
The MLS is not the only system that will hand you a partial Stonecreek if you ask the obvious question.
A search of the Collier County Property Appraiser or the Clerk of Courts on the subdivision name STONECREEK returns only the second plat, STONECREEK PLAT TWO, and silently misses 307 parcels, because the first phase is recorded as PARKLANDS PLAT ONE. That is roughly 47 percent of the community disappearing from a county-records search that looks like it worked.
The two traps are mirror images and they point in opposite directions. In the county records, the name Stonecreek under-returns and the name Parklands is essential. In the MLS, the name Stonecreek returns everything and the name Parklands returns literally zero rows. Anyone who learns one lesson and applies it to the other system will get the wrong answer with complete confidence.
Our first pass flagged 4204 Siderno Court as an anomaly, because Siderno Court appeared in the active MLS set but was not present in the closed set and did not initially reconcile against our interior-street inventory. We noted it as open rather than publishing around it.
It is now closed. Siderno Court is a legitimate Stonecreek interior street, street seven of the verified fourteen, confirmed by OpenStreetMap way 448441957 falling inside the confirmed community polygon and corroborated by the live MLS listing at 4204 Siderno Court. The county parcel data assigns 25 parcels to Siderno Court, all inside PARKLANDS PLAT ONE. The street count of 14 published throughout this page is safe to cite.
We are documenting the open-then-closed sequence rather than presenting the answer as though it were never in question, because that is what the research actually looked like.
Because a page that shows only clean findings is a page that has not looked hard enough, and because a reader deserves to know which of our numbers could move.
The GEO Area inconsistency is genuinely useful information. It tells you that if you read a Stonecreek inventory count somewhere that says fourteen rather than sixteen, that report is probably not lying to you, it is probably built off a map-area query and does not know what it missed. It tells you that Stonecreek statistics from different sources can disagree for a structural reason rather than because someone is wrong on purpose. And it tells you exactly which question to ask anyone quoting you a Stonecreek number, which is: what field did you filter on?
Our answer to that question is on this page, in full, along with the dictionary key. Very few pages will tell you that about their own data, and we would rather be the ones that do.
If you want Stonecreek numbers pulled properly against a specific address or a specific price band, including the bands where inventory is currently stuck, call Jesse McGreevy at (239) 898-6072 or email [email protected].
Stonecreek is a 618-lot gated community in North Naples built by GL Homes on land entitled decades earlier under a different name. The Stonecreek Property Owners Association was filed with the State of Florida on January 29, 2015, recorded a name change seven weeks later, and the community's first phase is still recorded in Collier County under the name Parklands Plat One.
That is the short version, and almost nobody publishes it. The longer version is more interesting, because Stonecreek's origin story is one of the few in Naples where the marketing name, the corporate name, the plat name, and the zoning name are four different things, and all four are still live in public records today. If you are buying here, selling here, ordering title work here, or simply trying to understand why a county search for "Stonecreek" returns roughly half the community, this section is the map.
GL Homes built Stonecreek. That is verified from the builder's own website, from the builder's own social channels, and corroborated by the recorded Declaration of Covenants, which was recorded by the Parklands developer entities that assembled and platted the land. GL Homes is a Florida builder with a long Naples history, including earlier Collier County communities, and Stonecreek sits in the same portfolio family as the adjacent community of Riverstone.
There is no second builder at Stonecreek. We checked this carefully, because a search snippet circulating online attaches a different builder name and a claim that a later phase would be townhomes to Stonecreek. Every clean source contradicts both claims, and neither appears in any county record, any recorded plat, or any GL Homes material we could verify. We treat that snippet as noise and we do not publish it as fact.
A useful piece of corroboration on the single-developer point: the same GL Homes vice president and project manager was named publicly across both Stonecreek and Riverstone, which is consistent with the two communities being run as a joint effort along the same stretch of Logan Boulevard North. That is named-source information from a news post rather than a county record, so we label it as such.
The Stonecreek Property Owners Association, Inc. is a Florida not-for-profit corporation, document number N15000000948, FEI 47-2972018, filed January 29, 2015, and its status today is ACTIVE. That is verified directly from the Florida Division of Corporations, which is the state's own registry and the only authoritative source for a Florida corporate filing.
The Association's principal and mailing address is 4250 Azalea Drive, Naples, FL 34119, which is the clubhouse address inside the community. Its registered agent of record is the law firm Goede DeBoest and Cross in Naples. Eleven annual reports are on file, running through the 2026 report filed in March 2026. For a buyer, that unbroken filing history matters more than it sounds: a lapsed or administratively dissolved association is a real closing problem in Florida, and Stonecreek's registry record shows nothing of the kind.
Two months after the corporate filing, on March 25, 2015, the Declaration of Covenants was recorded in Collier County at Official Records Book 5132, Page 3110, instrument number 5099230, running 109 pages. The recording parties are the detail that gives the whole origin story away. The Declaration was recorded by Parklands Associates I LLLP and Parklands Genpar Corp Ptnr, over land described as Section 9, Township 48 South, Range 26 East. Verified against the Collier County Clerk of Courts. The community sold as Stonecreek was papered by Parklands.
Here is the piece we have not seen published anywhere. The Sunbiz filing history for the Association carries a Name Change event recorded on March 19, 2015, roughly seven weeks after the original January 29, 2015 incorporation. That means the entity that governs Stonecreek today was incorporated under some other name in January 2015 and renamed in March 2015, immediately before the Declaration was recorded.
What was the original name? We do not know, and we are not going to guess. The underlying filing exists as a scanned image on the state's system and was not opened and read in our research pass, so the pre-March-2015 name is an open item rather than a fact. We flag it here as a genuine unknown, because the honest version of a research finding includes the part that is still missing. Anyone who wants it can pull the March 19, 2015 name-change document image directly from the Association's Sunbiz record.
There is a second name change in the story, and this one is fully documented. The first recorded plat is not named Stonecreek at all. It is named Parklands Plat One. The second plat carries the Stonecreek name. That split is the single most consequential records fact about this community and it gets its own section below.
And there is a third name event, more recent and more mischievous. The builder's own community URL at glhomes.com/stonecreek now redirects to a page for a separate, age-restricted GL Homes community. That single redirect is the traceable origin of the false claim, still circulating in search results, that Stonecreek is a 55-plus community. It is not. No age-restriction language appears anywhere in the recorded Declaration. Stonecreek is an all-ages community, and the correction is worth stating plainly here because the redirect that caused the confusion is a fact about Stonecreek's history, not a rumor about its residents.
GL Homes' own groundbreaking announcement described a first phase of nearly 300 single-family homes with one-story homes starting from the $400,000s. That is a named-source figure from the developer's own channel, and it is the cleanest price anchor available for the community's opening.
Set that against our own Southwest Florida MLS (Matrix) pull of the trailing twelve months, which returned 36 Stonecreek closings with a median sold price of $1,200,000, and you have a decade-long price story with both ends sourced rather than estimated. The opening was a starting-from number on a first phase, and the current figure is a median across a full year of real closings, so the two are not strictly comparable. They are still, taken together, the most honest long-arc price picture anyone can build for this community from documented sources.
If you want the full market read, including every closing address by address and the sold-to-list analysis, that lives in the market sections of this page. If you want a human read on what your specific Stonecreek home is worth today, call Jesse McGreevy at (239) 898-6072. McGreevy and Comisar have been recognized as Top 1% Real Estate Agents Nationally Since 2008, and the pricing conversation for a community like this one is a per-street, per-plan conversation rather than a per-community one.
We are not going to publish a year-built figure as if it came from a building record, because we could not reach the Property Appraiser's record detail pages during our verification pass. What we could do is read real tax-roll histories on real folios, and the tax roll tells you when a house appeared, because a lot bills a small vacant-land amount until a home is completed and then jumps to a full improved assessment the following tax year.
Folio | Plat | Last small vacant-style bill | First full improved bill | Inferred completion |
|---|---|---|---|---|
66035003605 (4173 Amelia Way) | Parklands Plat One | 2016 | 2017 | 2016 |
66035003582 (4169 Amelia Way) | Parklands Plat One | 2016 | 2017 | 2016 |
74937500308 (4306 Aurora St) | Stonecreek Plat Two | 2018 | 2019 | 2018 |
From that, the inferred construction window is Plat One homes from roughly 2015 or 2016 and Plat Two homes from 2018 onward. Label it inferred, because it is. It is consistent with the plat recording sequence, with the March 2015 Declaration, and with the county's own PUD master list carrying the Parklands row as built out.
One more verified detail that complicates the tidy "sold out years ago" story: Clerk of Courts records show Plat Two lots still transacting in 2026, including a deed recorded in July 2026 on Stonecreek Lot 366 Plat 2 and a new-construction-related instrument recorded in July 2026 on Stonecreek Lot 421 Plat 2. Whatever the marketing says about build-out, the recorded activity in this community did not stop in 2019.
Honesty about gaps is part of the value here, so these are the origin-story items we could not confirm and therefore do not publish as fact:
Stonecreek is recorded as two separate plats in Collier County, and the first one is not named Stonecreek. Phase 1 is Parklands Plat One, Plat Book 58, Pages 37 to 66, lots 1 through 287. Phase 2 is recorded as Stonecreek 2, Plat Book 62, Pages 5 to 12, lots 288 through 618. A county search on "Stonecreek" alone misses 307 parcels.
This is a county-records finding, it is fully verified, and it is the kind of thing that quietly costs people time and money when nobody flags it.
Phase | Recorded plat name | Plat Book | Pages | Sheets | Appraiser sub code | Folio prefix | Parcels | Lot numbers |
|---|---|---|---|---|---|---|---|---|
Phase 1 | PARKLANDS PLAT ONE | 58 | 37 to 66 | 30 | 537659 | 6603500 | 307 | 1 to 287 |
Phase 2 | STONECREEK 2 | 62 | 5 to 12 | 8 | 643960 | 7493750 | 345 | 288 to 618 |
Total | n/a | n/a | n/a | 38 | n/a | n/a | 652 | 1 to 618 |
Both rows are verified against the Collier County Clerk of Courts map search, where the plat book and page for each map name were enumerated page by page in the Clerk's own index.
One naming subtlety worth knowing, because it will come up if you order title work. The Clerk's map index carries the second plat under the map name STONECREEK 2. The Tax Collector's legal descriptions on individual parcels in that same plat read STONECREEK PLAT TWO. Both forms are real, both appear in Collier County systems, and they describe the same recorded plat. The zoning atlas sheet, described in the next section, uses the "Stonecreek Plat Two" form in its subdivision index. If a search on one form comes back empty, try the other before concluding the record does not exist.
This is not an inference from a naming pattern. It is a direct read of legal descriptions on real folios pulled from the Collier County Tax Collector:
Folio | Situs address | Legal description as recorded | Plat |
|---|---|---|---|
74937500308 | 4306 Aurora St | STONECREEK PLAT TWO LOT 288 | Phase 2 |
66035003582 | 4169 Amelia Way | PARKLANDS PLAT ONE LOT 131 | Phase 1 |
66035003605 | 4173 Amelia Way | PARKLANDS PLAT ONE LOT 132 | Phase 1 |
Note the first row. Folio 74937500308 carries the legal description for lot 288, which is precisely the first lot of the second plat. The lot numbering runs continuously across the two plats without restarting, which is the mechanism that lets the 618 figure close exactly. More on that in the build-out section.
The Clerk's legal index independently reproduces the pattern from the other direction. Instruments observed there carry legal descriptions in the form "Stonecreek Lot 307 Plat 2," "Lot 366 Plat 2," "Lot 380 Plat 2," "Lot 421 Plat 2," and "Lot 570 Plat 2." Every one of those lot numbers falls inside the 288 to 618 band. Verified.
Here is the operational consequence, and it is not theoretical:
Here is where the story turns, and where a lot of otherwise careful analysis goes wrong. The two-plat split is real in the county records. It does not fragment the MLS data.
Our own Southwest Florida MLS (Matrix) pull verified this four independent ways:
For reproducibility, the exact query record is: Southwest Florida MLS (Matrix), Development Name STONECREEK, hidden dictionary key 12814, closed relative range 0-365, Single Line display, 250 results per page. The match count dropped from 955 to 36 at the moment the development filter bound, which is the second confirmation that the filter actually took hold rather than silently failing open.
So the correct statement, and it is a two-part statement, is this: the county records split Stonecreek into two plats under two names, and the MLS does not. Anyone who tells you a Stonecreek MLS query misses half the community is applying a real county finding to the wrong system.
We do not publish recording dates for either plat, because the Clerk's map search returned map name, book type, book, and page, and did not surface a recording date for either one. Plausible dates exist in secondary sources. We are not repeating them. Book and page are verified, dates are not, and the difference between those two states is exactly what this page is built to respect.
Stonecreek sits inside the Collier County Parklands Residential Planned Unit Development, zoning code RPUD, operative ordinance 12-30, in Section 9, Township 48 South, Range 26 East. A direct query of the county's own PUD layer for any PUD named Stonecreek or Stone Creek returns zero features. That is a verified finding, not a failed search.
The Stonecreek name is a marketing and plat name layered on top of a much older entitlement. If you are trying to research this community through the zoning system, the word "Stonecreek" is a dead end and the word "Parklands" is the key.
# | Proof | Source |
|---|---|---|
1 | Four real Stonecreek parcel centroids fall inside the PARKLANDS PUD polygon, zoning RPUD, PUD status ACTIVE | Collier County ArcGIS PUD and Zoning layers |
2 | Official county zoning atlas sheet 8609N labels the polygon "RPUD PARKLANDS ... DRI" and lists the subdivision index as Parklands Plat One and Stonecreek Plat Two | Collier County Official Zoning Atlas |
3 | Tax Collector legal descriptions on Stonecreek homes read verbatim "PARKLANDS PLAT ONE LOT nnn" | Collier County Tax Collector |
4 | The recorded Stonecreek Declaration was recorded by Parklands Associates I LLLP over Section 9, Township 48 South, Range 26 East | Collier County Clerk of Courts, OR 5132 PG 3110 |
The zoning atlas sheet is publicly retrievable at apps4.collier.gov and covers the north half of Section 9. It carries a revision date on the sheet and is certified as a page of the Official Zoning Atlas. Sheet 8609S covers the south half of the section and was not read in our pass, which we note rather than paper over.
This is a detail that separates a page built from records from a page built from a search snippet.
The county's GIS PUD layer carries an ORD_NUM attribute on the Parklands polygon reading 03-42. That value is stale. Ordinance 03-42 has been repealed. The Collier County Land Development Code, Appendix F, List of Collier County PUD Ordinances, reads verbatim:
PARKLANDS 85-46 Rpld.; 93-43 Rpld.; 03-42 Rpld.; 12-30
So the chain is 85-46 repealed, 93-43 repealed, 03-42 repealed, and 12-30 standing as the current operative ordinance. That reading is corroborated independently by the zoning polygon's own note field, which carries the entry 7-24-12 PUDA-PL-2010-1551 12-30. Adopted July 24, 2012, via petition PUDA-PL-2010-1551.
Anyone citing 03-42 as the current Parklands ordinance has almost certainly read the GIS attribute and stopped. Cite 12-30.
The zoning polygon's note fields carry the whole amendment history in a single compressed string. Decoded, and verified:
Date | Petition | Instrument |
|---|---|---|
1984 | R-84-24 and R-84-24C | Original rezone |
1993-07-27 | PUD-84-24(1) | Ordinance 93-43 |
1993-07-27 | DOA-93-1 | Resolution 93-288 |
1999-09-28 | DOA-99-2 | Resolution 99-382 |
2002-07-30 | DOA-02-AR-2208 | Resolution 02-329 |
2003-09-09 | PUDZ-03-AR-2357 | Ordinance 03-42 |
2003-09-09 | DOA-02-AR-2358 | Resolution 03-02 |
2012-07-24 | PUDA-PL-2010-1551 | Ordinance 12-30, current |
2012-07-24 | DOA-PL-2010-155 | Resolution 12-01, and Ordinance 12-138 |
2014-08-14 | PDI-PL-2014-248 | Hearing Examiner 2014-24 |
2021-03-19 | VA-PL20200001982 | Hearing Examiner 21-11 |
Read that column of dates and you can see the shape of the thing. Stonecreek's underlying entitlement was first approved in 1984, more than thirty years before the first Stonecreek home was completed, and it was amended repeatedly across four decades before GL Homes built what stands there now. The land had a zoning life long before it had a marketing name.
The county PUD layer's AKA field on the Parklands polygon reads (DRI-84-4C) (DRI-03-02). That confirms the Development of Regional Impact designation. But the zoning note shows 03-02 as a 2003 Resolution number attached to petition DOA-02-AR-2358, not as a standalone DRI docket number. Both readings appear in county data, from two different county sources.
Our published phrasing therefore refers to the DRI as DRI-84-4C, as amended in 2003, and we deliberately avoid asserting a bare "DRI-03-02" as a freestanding DRI docket number. That is a small thing. It is also exactly the kind of small thing that a page claiming records-level rigor should get right rather than repeat.
Stonecreek sits in Section 9, Township 48 South, Range 26 East, verified by point query against the Collier County Public Land Survey System layer at two Stonecreek parcel centroids and at the Parklands polygon centroid. All three return Township 48, Section 09, Range 26.
That matters for one specific reason beyond the obvious: the adjacent GL Homes community of Riverstone sits in Section 16, on the separate Terafina PUD, with its own ordinance number and its own polygon. Same builder, same corridor, adjacent boundaries, entirely different entitlement. When you see two communities conflated in a search result, section and township are the fastest way to prove they are two things.
Three items are commonly repeated about the Parklands entitlement, and we publish none of them, because we could not read Ordinance 12-30's full text in our verification pass:
If you need any of those three, the path is to pull Ordinance 12-30 directly from the Collier County ordinance archive or from Municode. We are telling you where to get it rather than telling you what it says, which is the honest version.
Stonecreek's acreage depends on which authority you ask, and we are not going to average three numbers into one that nobody actually published. The Collier County PUD record carries 635.20 acres, our own geodesic measurement of the county's Parklands polygon returns 645.76 acres, and GL Homes' marketing describes roughly 645 acres. All three are reported below, with sources.
Figure | Value | Status | Where it comes from |
|---|---|---|---|
Collier County PUD record, Parklands total size | 635.20 acres | Could not verify from primary ordinance text | Collier County PUD master list |
Geodesic area of the county's Parklands PUD polygon, computed on the WGS84 ellipsoid | 645.76 acres | Verified as a GIS measurement | Collier County ArcGIS PUD layer |
GL Homes marketing description of the Stonecreek site plan | about 645 acres | Named source, developer marketing | GL Homes |
Two of the three agree closely. The GIS polygon at 645.76 acres and the builder's roughly 645 acres are within a single acre of each other. The 635.20 figure is the outlier, and it is also the one we could not confirm from primary text, because the county's PUD master list is a scanned document whose numeric columns do not extract reliably and the full text of Ordinance 12-30 was not reached.
A roughly ten-acre gap between an entitlement figure and a measured polygon is not evidence that somebody made an error. It is the normal behavior of three different measuring systems answering three slightly different questions:
The gap between 635.20 and 645.76 is about 1.7 percent. If you rounded them together you would produce a number that no authority ever published, and you would destroy the one genuinely useful piece of information in the set, which is which source says what.
If you need a single number for a conversation, the defensible sentence is: Stonecreek occupies roughly 645 acres by the county's own mapped polygon, and the county's entitlement paperwork carries a somewhat lower figure of 635.20 acres that we could not confirm against primary ordinance text. That sentence is true, it names its sources, and it does not invent precision.
For scale, roughly 645 acres holding 618 platted lots works out to a gross density of just under one lot per acre across the whole entitlement. That gross figure is not the same thing as lot size, because it counts lakes, preserves, road right-of-way, and the 6.25-acre recreation site along with the homesites. Real Stonecreek lot sizes are considerably tighter than an acre. One verified example, folio 74937500308 at 4306 Aurora Street, carries a total-acres figure of 0.14 on the Tax Collector's record.
The community's interior contains a substantial amount of water. Our mapping pass identified at least eight distinct mapped water-body segments inside the confirmed community footprint, which is consistent with the lake-centered layout GL Homes uses in this product family. That is an inference from mapped geometry, not a count from a recorded plat, and we could not source acreage figures for any individual lake or for the lakes in aggregate.
No preserve area is separately named or tagged inside the community footprint in the mapping data we pulled, so we do not publish a Stonecreek preserve acreage. Marketing copy circulating online cites a figure for lakes and open space combined. We could not source it to any authority and it does not appear here as fact.
The one acreage figure inside Stonecreek that is fully verified from the developer's own material is the 6.25-acre recreation site that holds the clubhouse and the amenity campus. That figure comes from GL Homes directly and is discussed in the clubhouse section below.
Stonecreek contains 618 platted single-family lots. That figure is verified, not repeated: it comes from reading the recorded lot number on every one of the 652 parcels geometrically contained inside the county's Parklands PUD polygon. Lots run 1 through 287 on the first plat and 288 through 618 on the second, continuously, with zero gaps anywhere in the range.
Most pages citing 618 for this community are repeating a marketing figure. Ours is a count.
The method matters, because it is what turns a repeated number into a verified one:
LOTUNIT value, in chunks.The result closed exactly:
Component | Parklands Plat One | Stonecreek Plat Two | Total |
|---|---|---|---|
Numbered residential lots | 287 | 331 | 618 |
Tract and common-area parcels | 20 | 14 | 34 |
Total parcels inside the PUD polygon | 307 | 345 | 652 |
287 plus 331 equals 618. 618 lots plus 34 tracts equals 652 parcels. Every number in that table reconciles against every other number in it, which is the property you want from a count and never get from a repeated figure.
We did not stop at one method. Three separate county sources independently confirm the same lot-numbering scheme:
Four routes, one answer. 618 platted single-family lots. Safe to publish, and we publish it.
A fixed lot count is the denominator for every meaningful market statistic in a community like this one. Our own Southwest Florida MLS (Matrix) pull returned 36 closings in the trailing twelve months. Against 618 homes that is an annual turnover rate of 5.8 percent, which is an entirely ordinary rate for a community of this vintage in this market.
Why does that matter? Because 36 closings sounds like a small sample until you attach it to the denominator. A community that turns over 5.8 percent of its homes in a year is neither frozen nor churning. It is behaving normally. Anyone who tells you that a low absolute closing count signals a problem in Stonecreek has not divided by 618.
That same denominator is what makes the street-level analysis in the next section possible. With 618 lots spread across 14 interior streets and 36 closings in a year, you would expect roughly two to three closings per street per year on average, and you would expect at least one street in any given twelve-month window to record none at all. That is precisely what happened, and it is exactly what should happen.
Effectively, yes, and we can say why with sources rather than with a shrug:
With that said, and this is the nuance almost nobody catches, "built out" is not the same as "nothing is happening." Clerk of Courts records show a new-construction-related instrument recorded in July 2026 on a Plat Two lot. A handful of lots changing hands or completing late is normal in a community this size, and it does not contradict the built-out designation.
For a buyer, the practical translation is simple. If you want a home in Stonecreek today, you are shopping the resale market, and as of our July 2026 pull that market held 16 active listings and 3 pending. If you want help reading which of those 16 is actually priced correctly for its plat, its street, and its lot, call (239) 898-6072.
Stonecreek has fourteen interior streets, all verified inside the confirmed community polygon: Amelia Way, Aspen Chase Drive, Aurora Street, Avalon Court, Azalea Drive, Caldera Circle, Crescent Court, Crimson Avenue, Kensington Circle, Luminary Avenue, Nova Lane, Siderno Court, Thistle Creek Court, and Zelkova Court. Logan Boulevard North is the boundary road, not an interior street.
Thirteen of the fourteen recorded a closed or active listing in the trailing twelve months. One did not, and the reason is more boring and more useful than it sounds.
Parcel counts below come from a spatial query of the Collier County parcel layer against the Parklands PUD polygon. Note that Azalea Drive spans both plats, which is why it appears in both phase lists in the county data.
# | Street | Parcels in the polygon | Plat |
|---|---|---|---|
1 | Kensington Circle | 122 | Stonecreek Plat Two |
2 | Azalea Drive | 89 | Spans both plats |
3 | Aurora Street | 79 | Stonecreek Plat Two |
4 | Caldera Circle | 78 | Parklands Plat One |
5 | Aspen Chase Drive | 77 | Parklands Plat One |
6 | Amelia Way | 37 | Parklands Plat One |
7 | Nova Lane | 30 | Parklands Plat One |
8 | Crimson Avenue | 26 | Stonecreek Plat Two |
9 | Siderno Court | 25 | Parklands Plat One |
10 | Luminary Avenue | 23 | Stonecreek Plat Two |
11 | Crescent Court | 16 | Parklands Plat One |
12 | Zelkova Court | 10 | Parklands Plat One |
13 | Thistle Creek Court | 8 | Parklands Plat One |
14 | Avalon Court | 6 | Parklands Plat One |
Add the 25 parcels in the polygon carrying no site address, which are tract and common-area parcels, and the single Logan Boulevard North frontage parcel, and the total reconciles to the 652 parcels described in the previous section.
Each of the fourteen was verified by mapped way geometry falling inside the confirmed polygon, and most were independently confirmed by a live MLS listing carrying a Stonecreek development tag at a real address on that street.
This is a distinction that gets blurred constantly and it is worth being precise about. Logan Boulevard North is a public road forming Stonecreek's western edge and carrying the community's main entrance. It is not an interior Stonecreek street, it is not gated, and it carries traffic that has nothing to do with this community. Exactly one parcel with a Logan Boulevard North address falls inside the PUD polygon.
Any street count that includes Logan Boulevard North as a Stonecreek street is counting the road you drive on to get there. The correct interior count is fourteen.
Siderno Court deserves a paragraph because it was an open research item that we closed rather than quietly dropped.
During our MLS work, an active listing at 4204 Siderno Court came back carrying Development = STONECREEK, Sub/Condo Name = STONECREEK, City = NAPLES, and the same GEO area as the rest of the community. It passed every row-verification test. The problem was that our internal street-inventory notes at that stage did not carry Siderno Court, which raised a legitimate question: was this a real street our inventory had missed, or a mis-keyed street name on a single listing?
It is a real street. Siderno Court is confirmed by mapped way geometry inside the community polygon, it carries 25 parcels in the county parcel layer, it sits in Parklands Plat One, and it is corroborated by the live listing. Our earlier market notes flagging it as absent from the street inventory were wrong, and we corrected them rather than publishing around them. Stonecreek has fourteen interior streets, and Siderno Court is one of them.
Thirteen of the fourteen interior streets recorded either a closed sale or an active listing in the trailing twelve months. The single exception is Zelkova Court.
Here is the correct way to read that, and it is not the way it will be read by anyone looking for a story. Zelkova Court carries 10 parcels, making it one of the two smallest streets in the community. At the community-wide turnover rate of 5.8 percent per year, ten homes would be expected to produce roughly 0.58 sales in a twelve-month period. In other words, the statistically expected number of Zelkova Court transactions in any given year is a little over half a sale. Recording zero is not just unsurprising. It is the single most likely outcome.
Run the same arithmetic on the other small streets and the pattern holds. Avalon Court has six parcels and recorded two closings in the window, which is well above its expected rate. Thistle Creek Court has eight parcels and recorded one. Crescent Court has sixteen and recorded one. Small streets produce lumpy results, and lumpiness is what randomness looks like at small sample sizes.
So: no, a street with no transaction in twelve months is not a defect in that street, not evidence of a problem with those homes, and not something a buyer should read anything into. It is a small street that did not happen to turn over this year. We publish the finding because it is true and because nobody else has it, and we publish the explanation with it because a finding without its denominator is just a scare.
For orientation, here is which streets carried the trailing-twelve-month closings from our Southwest Florida MLS (Matrix) pull, and where today's active inventory sits. Full address-by-address tables live in the market sections of this page.
Street | Closings in trailing 12 months | Active listings at pull date |
|---|---|---|
Aspen Chase Drive | 8 | 2 |
Aurora Street | 6 | 4 |
Caldera Circle | 6 | 0 |
Azalea Drive | 4 | 2 |
Nova Lane | 3 | 0 |
Kensington Circle | 2 | 3 |
Avalon Court | 2 | 0 |
Amelia Way | 1 | 1 |
Crimson Avenue | 1 | 2 |
Crescent Court | 1 | 0 |
Luminary Avenue | 1 | 1 |
Thistle Creek Court | 1 | 0 |
Siderno Court | 0 | 1 |
Zelkova Court | 0 | 0 |
Two things jump out of that table. First, Aspen Chase Drive and Aurora Street between them accounted for a large share of both the closings and the current inventory, which makes sense given they are two of the larger streets. Second, Caldera Circle produced six closings from 78 parcels and currently shows no active inventory at all, while Kensington Circle, the largest street in the community at 122 parcels, produced only two closings and currently carries three of the community's sixteen active listings. Streets do not move in lockstep, even inside a single-builder community with one fee schedule and one amenity campus.
That street-level variation is precisely why a Stonecreek valuation done off a community-wide average is a blunt instrument. If you want a valuation that accounts for your street, your plat, your lot orientation, and your floor plan rather than a community median, that is the conversation to have with McGreevy and Comisar, recognized as Top 1% Real Estate Agents Nationally Since 2008.
Two small traps we hit, recorded so you do not hit them:
Stonecreek is one undifferentiated property owners association covering all 618 lots. There are no named sub-neighborhoods, no gated enclaves inside the gate, no villages, and no sub-associations. One board, one set of governing documents, one architectural review process, one amenity campus, one assessment structure. This is a verified finding, and it is not the norm for a community this size.
We proved this by absence, and absence has to be proved carefully, so here is how:
Community pages in this market are frequently built from a template that assumes sub-neighborhoods, because most large Naples communities have them. Bundled-golf communities in particular often carry a dozen named enclaves each with its own sub-association, its own fee, and its own architectural rules. When that template gets applied to Stonecreek, the result is a page that gestures at "neighborhoods within Stonecreek" that have no legal or marketing existence.
If you have read somewhere that Stonecreek contains named enclaves, that page is describing a structure that is not there. Ask for the sub-association's Florida document number. There is not one.
The single-association structure has real, concrete consequences, and they are mostly good ones for a buyer who understands them:
There is a residual question we could not fully close, and we would rather flag it than pretend it does not exist. Some secondary sources describe Stonecreek as containing "single-family homes and villas." Every clean source we checked, including the developer's own material and every MLS row in our own pull, shows single-family detached product only, and no separate villa or condominium sub-association is filed anywhere in the state registry under a Stonecreek name.
That combination makes it very unlikely that any attached-product condominium regime exists inside Stonecreek. It is not, however, the same thing as reading the recorded Declaration cover to cover and confirming it. If you are buying a specific home and this matters to you, the Declaration at Official Records Book 5132, Page 3110 is the document that answers it definitively, and it is obtainable from the Collier County Clerk of Courts.
Because Stonecreek has no named sub-neighborhoods, there are no separate enclave pages to build for it, and there never will be. Fourteen separate street pages on one association with one product type and one fee schedule would be near-duplicate content that helps nobody. What we build instead are seller-side and valuation-side resources for this community, which are described further down this page.
Stonecreek is governed by the Stonecreek Property Owners Association, Inc., a Florida not-for-profit corporation operating as a Chapter 720 homeowners association, not a condominium association and not a community development district. Day-to-day management is handled by ICON Management Services, with a community association manager based at the clubhouse at 4250 Azalea Drive.
Every field below is verified directly from the Florida Division of Corporations:
Field | Value |
|---|---|
Entity name | STONECREEK PROPERTY OWNERS ASSOCIATION, INC. |
Entity type | Florida Not For Profit Corporation |
Document number | N15000000948 |
FEI / EIN | 47-2972018 |
Date filed | January 29, 2015 |
Status | ACTIVE |
Principal and mailing address | 4250 Azalea Dr., Naples, FL 34119 |
Registered agent | Goede DeBoest and Cross, Naples |
Annual reports on file | 11, running through the 2026 report |
Recorded events | Name Change 03/19/2015; Amendment 07/20/2017; Amendment 07/10/2020 |
Three things in that table are worth a buyer's attention. The ACTIVE status with eleven consecutive annual reports means the Association is in good standing with the state, which is not universal and which does become a closing problem when it is missing. The principal address inside the community means the Association is administered from the clubhouse rather than from a management company's out-of-county office. And the registered agent being a law firm is normal and healthy for a Florida association of this size.
Florida law regulates community associations under three different chapters, and which chapter you fall under determines a surprising amount:
Stonecreek is a Chapter 720 homeowners association. You own your lot and your home in fee simple. The Association owns and maintains the common areas, the amenity campus, the lakes, and the internal roads, and it enforces the recorded covenants.
The most consequential downstream effect of that classification is one that has been dominating Florida association news for several years: the statutory Milestone Inspection requirement and the Structural Integrity Reserve Study requirement are Chapter 718 and 719 obligations attached to condominium and cooperative buildings of three or more habitable stories. They do not apply to Stonecreek. That is a clean, statutory, checkable answer rather than an opinion, and it is covered in more detail in the compliance section of this page.
A second effect that buyers ask about constantly: under Chapter 720, members have statutory rights to attend board meetings and to inspect the association's official records, subject to the statutory procedures and exceptions. Those rights come from Florida Statutes Chapter 720, not from the goodwill of any particular board.
The Association's current officers and directors, as listed on its most recent annual report, are all individuals at the community address rather than builder personnel. We are deliberately not reproducing individual homeowners' names on a public marketing page, though they are a matter of public record on the state's registry and anyone can read them there.
What that composition supports is an inference: developer control of the Association has been turned over to the homeowners. We label it inferred rather than verified because the state registry does not track turnover of control, and we could not locate a turnover document, meeting minutes, or a specific turnover date. What we can say with confidence is that the board of record is a homeowner board, not a builder board.
Board elections at a Chapter 720 association follow the procedures in the recorded bylaws together with the statutory framework. The specific Stonecreek election procedure lives in the Association's bylaws, which are among the documents in the members' library described below.
The Association is managed by ICON Management Services, Inc., a Florida management company that also brands as "The Icon Team." ICON succeeded GRS Management Associates, which managed the community in the 2016 to 2018 era. We could not source the exact date of that transition, so we describe it as a succession rather than dating it.
There are two published phone numbers connected to Stonecreek's management, and they serve different purposes. A lot of pages pick one at random. We publish both with their roles:
Contact | Number | Role |
|---|---|---|
ICON Management Services main line | 239-351-1820 | The management company's office line for Stonecreek, also the number carried on the resident payment portal |
Community association manager, at the clubhouse | 239-256-3860 | The CAM direct line published by the Association's own website, with email |
Gatehouse | 239-260-5053 | Manned entry gate, published by the official POA portal |
After-hours emergency line | 239-561-1444 | Published by the official POA portal |
If you only want one number, use the community association manager's direct line at 239-256-3860, because that is the number the Association itself gives its residents on its own website. If you are calling about a payment, a portal login, or a management-company function, the ICON main line at 239-351-1820 is the better route.
ICON's Florida office of record for this account is in Fort Myers, and the company's corporate identity is confirmed on its own site at theiconteam.com.
This is worth stating carefully, because there is a genuine trap here. The Association maintains its own web presence, and there are lookalike domains that are not it.
The official properties are:
Note the word "at" in both. Domains that drop that word and otherwise look similar are not the Association's sites, are not affiliated with the Association, and are lead-capture pages run by parties with a commercial interest in your contact information. We do not link them and neither should anyone else describing this community.
Stonecreek's rules are not folklore. They are recorded instruments in Collier County with book, page, and instrument numbers:
Document | Book and page | Instrument | Recorded | Pages |
|---|---|---|---|---|
Declaration of Covenants | OR 5132, Page 3110 | 5099230 | March 25, 2015 | 109 |
Fourth Amended and Restated Rules and Regulations, recorded as a notice | OR 5708, Page 398 | 5805659 | December 19, 2019 | 31 |
Both were verified against the Clerk of Courts index. The Declaration was recorded by Parklands Associates I LLLP over Section 9, Township 48 South, Range 26 East. The rules instrument is indexed under document type NOTICE, so the correct way to cite it is as a recorded notice of the amended rules rather than as a standalone amendment instrument.
If you want to read them before you write an offer, and you should, both are obtainable from the Collier County Clerk of Courts by book and page. The Association also maintains a members' document library through its resident portal, and a public folder linked from the community's own official site has carried Clerk-stamped scans of the governing documents.
A reasonable mental model of Stonecreek governance, assembled from the recorded documents and the Association's own published structure:
Stonecreek's current assessment amount is not published anywhere we can verify. The resident financial portal is login-gated, the members' document library is login-gated, and no public document carrying a current figure was located in our research.
We could put a number on this page. Several circulate. Two of them are unverified secondary figures of different vintages that we could not trace to any citable primary document, and a third, widely repeated figure is not a Stonecreek number at all but a Collier county-wide median that search-summary tools have misattributed to this community. Publishing any of them would be worse than publishing nothing, because a buyer who budgets off a wrong assessment figure makes a real financial decision on bad information.
So here is the honest answer: the Association does not publish its current assessments publicly, and the way to get the real number is to request it from ICON Management directly, or to pull a current estoppel certificate on a specific home. The assessment is billed quarterly. What it covers is documented and is discussed in the fees section of this page, including the genuinely unusual detail that the Association maintains mowing, irrigation, fertilization, and sod on individual home lots rather than only on common areas.
If you want us to pull the current figure for a specific Stonecreek home you are considering, that is a normal part of what we do on a buyer representation, and the number is (239) 898-6072.
Stonecreek is single-family detached product built by GL Homes, one and two stories, with living areas running from 2,081 to 5,047 square feet and bedroom counts from two-plus-den up through six or more. That range is measured from 52 real MLS rows in our own trailing-twelve-month pull, not taken from a brochure. No condominium, townhome, or attached product was found in any clean source.
Here is where our figure comes from and why we prefer it. We took the union of all 36 closed rows and all 16 active rows from our own Southwest Florida MLS (Matrix) pull, 52 homes in total, and read the living area on every one:
Living-area band | Homes in the 52-row set | Share |
|---|---|---|
Under 2,300 sq ft | 13 | 25% |
2,300 to 2,999 sq ft | 3 | 6% |
3,000 to 3,499 sq ft | 20 | 38% |
3,500 to 3,999 sq ft | 5 | 10% |
4,000 sq ft and above | 11 | 21% |
Total | 52 | 100% |
The community's center of gravity is the 3,000 to 3,499 square foot band, which holds 20 of the 52 homes, roughly 38 percent of everything that traded or listed in a year. The median living area on the closed set alone was 3,086.5 square feet.
Notice the shape of that distribution. It is not a smooth bell. There is a substantial cluster under 2,300 square feet, a near-empty gap between 2,300 and 3,000, and then the main body. That gap is a floor-plan artifact, not a coincidence, and it tells you something a marketing size range never would: GL Homes' plan mix here jumps from a compact plan family to a mid-size plan family with very little in between.
Three different secondary sources circulate three different size ranges for Stonecreek, and no two of them match. One describes a range starting near 1,991 square feet and topping out near 4,879. Another describes a range from roughly 1,853 to 4,742. A third gives a rounder version of the first.
We could not source any of them to GL Homes directly, they contradict one another at both ends, and at least one of them puts the bottom of the range below anything that has actually traded in this community in a year. We publish the measured range instead: 2,081 to 5,047 square feet, verified across 52 real MLS rows. If a home smaller than 2,081 or larger than 5,047 square feet exists in Stonecreek, it simply did not list or close in our twelve-month window, which is entirely possible in a community of 618 homes.
We could not source a complete, itemized GL Homes floor-plan catalog for Stonecreek. The builder's own community page is gone, redirecting away entirely, and archived copies were not retrievable in our environment. Assembling a partial list and presenting it as complete would be exactly the kind of thing this page exists to avoid.
What we can confirm by name, from GL Homes' own channels:
Plan or model | Detail | Source status |
|---|---|---|
Rose | Model home at Stonecreek | Named source, GL Homes' own channel |
Carlyle | Model home at Stonecreek | Named source, GL Homes' own channel |
The Canyon | 2,135 air-conditioned square feet, 3 bedrooms, 3 bathrooms, screened and covered patio, 2-car garage | Named source, GL Homes' own channel |
Two further plan names circulate attached to Stonecreek in low-confidence sources. One appears only on a third-party plan-index site. The other surfaced in a snippet whose surrounding text named a completely different builder, which is disqualifying on its own. Neither is published here.
One sentence that explains a great deal of confusion in this corridor: GL Homes reuses plan names across its portfolio. The "Carlyle" name, for example, also appears in GL Homes communities elsewhere in Florida. A plan name alone therefore does not identify a Stonecreek home, and a floor plan you find online under a familiar name may be a different community's version of it with different dimensions.
There is a better way to identify plans in a community like this, and it works without a catalog. Repeated exact living-area figures across different addresses are the fingerprint of a repeated floor plan. Our 52-row set shows this clearly:
Living area | Times it appears in the 52-row set | Streets it appears on |
|---|---|---|
3,022 sq ft | 5 | Amelia Way, Aurora Street, Crimson Avenue |
2,169 sq ft | 5 | Aspen Chase Drive, Kensington Circle |
4,113 sq ft | 4 | Aspen Chase Drive, Thistle Creek Court, Kensington Circle |
2,234 sq ft | 4 | Crimson Avenue, Aurora Street, Amelia Way |
3,072 sq ft | 3 | Caldera Circle |
3,359 sq ft | 3 | Aurora Street |
That is what a single-builder community looks like from the inside. Six repeated square-footage values account for 24 of the 52 homes, and several of them cluster on specific streets, which is consistent with GL Homes releasing particular plan families in particular phases. The 3,072 square foot plan appears three times and every occurrence is on Caldera Circle. The 2,169 square foot plan appears on Aspen Chase Drive and Kensington Circle, which sit in different plats.
If you are trying to work out what your own Stonecreek home's plan is called for marketing purposes, this is the practical route: match your air-conditioned square footage and bedroom-bath configuration against recent sales in the community, and you will usually find your twins. That is an analysis we run routinely on a listing appointment.
The MLS configurations across our 52-row set run from a two-bedroom-plus-den, two-bath plan at the compact end up through six-or-more bedroom, six-bath plans at the top. The most common configurations in the data are three-bedroom-plus-den arrangements with three baths and four-bedroom-plus-den arrangements with four baths.
Dens are pervasive here. A large majority of the rows carry a "plus den" designation, which is worth knowing for two reasons. First, a den changes how a home shows to a buyer who needs a home office. Second, the way dens are counted varies between the MLS field and the way a buyer counts rooms walking through, which is a routine source of confusion when comparing listings.
Garages observed across the research run from two-car to three-car. The confirmed "Canyon" plan carries a two-car garage. We did not find a source giving a garage-count breakdown across all 618 homes, so we do not publish one.
Lot sizes at Stonecreek are considerably smaller than the gross density figure suggests, which is normal for this product. One verified example from the Tax Collector's record is folio 74937500308 at 4306 Aurora Street, carrying a total-acres figure of 0.14. We do not publish a typical or average lot size, because we could not pull lot dimensions across the community.
On water views: the community footprint contains at least eight distinct mapped water-body segments, which is inferred from mapped geometry rather than read off a plat. Lake and water-view lots therefore exist in meaningful numbers, but we cannot tell you what share of the 618 lots carry a water view, and any page that gives you a precise percentage did not get it from a source we could find.
Buyers ask these constantly, and the honest answer for several of them is that our records research did not reach them:
The right instrument for every one of those is a home inspection plus a four-point inspection on the specific property, together with the Property Appraiser's record card for that parcel. That is not a dodge. It is the difference between a page that tells you what it verified and a page that fills gaps with plausible-sounding filler.
Effectively no. The county's PUD master list carries the Parklands entitlement as built out, GL Homes no longer lists Stonecreek among its active communities, and the builder's Stonecreek URL redirects away. Every one of the 618 lots is platted with a recorded lot number.
The caveat, and it is a real one: Clerk of Courts records show a new-construction-related instrument recorded on a Plat Two lot in July 2026. Late completions and individual lot activity happen in built-out communities. If you specifically want new construction in this corridor, the honest answer is that you are looking at other communities, several of which are compared elsewhere on this page.
Riverstone is a separate GL Homes community on separate land with a separate entitlement, a separate association, and its own separate clubhouse. It shares plan names with Stonecreek, which is exactly why the two get conflated in floor-plan research. A Riverstone floor plan sheet is not a Stonecreek floor plan sheet, a Riverstone comparable is not a Stonecreek comparable, and a Riverstone amenity is not a Stonecreek amenity. If you are reading a page that slides between the two, close it.
The Stonecreek clubhouse is a 13,676 square foot building on a 6.25-acre recreation site at 4250 Azalea Drive, and it contains something genuinely uncommon in Southwest Florida: a real air-conditioned indoor sports court, not a converted multi-purpose room. Both figures come from GL Homes directly, and an older resident packet's 13,000 square foot figure is the superseded number.
GL Homes' own lifestyle page for Stonecreek states 13,676 square feet of clubhouse on a 6.25-acre recreation site. That is the figure of record and the one we publish.
There is a conflict, and we would rather name it than hide it. A resident welcome packet published by the community's former management company, dated to roughly the 2016 to 2018 era, describes "13,000 square feet of clubhouse." The most likely explanation is that the older figure is a rounded or early-construction estimate that predates final build-out. We publish the developer's 13,676 and note the older 13,000 in this one clause rather than blending the two into a fuzzy range that misrepresents both.
For scale: a 13,676 square foot amenity building serving 618 homes works out to roughly 22 square feet of clubhouse per home. That is a substantial ratio for a community with no golf course, no equity membership, and no separate club dues structure.
Confirmed from GL Homes' own material:
The older resident packet adds detail consistent with that list, including a large-screen television and fireplace in the social hall and two large-screen televisions in the game room. Those details come from a dated document, so treat them as historically accurate rather than as a description of the room you will walk into this month.
An "indoor sports court" is a phrase that gets used loosely in community marketing, and it very often turns out to mean a large empty room with a television in it. At Stonecreek it does not.
Three pieces of evidence, taken together, establish that this is a genuine court:
That third item is the kind of detail that only shows up when you read the actual house rules instead of the amenity bullet list, and it is the single most convincing piece of evidence in the set.
Air conditioning is the whole point. Southwest Florida summers make outdoor court sports genuinely unpleasant from roughly late morning through late afternoon for a large part of the year, and afternoon thunderstorms shut outdoor play down on short notice through the wet season. Most gated communities in this market answer that with shade structures and lighting for evening play, not with a conditioned indoor court, because an indoor court is expensive square footage that serves fewer people per square foot than a pool deck.
Stonecreek has one. So does the adjacent GL Homes community of Riverstone, in its own separate clubhouse, which is worth stating precisely because of the confusion risk. These are two different buildings with two different courts serving two different associations. Riverstone's indoor court is not shared with Stonecreek, Stonecreek residents do not have access to it, and the two communities' amenity campuses are entirely separate. It appears to be a GL Homes design pattern in this corridor and this era rather than a shared facility, and we label that as an inference rather than as a statement of builder strategy.
The clubhouse and the community association manager's office are both at 4250 Azalea Drive, Naples, FL 34119, confirmed by the Association's own state registry filing and by the Association's own website. Azalea Drive runs through the middle of the community footprint and spans both plats, which puts the amenity campus roughly central rather than tucked into a corner near the gate.
Practically, that means walkability from a given home depends heavily on which street you are on. A home on Azalea Drive itself or on one of the shorter courts near the center is an easy walk. A home at the far northern end of Kensington Circle or the far southern end of the community is a longer one. The community does have trails and sidewalk connectivity, so the walk is a real option rather than a theoretical one, but we are not going to tell you every home is a short stroll from the clubhouse, because that depends on your street.
GL Homes' own material confirms a full-time social and lifestyle director who organizes clubs, activities, and events year round, and who also organizes players and tournaments on the racket sports side. The role is confirmed as current in the developer's own description of the community.
What we could not source is the specific programming: no current calendar of named clubs, no class titles, no league names, and no days and times. The Association's own site carries an events and activities page, but the content behind it is a dynamic sign-up widget rather than a published list, and the document library that would hold a posted calendar sits behind a resident login.
We also do not publish the name of any individual lifestyle director. A name appears in the older resident packet from the prior management era, and it is almost certainly out of date given that the management company itself has since changed.
The access structure below comes from the dated resident packet, so treat it as historically accurate in structure and unconfirmed in its current specifics. It is included because the structure of amenity access is a question buyers ask constantly and because the shape of it rarely changes even when the details do:
We are not publishing current dollar amounts for credential replacement, room rental, or any other amenity fee, because every figure we located comes from a dated document under a prior management company. Amenity access itself is bundled into the quarterly assessment rather than billed as a separate recurring amenity fee, which was true in the documented era and is the structure the Association describes today. For current amounts, ICON Management at 239-351-1820 or the community association manager at 239-256-3860 is the answer.
Stated plainly, because a page that only lists what it found is not telling you the whole truth:
Stonecreek's outdoor amenity campus carries five lighted Har-Tru tennis courts, four pickleball courts, a beach volleyball court, and a full basketball court, alongside a resort-style pool with cabanas, a separate lap pool, a whirlpool spa, and a children's splash park. Every one of those is confirmed by GL Homes directly on the developer's own lifestyle material.
Facility | Count | Detail |
|---|---|---|
Tennis courts | 5 | Har-Tru clay surface, lighted, with seating under shade pavilions |
Pickleball courts | 4 | Lighting status not separately confirmed |
Beach volleyball | 1 | Described by the developer as beach volleyball; the older resident packet calls it simply a volleyball court |
Basketball, outdoor | 1 | Full court |
Basketball, indoor | 1 | Inside the clubhouse, air conditioned, described in the clubhouse section above |
Two details in that table are worth expanding.
Har-Tru matters. Har-Tru is a clay-type surface rather than hard court. It plays slower, it is easier on knees, ankles, and hips than concrete, and it requires ongoing maintenance including brushing, rolling, watering, and periodic resurfacing. That maintenance obligation is part of what an association's landscaping and facilities budget carries in a community with five of them. If you are a serious tennis player, clay versus hard court is often the single most important amenity question about a community, and Stonecreek's answer is clay.
Five lighted tennis courts plus four pickleball courts is a substantial racket program for a 618-home community with no golf course. It works out to one racket court for every 69 homes. Communities that pair a smaller court count with a larger home count generate the court-reservation friction that residents complain about most.
Court and complex reservations, including tennis, pickleball, and the indoor sports facility, were handled through the association website in the documented era, and the Association continues to run resident-facing scheduling through its own site and portal.
Stonecreek's water amenities, all confirmed by GL Homes:
The separate lap pool is the detail that matters most and that a surprising number of community descriptions get wrong by folding it into "the pool." A resort pool with a swim lane painted on the bottom is not a lap pool. A dedicated, separate lap and exercise pool means somebody swimming laps at seven in the morning and somebody floating with a drink at two in the afternoon are not competing for the same water. In a community with an active fitness program, that separation is worth real money in daily quality of life.
What we could not source, and will not invent: the lap pool's lane count, and whether any of the pools or the spa are heated. Both are among the most-asked questions about any Naples community pool, and neither appears in any source we could verify. Heating in particular matters in January and February in Southwest Florida, and we would rather tell you to ask the Association than guess for you.
The clubhouse fitness center is described by the developer as fully equipped with cardio and strength equipment, and it has its own separate side entrance to the building, which is a small design decision with a real benefit: you can get in for a workout at six in the morning without walking through the social side of the clubhouse.
The multi-purpose room carries the group program, described across sources as hosting yoga, group exercise classes, and arts and crafts. That dual use is normal and is worth knowing if you are picturing a dedicated studio.
We could not source specific equipment brands or counts, a current group fitness class schedule with days and times, or the existence of any dedicated spa or massage treatment room. To be precise about a common misreading: the "spa" confirmed at Stonecreek is the whirlpool spa on the pool deck, not a treatment spa with services.
On the perennial question: we could not source the existence of a dedicated dog park at Stonecreek. No official source confirms one and no official source denies one. We do not publish either claim. If a dog park is a requirement for you, that is a question for the community association manager at 239-256-3860 before you write an offer, not a detail to assume from a bullet list on any website including this one.
Here is the frame that actually answers "are the fees worth it," without publishing a fee we cannot verify.
What the quarterly assessment carries at Stonecreek, per the Association's documented inclusions, is a wider bundle than most buyers assume. It covers common area maintenance including roadways and streetlights, lake and wetland management, gated entry operations, the full amenity campus and its programming, property management, architectural review administration, and, unusually, maintenance on individual home lots including mowing, irrigation, fertilization, and sod rather than only common areas. That last item is covered in detail in the maintenance section of this page and it changes the arithmetic substantially, because a homeowner paying separately for lawn service, irrigation service, and fertilization in a Naples community is spending real money every month on things the assessment here absorbs.
Set that against the amenity inventory documented above: a 13,676 square foot clubhouse with a conditioned indoor court, five clay tennis courts, four pickleball courts, three separate bodies of water plus a splash park, a fitness center, a full-time lifestyle director, and a manned gate. There is no separate club membership, no golf equity, no food and beverage minimum, and no second association billing you.
That is the honest comparison to run, and it is one you can only run properly with the actual current assessment figure in hand. We will pull it for a specific home you are considering. That call is (239) 898-6072, and it is the same conversation that starts every buyer engagement we take in this community.
Because the amenity section is where community pages go to make things up. It is easy copy to write and almost nobody checks it, which is exactly why we labeled every item above as developer-confirmed, dated-document, or not sourced at all. A buyer who chooses a community because of a dog park that does not exist, or who budgets around a heated lap pool nobody confirmed, has been failed by a page that was trying to sound complete.
The team behind this page has been recognized as Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar have personally closed over $900 million in Southwest Florida real estate. That record was not built by writing the prettiest amenity list. It was built by being the people whose facts hold up when a buyer walks the property and when an appraiser, an inspector, and a lender all go looking for the same details from three different directions.
Stonecreek's Property Owners Association does not publish its current assessment publicly, and every dollar figure circulating online for it is either county-wide, out of date, or untraceable. We publish the fees we verified from recorded and current association documents, and we send you to ICON Management for the live number.
That is an unusual thing for a real estate page to say out loud. Most Stonecreek pages you will find carry a confident monthly HOA number in a specification box near the top, formatted like a fact. We pulled the Stonecreek documents that are actually public, we pulled three real 2025 Collier County tax bills, and we went looking for the source of every fee figure we could find. The recurring assessment is not among the things we could verify. The resident financial portal that carries it, hosted on the CINC platform at icon.cincwebaxis.com/stonecreek, is login-gated to homeowners, and so is the association's document library at stonecreekatnaplespoa.frontsteps.com. Neither opens to the public, and we will not repeat a number we cannot trace to a document.
What follows is everything about the cost of owning in Stonecreek that we could verify, plus a clear map of exactly which questions require a phone call and exactly whom to call. If you want the current assessment before you write an offer, call us at (239) 898-6072 and we will pull a live estoppel certificate on the specific address you are considering, which is the only document that states the number with legal force behind it.
Every Naples community page talks about the HOA fee as if it were the whole carrying cost. It is one of four buckets, and in Stonecreek's case it is not the largest one. Here is the honest structure, with our evidence label on each line.
Cost bucket | Stonecreek status | Evidence |
|---|---|---|
POA assessment | Billed quarterly. Current dollar amount not published publicly. | Billing frequency verified from the prior manager's 2018 New Resident Welcome Packet. Current amount not sourced. |
Property taxes | 2025 total millage 9.5058, millage code 122, plus one non ad valorem line of $261.91 for garbage | Verified from three real 2025 Collier County Tax Collector bills |
CDD assessment | None. Zero. No line on any bill. | Verified three independent ways, see the next section |
Insurance | Wind or homeowners plus flood, and flood is effectively mandatory community-wide | Flood status verified from 179 FEMA point queries, see the flood sections below |
The single most important line in that table is the third one. In the North Naples corridor along Immokalee Road, a large share of comparable gated communities carry a Community Development District bond that shows up as a separate non ad valorem assessment on the annual tax bill, often running well into four figures a year for decades. Stonecreek does not have one. We verified that three separate ways, and the next section walks through each proof with the ordinance number attached.
The most recent public document that itemizes what the quarterly assessment buys is the New Resident Welcome Packet issued during the GRS Management era. That packet is dated to 2018 dues information, so we label it exactly that way: 2018 vintage, from the prior management company, sourced from a document GRS itself published. We are not presenting it as the 2026 fee schedule. We are presenting it as the last publicly published statement of what the dues cover, and the scope of inclusions has been corroborated independently by the recorded Rules and Regulations, which is a Clerk-stamped county land record.
The inclusions, as that packet states them:
Two of those lines deserve more attention than they usually get.
"Home landscape maintenance" means your lawn, not just the medians. This is the single highest-value fee fact on the entire page, and it is corroborated by primary recorded document language rather than by a marketing brochure. The Fourth Amended and Restated Rules and Regulations, recorded in Collier County at Official Records Book 5708, Page 398, instrument 5805659, contains a clause written as an exception: if an owner installs a fence that blocks Association crew access to part of the lot, "the Owner of such Lot shall assume the full responsibility for the maintenance and care of the lawn and landscaping located within that portion of the Lot which is inaccessible to the Association." The clause then enumerates what that maintenance means: "cutting of the grass, maintaining of the irrigation system, fertilization, spraying, mulching, edging and replacement of sod." The clause closes by stating there is no reduction in assessments for the owner who takes it over.
Read that the way a title attorney reads it. A carve-out only exists because a default exists. The default condition at Stonecreek is that the Association mows, irrigates, fertilizes, sprays, mulches, edges and replaces sod on individual home lots, and an owner only inherits those tasks by their own fence choice, with no dues credit for the trouble. That is verified from the recorded document, not inferred from marketing.
"Security alarm monitoring for the home" is genuinely unusual as a dues inclusion. Most Florida POAs stop at the gate. Stonecreek's 2018 inclusions list carries home alarm monitoring inside the assessment. We flag the vintage honestly: that was the 2018 statement, contracts change, and a 2026 buyer should confirm the current monitoring arrangement with ICON Management before assuming it. But it is on the record, and it matters when you are comparing fee levels between communities, because a community that includes lawn service and alarm monitoring is not selling the same product as a community whose fee covers a gate and a pool deck.
Verified from that same 2018 packet, and unchanged in structure as far as any public document shows:
The quarterly billing point matters more than it sounds. When a buyer sees a monthly figure quoted for Stonecreek on a third-party site, that figure has almost always been derived by dividing something by three, and the something is frequently wrong. Ask for the quarterly number and the billing calendar, in writing, on the estoppel.
These come from current association documents obtained through the community's own public, no-login document folder, and from the recorded Rules and Regulations. Each is a real, current, citable figure.
Fee | Amount | Trigger | Source |
|---|---|---|---|
Lease application processing fee | $100.00, payable to ICON Management | Every lease, submitted with the application packet | Current Lease Application packet, verified |
Tenant administrative transfer fee | $100.00, payable to ICON Management | Tenant registration at lease start | Current Lease Application packet, verified |
Architectural review processing fee | $100.00, non-refundable | Every ACC application | ACC Application Full Packet, Board approved, updated January 2026, verified |
Architectural security deposit, major work | $5,000.00 | Roof alterations including solar panels, pools, spas, cages | ACC Application Full Packet, verified |
Architectural security deposit, minor work | $1,000.00 | Fence installations, permanent generators, driveway alterations | ACC Application Full Packet, verified |
Architectural security deposit, other projects | $0.00 | Any project not in the two categories above | ACC Application Full Packet, verified |
Pool re-inspection fee | $150.00, deducted from the deposit | Only if an additional inspection is required on a pool project | ACC Application Full Packet, verified |
Social hall plus catering kitchen rental | $300.00 use fee for up to four hours, plus a $350.00 security deposit, 40 guest maximum | Private resident event | Recorded rules and current amenity documents, verified |
Picnic pavilion rental | $100.00 use fee for one to four hours, plus a $250.00 security deposit, 30 guest maximum | Private resident event | Recorded rules and current amenity documents, verified |
Additional gate barcodes, key fobs, ID badges | $25.00 each beyond the complimentary allotment | Replacement or extra credentials | 2018 packet, 2018 vintage flagged |
Estoppel certificate preparation | Statutorily capped at $299.00 | Every resale closing | Florida Statutes section 720.30851, statutory cap, not a Stonecreek-set figure |
One discrepancy worth flagging rather than hiding: the 2018 packet lists a $50.00 design review modification fee. The current ACC packet, Board approved and updated January 2026, lists $100.00. The current figure supersedes the older one. We publish both only so that a reader who finds the older number elsewhere knows why it disagrees.
This is the part most pages skip. These are real buyer questions from our own question research, and for each one the honest answer is that the figure is not published. Naming the gap is more useful than filling it with a guess.
Question | Status | Where the real answer lives |
|---|---|---|
What is the current quarterly assessment? | Not published publicly | ICON Management, or a live estoppel certificate on the specific address |
Is there a one-time capital contribution due at closing? | Not published publicly. The only "transfer" dollar figure we found is the $100 tenant leasing fee, which is a different fee for a different event and must not be conflated with a buyer capital contribution. | The estoppel certificate, which Florida law requires to disclose whether a capital contribution, resale fee or transfer fee is due and in what amount |
Are reserves fully funded, and what is the reserve balance? | Not published publicly | The Association's current budget and financial statements, requested through ICON Management |
Has there been a special assessment, and is one pending? | Not published publicly | The estoppel certificate is required to disclose pending special assessments, and board meeting minutes carry the history |
What is the current master POA budget? | Not published publicly | ICON Management |
Is there a separate amenity assessment on top of the base fee? | No separate amenity assessment appears in any public Stonecreek document we obtained. The 2018 inclusions list carries "Stonecreek amenities and facilities" inside the dues. We do not assert an absolute denial without the current budget. | ICON Management or the current budget |
Do different product types pay different assessments? | Not published, and not ruled out. The 2018 packet describes a single "Neighborhood Dues" structure with no stated split. | ICON Management |
The right contacts, both of them, because two legitimate numbers exist and picking one silently would be sloppy:
If you are under contract or close to it, the clubhouse CAM line is the faster route. If you are shopping and want the fee schedule, either works.
This is general Florida law rather than a Stonecreek-specific published policy, and we label it that way. A Chapter 720 property owners association in Florida has statutory authority to charge interest and administrative late fees on delinquent assessments, to record a claim of lien against the parcel, and ultimately to foreclose that lien, subject to the statutory notice requirements. Stonecreek's own recorded documents authorize an aggressive enforcement posture more generally: the recorded Declaration states that fines "may be levied on a daily basis in the event of a continuing violation without the necessity of a new hearing and without any limitation on the amount of such fine," and expressly contemplates that fines "may exceed One Thousand and No/100 ($1,000.00) Dollars." We did not find a printed tiered fine schedule in the documents we obtained, so we do not publish one.
The practical takeaway for a buyer is simple. Get current on the account before closing, confirm the ledger on the estoppel, and do not treat a Stonecreek assessment as a soft obligation.
We will not answer that as an opinion dressed up as a fact, because we do not have the current fee to divide into anything. What we can do is state precisely what a Stonecreek assessment buys that many comparable Naples fees do not, so you can run the arithmetic yourself the moment ICON gives you the number:
Set against that, there is no golf course and no equity membership, which cuts both ways depending on what you want. A Stonecreek buyer is not paying for a course they do not use, and a Stonecreek buyer who wants golf will be joining somewhere else and paying for it separately.
We have sold in this corridor long enough to know how quickly a fee comparison goes wrong when one community includes lawn service and the other does not. Top 1% Real Estate Agents Nationally Since 2008 is not a line we put on this page for decoration. It is why we do the fee comparison at the line-item level rather than at the headline number, and it is why the honest answer here is a phone call rather than a number we made up.
Stonecreek carries no Community Development District assessment, and the district that once covered this land was formally dissolved. The Parklands Collier Community Development District was dissolved on February 2, 2015 by Collier County Ordinance 2015-04. We verified the absence three independent ways, including three real 2025 tax bills.
In the Immokalee Road corridor this is a headline, not a footnote. A CDD bond is real money on a real bill, it runs for decades, and it does not go away when you refinance or when the developer leaves. A buyer comparing Stonecreek against a nearby community with an active CDD is comparing two different total carrying costs even when the HOA fees look similar. So we did not settle for a marketing claim of "no CDD." We went and proved it.
We pulled the full 2025 Collier County Tax Collector bill for three real Stonecreek parcels, deliberately chosen to span both recorded plats so that a district covering only half the community could not hide from us:
Folio | Situs | Plat | Non ad valorem lines on the 2025 bill |
|---|---|---|---|
74937500308 | 4306 Aurora Street | Stonecreek Plat Two | District 1 Garbage, $261.91. Nothing else. |
66035003605 | 4173 Amelia Way | Parklands Plat One | District 1 Garbage, $261.91. Nothing else. |
66035003582 | 4169 Amelia Way | Parklands Plat One | District 1 Garbage, $261.91. Nothing else. |
Across all three bills, spanning both plats, the Non Ad Valorem Assessments block contains exactly one line, and that line is county garbage collection at $261.91. There is no community development district line. There is no special assessment district line. There is no debt service line. All three parcels also carry the identical millage code 122, which is the plain North Naples unincorporated combination with no district add-on. Verified, from the Tax Collector's own bill detail pages.
That is the strongest possible form of this proof, because a CDD assessment cannot be invisible. Chapter 190 districts collect through the uniform method on the county tax bill. If Stonecreek had a district, it would be printed on these bills. It is not.
The Collier County Supervisor of Elections publishes an Independent District Offices list, which enumerates every Community Development District and stewardship district in Collier County that has elected board seats. As of our research pass it named nineteen districts:
Stonecreek does not appear on that list, under any spelling. Neither does Parklands. The source is colliervotes.gov, which is the county's own election authority rather than a real estate aggregator. Verified.
Notice something about that list, incidentally. Heritage Bay is on it. Talis Park is on it. Winding Cypress is on it. These are exactly the communities a Stonecreek buyer cross-shops. The absence of Stonecreek from a list that includes its own comparison set is the finding, not a technicality.
This is the part no competitor page has. There was a district here, and it was formally dissolved.
From the Florida Official List of Special Districts, All Dissolved Special Districts report, maintained by the state's Special District Accountability Program:
Field | Value |
|---|---|
District name | Parklands Collier Community Development District |
Type | Independent |
County | Collier |
Dissolution document | Ordinance 2015-04 |
Date dissolved | February 2, 2015 |
Verified against the state list at specialdistrictreports.floridajobs.org.
Now put that date next to another one. The Stonecreek Declaration of Covenants was recorded in Collier County at Official Records Book 5132, Page 3110, instrument 5099230, on March 25, 2015, by Parklands Associates I LLLP. The district was dissolved roughly seven weeks before the community's governing declaration hit the public record.
That sequencing is the whole explanation. Stonecreek was not a CDD community that paid off its bonds. Stonecreek was platted and declared into a landscape where the predecessor district had already been wound up, which is why no CDD assessment has ever appeared on a Stonecreek tax bill for any owner in the community's history. The land carried a district in an earlier development era under the Parklands entitlement, that era ended, the district was dissolved by ordinance, and GL Homes built into the clean slate.
If you search the state district list yourself, you will hit two active districts whose names look alarming:
Both are in Lee County, both are administered through the City of Bonita Springs, and both serve the Palmira Golf and Country Club development. Neither has anything whatsoever to do with Stonecreek, which sits in Collier County in Section 9, Township 48 South, Range 26 East. Verified. We flag this because a reader doing their own homework will find those two names and reasonably conclude that Stonecreek carries a district. It does not. The name "Parklands" appears in both places for historical developer reasons, and the geography is decisive: different county, different city, different development.
We are not going to invent a dollar comparison, because doing that properly requires pulling the active bond schedule for a specific comparison community and we did not do that in this pass. What we will say is structural and verifiable:
For a Stonecreek buyer, the practical effect is that your annual property tax bill is the ad valorem calculation plus $261.91 of garbage, and nothing else. The next section shows exactly what that looks like on a real bill.
We prefer publishing the method alongside the finding, because a reader who can reproduce our work does not have to trust us:
74937500308.That is the entire chain, and every step of it runs on a government website with no login.
Stonecreek parcels carry Collier County millage code 122 at a total 2025 millage rate of 9.5058, spread across ten taxing authorities. We verified this on three real 2025 tax bills across both plats. On folio 74937500308, an assessed value of $749,816 produced $6,754.74 in ad valorem tax and a total bill of $7,016.65.
Most community pages handle property taxes with a sentence about Florida having no state income tax and a vague gesture at "roughly 1.1 percent." We are going to publish an actual itemized bill, line by line, from a real Stonecreek address, because the composition of the bill is where the useful information lives.
This parcel is Stonecreek Plat Two, Lot 288, which is the very first lot of the second plat. It sits in Section 9, Township 48 South, Range 26 East, zoned RPUD inside the Parklands PUD. The 2025 assessed value was $749,816, with a homestead exemption in place. Every figure below was read directly from the Collier County Tax Collector's bill detail page. Verified.
Taxing authority | Millage | Assessed | Exemption | Taxable | Tax |
|---|---|---|---|---|---|
General Fund | 3.0107 | $749,816.00 | $50,722.00 | $699,094.00 | $2,104.76 |
Water Management Fund South Florida | 0.0948 | $749,816.00 | $50,722.00 | $699,094.00 | $66.27 |
Big Cypress Basin | 0.0978 | $749,816.00 | $50,722.00 | $699,094.00 | $68.37 |
School Board State Law | 2.0010 | $749,816.00 | $25,000.00 | $724,816.00 | $1,450.36 |
School Board Local Board | 2.2480 | $749,816.00 | $25,000.00 | $724,816.00 | $1,629.39 |
Collier Mosquito Control | 0.1349 | $749,816.00 | $50,722.00 | $699,094.00 | $94.31 |
North Collier Fire Control and Rescue | 1.0000 | $749,816.00 | $50,722.00 | $699,094.00 | $699.09 |
Unincorporated General MSTD | 0.6844 | $749,816.00 | $50,722.00 | $699,094.00 | $478.46 |
Collier County Water Pollution Control Program | 0.0246 | $749,816.00 | $50,722.00 | $699,094.00 | $17.20 |
Conservation Collier | 0.2096 | $749,816.00 | $50,722.00 | $699,094.00 | $146.53 |
Total ad valorem | 9.5058 | n/a | n/a | n/a | $6,754.74 |
Non ad valorem, District 1 Garbage | Varies | n/a | n/a | n/a | $261.91 |
Total 2025 tax | n/a | n/a | n/a | n/a | $7,016.65 |
The bill was paid in full on November 25, 2025 for $6,735.98 after Florida's early payment discount, under receipt TAX HSP 1-26-00319495. Verified.
A single bill can hide as much as it shows, so here is a second real Stonecreek parcel at a materially higher assessed value, folio 66035003605 at 4173 Amelia Way, which is Parklands Plat One, Lot 132. Same ten taxing authorities, same millage code 122, same total rate of 9.5058. Verified.
Line | Amount |
|---|---|
Assessed value 2025 | $1,044,616 |
Taxable value, general authorities | $993,894 |
Taxable value, school authorities | $1,019,616 |
Total ad valorem at 9.5058 mills | $9,557.05 |
Non ad valorem, District 1 Garbage | $261.91 |
Total 2025 tax | $9,818.96 |
Selected verified line items on that bill: School Board State Law $2,040.25, School Board Local Board $2,292.10, Collier Mosquito Control $134.08, North Collier Fire Control and Rescue $993.89, Unincorporated General MSTD $680.22, Collier County Water Pollution Control Program $24.45, Conservation Collier $208.32. Paid in full November 26, 2025 for $9,426.20.
We pulled a third parcel as well, folio 66035003582 at 4169 Amelia Way, and we are deliberately not using it as a tax example. That account showed $0.00 in ad valorem tax for 2025 because of exemptions specific to that owner, and presenting it as typical would be misleading. We used it only as the third independent confirmation that the sole non ad valorem line at Stonecreek is garbage collection.
Read that itemization again and a few things jump out that matter to a buyer.
Schools are the largest block. School Board State Law plus School Board Local Board totals 4.2490 mills, which is roughly 45 percent of the total rate, more than the county General Fund. That is normal for Collier County and it is worth knowing when you are comparing Naples to a state where school funding runs differently.
North Collier Fire Control and Rescue takes a full 1.0000 mill. Stonecreek sits in the North Collier Fire Control and Rescue District rather than Greater Naples Fire Rescue, which the bill itself confirms by naming the authority directly. This is not an inference from a service map. It is printed on all three bills we pulled.
Big Cypress Basin and the South Florida Water Management District both appear, at small rates. Together they run 0.1926 mills. Those two lines are the regional water management apparatus, and they are relevant background for the flood sections below, because the same regional system that shows up on your tax bill is part of what governs stormwater in a community mapped predominantly as Zone AH.
Conservation Collier is on the bill at 0.2096 mills. That is the county's voter-approved land conservation program.
There is no CDD line, no MSTU beyond the standard unincorporated general MSTD, and no special district add-on. Millage code 122 is the plain North Naples unincorporated combination. Verified on all three parcels.
These come up in nearly every Stonecreek buyer conversation, and they are general Florida law rather than Stonecreek-specific policy, so we label them that way.
Florida's homestead exemption applies to a property that is your permanent Florida residence as of January 1. It removes a portion of assessed value from taxation, and you can see the mechanics operating in the worked bill above: the general authorities applied a $50,722 exemption, while the school authorities applied only $25,000, because the additional homestead exemption above the first $25,000 does not apply to school district levies. That is why the taxable value column shows two different numbers on the same bill.
Save Our Homes is the constitutional cap that limits annual increases in the assessed value of homesteaded property to the lesser of three percent or the change in the Consumer Price Index. It does not cap the tax, it caps the assessment growth, and it resets when the property changes hands. This is the single most important tax mechanic for a buyer moving from one Florida home to another, because portability rules can carry a portion of an accumulated Save Our Homes benefit to a new homestead.
Non-homesteaded property, including second homes and investment property, is subject to a separate ten percent cap on assessed value increases for non-school levies, and no cap for school levies.
⚠️ Two honest caveats. First, we are real estate professionals, not tax advisers, and homestead eligibility, portability arithmetic and any capital gains question belong with a Florida CPA or tax attorney. Second, the exemptions and caps above are state-level rules that we are describing generally; the Collier County Property Appraiser administers them and is the authority for any specific parcel.
Here is the piece that catches out-of-state buyers most often, and it is not really about Stonecreek at all. It is about how Florida reassesses.
The tax bill you see on a listing is the seller's bill. It reflects the seller's assessed value, which may have been capped by Save Our Homes for years, and the seller's exemptions, which may include homestead, senior exemptions, or veteran exemptions that do not transfer to you. After a sale, the property is reassessed at just value as of the following January 1, and if you are not homesteading it, none of the seller's cap benefit carries over.
The practical consequence at Stonecreek's price points is significant. Look at the two verified bills above. The 4306 Aurora Street parcel was assessed at $749,816 in 2025. The current median closed price in Stonecreek over the trailing twelve months, from our own Southwest Florida MLS (Matrix) pull, was $1,200,000. A parcel that has been homesteaded and capped for several years can be assessed well below what it would sell for today, and the buyer's first full tax year looks nothing like the seller's last one.
The arithmetic you can do yourself, using only verified figures: at the 2025 millage of 9.5058, every $100,000 of taxable value produces roughly $950.58 in ad valorem tax. Multiply and add $261.91 for garbage. That is a defensible back-of-envelope for a Stonecreek home, and it is honest about being an estimate rather than a quote, because your actual bill depends on the assessed value the Property Appraiser sets, your exemption status, and whatever millage the taxing authorities adopt for that year.
If you want us to run the real numbers on a specific Stonecreek address, including what the reassessment is likely to look like in your first full year of ownership, call (239) 898-6072. We do this on every Stonecreek deal we write, because a buyer who budgets from the seller's bill gets an unwelcome surprise in November.
The Collier County Property Appraiser's site served a verification interstitial during our research pass and we did not attempt to bypass it. That means the parcel-level year built and living area fields, which live on the Appraiser's record detail page, are not sourced here, and we do not cite a URL from that host that we did not actually retrieve. Everything on this page's tax section came instead from the Collier County Tax Collector's bill detail pages, the Clerk of Courts official records, and Collier County's own ArcGIS layers. We would rather tell you which door was closed than pretend we walked through it.
If you have searched for Stonecreek's HOA fee, you have probably seen $538 a month. That number is not Stonecreek's assessment. It is the median monthly HOA fee for all of Collier County, drawn from U.S. Census American Community Survey data and mis-attributed to Stonecreek by search summary tools. We traced it to its source, and here is the trace.
The figure originates on a directory page maintained by a community payments software company, which publishes a boilerplate listing for essentially every Florida homeowners association. That page carries an FAQ block, and the FAQ block reads, in the page's own words, that "the median monthly HOA fee in Collier County is $538," with "the typical range" running "$395 to $861 per month, based on 40,252 units paying fees" from the 2023 American Community Survey.
Read that carefully. Forty thousand two hundred fifty-two units. Stonecreek has 618 homes, a figure we verified parcel by parcel from Collier County's own lot records. The $538 figure is a county-wide statistic covering roughly sixty-five times as many units as Stonecreek contains. It describes Collier County. It does not describe Stonecreek.
The rest of that directory page's Stonecreek-specific content is generic Florida Statutes section 720.30851 disclosure boilerplate, the same nineteen-item disclosure list and reserve-study language the site publishes for every association in the state. There is no Stonecreek budget on it. There is no Stonecreek ledger on it. There is no Stonecreek estoppel on it.
The mechanism is worth understanding because it will happen again with other communities and other numbers.
Nothing in that chain involves anyone lying. It involves a qualifier getting lost. But the result is that a buyer budgets from a number that was never about their community.
For completeness, our research also surfaced two additional monthly-equivalent assessment figures inside search-engine summaries, one loosely attributed to 2016 and one loosely attributed to 2022. Neither could be traced to a specific, citable, live document. Neither came with a source we could open and read. We are not reproducing either number here, because repeating an untraceable figure is exactly how the $538 problem started in the first place, and a page that debunks one unsourced number while publishing two others has not actually improved anything.
The status of every assessment figure we encountered, stated without repeating the untraceable ones:
Figure in circulation | Our finding |
|---|---|
$538 per month, presented as current | County-wide Collier median from Census data, not Stonecreek. Traced to source. Do not use. |
A monthly figure loosely attributed to 2016 | Could not be traced to any primary document or live URL. Unsourced. We do not republish it. |
A quarterly figure loosely attributed to 2022 | Could not be traced to any primary document or live URL. Unsourced. We do not republish it. |
The current 2026 quarterly assessment | Not published publicly. Available from ICON Management or on an estoppel certificate. |
None of the circulating figures is a Stonecreek fee schedule, and none of them will survive contact with an estoppel certificate. That last row is the only honest answer, and it is the one we act on.
A wrong fee number is not a rounding error in a Naples purchase decision. Consider what a buyer does with it.
It distorts the qualification math. Lenders count HOA dues in the debt-to-income calculation. A buyer who budgets from a wrong assessment can be told at underwriting that the ratio no longer works, at the least convenient possible moment.
It distorts the community comparison. A Stonecreek buyer is almost always also looking at Riverstone, at Bent Creek Preserve, at Esplanade by the Islands, at Terreno, or at one of the Valencia communities. If the Stonecreek number in the comparison spreadsheet is a county median and the others are real quoted fees, the entire comparison is corrupted and the buyer does not know it.
It obscures what the fee actually buys. As the first section of this page documented from the recorded rules, Stonecreek's assessment covers mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on individual home lots. A fee comparison that ignores that inclusion is comparing two unlike things even when both numbers are accurate.
It hides the CDD advantage. The comparison that actually matters in this corridor is assessment plus district assessment. Stonecreek's district assessment is zero, verified on three real tax bills. A community with a similar HOA fee and an active CDD is not the same total cost, and arguing about a fabricated HOA number distracts from the line that genuinely differs.
Correcting a widely repeated number is not a marketing flourish. It is the same discipline that produced the 179-point FEMA query in the next section, the ordinance number in the CDD section, and the itemized tax bill above. As Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar would rather tell you that a number is unpublished than hand you a confident figure that falls apart at underwriting.
Stonecreek sits almost entirely inside a FEMA Special Flood Hazard Area. We ran 179 point queries against the live FEMA National Flood Hazard Layer across all fourteen interior streets. Zone AH returned on 144 points, Zone AE on 29, an AE/AH boundary on 5, and Zone X on exactly one point, on Nova Lane. That is 99.4 percent inside an SFHA.
Any Stonecreek page telling you the community is Zone X with no flood insurance required is wrong, and we can show you the query that proves it.
We are publishing the method before the result, because the method is what makes the result trustworthy.
The query endpoint, for anyone who wants to reproduce it:
https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28/query?geometry=<lon>,<lat>&geometryType=esriGeometryPoint&inSR=4326&outFields=FLD_ZONE,ZONE_SUBTY,STATIC_BFE,DEPTH,SFHA_TF&returnGeometry=false&f=jsonThat is a public FEMA service with no key and no login. Every claim in this section is reproducible by anyone with a browser.
Outcome | Points | Share | SFHA? |
|---|---|---|---|
Zone AH | 144 | 80.4% | Yes |
Zone AE | 29 | 16.2% | Yes |
AE/AH boundary condition | 5 | 2.8% | Yes, either way |
Zone X | 1 | 0.6% | No |
Total | 179 | 100% | 99.4% inside an SFHA |
Four distinct outcomes inside one gate: AE, AH, a boundary condition between them, and a single isolated Zone X point. Verified from the live NFHL.
This is the table no other Stonecreek page has. Nine of the fourteen streets contain more than one flood zone along their own length, which means the zone on your specific lot is not something you can infer from your street name.
Street | Points | Zones found | AH | AE | Boundary | X | Internally split? |
|---|---|---|---|---|---|---|---|
Amelia Way | 15 | AE, AE/AH boundary, AH | 11 | 3 | 1 | 0 | Yes, 3 outcomes |
Aspen Chase Drive | 15 | AE, AH | 11 | 4 | 0 | 0 | Yes |
Aurora Street | 15 | AH only | 15 | 0 | 0 | 0 | No |
Avalon Court | 7 | AH only | 7 | 0 | 0 | 0 | No |
Azalea Drive | 20 | AE, AH | 13 | 7 | 0 | 0 | Yes |
Caldera Circle | 15 | AE, AH | 9 | 6 | 0 | 0 | Yes |
Crescent Court | 9 | AE, AE/AH boundary, AH | 4 | 4 | 1 | 0 | Yes, 3 outcomes |
Crimson Avenue | 13 | AH only | 13 | 0 | 0 | 0 | No |
Kensington Circle | 15 | AE, AH | 14 | 1 | 0 | 0 | Yes |
Luminary Avenue | 13 | AH only | 13 | 0 | 0 | 0 | No |
Nova Lane | 15 | AH, X | 14 | 0 | 0 | 1 | Yes |
Siderno Court | 13 | AE, AE/AH boundary, AH | 7 | 3 | 3 | 0 | Yes, 3 outcomes |
Thistle Creek Court | 7 | AH only | 7 | 0 | 0 | 0 | No |
Zelkova Court | 7 | AE, AH | 6 | 1 | 0 | 0 | Yes |
Total | 179 | n/a | 144 | 29 | 5 | 1 | 9 of 14 split |
The fourteen streets are the complete verified interior inventory: Amelia Way, Aspen Chase Drive, Aurora Street, Avalon Court, Azalea Drive, Caldera Circle, Crescent Court, Crimson Avenue, Kensington Circle, Luminary Avenue, Nova Lane, Siderno Court, Thistle Creek Court and Zelkova Court. Logan Boulevard North is the boundary and access road carrying the gate, not an interior street, and we do not count it in the fourteen.
There is exactly one point in 179 that returned Zone X, with the SFHA flag set to false. It sits on Nova Lane, near the interior cul-de-sac, at approximately 26.305445 north, 81.721025 west.
We want to be extremely precise about what that does and does not mean.
What it means: the NFHL polygon geometry contains a small pocket at that location mapped outside the Special Flood Hazard Area. That is a real attribute of the map.
What it does not mean: it does not mean any particular home on Nova Lane is out of the SFHA. Fourteen of the fifteen Nova Lane points we queried returned Zone AH. Flood zone determinations for lending purposes are made at the structure level, by a determination company reading the effective FIRM against the parcel, not by a street-level generalization and certainly not by a single coordinate. A buyer on Nova Lane should get a specific determination for the specific address and should not assume the Zone X pocket covers their lot.
We are publishing the one anomalous point rather than rounding it away, because a research finding that has been tidied up is not a research finding.
These two letters get used interchangeably in real estate copy and they describe genuinely different hazards.
Zone AH is an area of shallow flooding, typically ponding, within the one percent annual chance floodplain, where flood depths are generally between one and three feet. It is a Special Flood Hazard Area. The hazard mechanism is water accumulating and sitting, usually from rainfall the drainage system cannot move fast enough, rather than water arriving as a moving front.
Zone AE is the standard detailed one percent annual chance floodplain where FEMA has developed base flood elevations through a detailed study. It is also a Special Flood Hazard Area.
Both carry the same consequence for financing: if you have a federally backed or federally regulated mortgage on a structure in either zone, flood insurance is mandatory for the life of the loan. There is no meaningful difference between AE and AH on that question.
Where they differ is in what the water does, which matters for how you evaluate a specific home. In an AH ponding regime, finished floor height above surrounding grade and the performance of the local drainage swale are the variables that matter most. Eighty percent of Stonecreek's sampled points sit in exactly that regime.
For any home financed with a federally backed or federally regulated mortgage and located in the mapped SFHA, yes, it is a lender requirement for the life of the loan. Given that 99.4 percent of our sampled points fall inside the SFHA, a buyer should plan on it as the default condition rather than the exception.
Two nuances that are frequently misunderstood:
We encountered this claim on third-party pages during research, and because we do not link competitor real estate sites, we are describing the error rather than pointing at the pages that make it.
The most likely mechanism is a single-point lookup. Drop one pin on a community, read the zone it returns, and publish that zone as the community's zone. If the pin happens to land in a Zone X pocket, or lands outside the platted area entirely on an adjacent parcel, or lands on a mapped roadway that carries a different designation, the resulting page confidently states something that 178 of our 179 points contradict.
Our own 179-point query is not a rebuttal by assertion. It is a rebuttal by sample size. And the practical harm of the wrong claim is real: a buyer who reads "no flood insurance needed," writes an offer with no flood contingency and no premium in the budget, then receives the lender's flood determination three weeks before closing, is in a bad position that a correct page would have prevented.
If you want the point-level data for a specific Stonecreek address rather than a street, call (239) 898-6072. Running the FEMA query on a specific lot before you write an offer takes minutes and we do it as a matter of course.
Every one of our 179 FEMA queries across Stonecreek returned a Base Flood Elevation of -9999, which is FEMA's sentinel value meaning the attribute is not populated. The BFE for Stonecreek parcels is simply not carried in the National Flood Hazard Layer attribute table. We will not publish a number that does not exist in the source, and neither should anyone else.
In FEMA's National Flood Hazard Layer, the STATIC_BFE field carries the numeric base flood elevation where the mapping study populated one. Where it did not, the field carries -9999.0, the standard sentinel that a GIS system uses to say "no value here" in a numeric column that cannot hold a blank.
We queried STATIC_BFE at every one of the 179 points. Every single one returned -9999.0. Not most. Not the AH points only. All 179, across all fourteen streets, in both the AE and the AH zones.
That second detail is the interesting one. Zone AE normally carries a numeric BFE, because AE is by definition the zone where a detailed study produced one. Zone AH, by definition, is supposed to carry either a BFE or a depth. Neither is populated here in the national REST attribute table. This is a data-quality characteristic of the NFHL for this panel set, and it is a finding in its own right rather than a gap in our research.
We will state the logical conclusion plainly, because it is unavoidable: a page publishing a specific Base Flood Elevation for Stonecreek did not get it from the FEMA National Flood Hazard Layer, because the NFHL does not carry one at any of the 179 coordinates we sampled.
That leaves a short list of places such a number could have come from:
We cannot tell you which of those produced any given competitor's number. We can tell you that ours would have had to come from one of them too, and since we did not do the panel read or pull a certificate, we publish nothing.
We did verify the panel identity and effective date, which is a separate query against the NFHL FIRM Panels layer, index 3. Verified.
Item | Value |
|---|---|
Community / DFIRM ID | 12021C, Collier County unincorporated |
Panels covering Stonecreek | 12021C0205H, 12021C0211H, 12021C0212H |
Panel type | Countywide, Panel Printed |
Effective date, all three panels | May 16, 2012 |
Now the finding that follows from that date. Collier County publicized a comprehensive flood map update effective February 8, 2024, and the county's own materials label it the "2024 Collier County Coastal Flood Map." Stonecreek's three panels still carry the 2012 effective date in the live NFHL service, which means the 2024 revision cycle did not touch this inland North Naples panel set.
The maps governing Stonecreek's flood zones are fourteen years old. That is not an accusation of anything. Inland panels are revised on a different cadence than coastal ones, and a coastal revision has no reason to redraw an inland ponding boundary. But it is a material fact for a buyer, for three reasons:
While querying panel identity at the four corners of our sample envelope, two of the northeasternmost corners also returned a secondary, older panel record under DFIRM ID 12071C, with an effective date of August 28, 2008. The 12071C community number is consistent with Lee County, not Collier.
We do not believe this is a jurisdictional fact, and we are not publishing it as one. It appears only at the extreme edge of the query envelope, well north of Stonecreek's actual platted footprint, and it is very likely a tile-overlap artifact in FEMA's national panel index mosaic. Stonecreek is confirmed Collier County territory by four independent primary sources: the county zoning polygon, the official zoning atlas sheet, the recorded plat names, and the Tax Collector legal descriptions. We flag the artifact only so that a reader who runs the same query and sees a Lee County panel number does not misread it.
Since we will not publish one, here is exactly where a real number comes from:
The honest summary for a Stonecreek buyer: the flood zone is knowable from public data and we have published it to 179 points. The base flood elevation is not knowable from that same public data, and getting it requires a document about one specific building. Anyone who tells you otherwise skipped a step.
USGS 3DEP bare-earth ground elevation across our 179 Stonecreek sample points runs 15.74 to 24.27 feet, with the community interior in a tight band of roughly 15.7 to 19.7 feet. These are bare-earth ground figures, not finished floor elevations, and they say nothing about how high any individual Stonecreek home sits.
That caveat is not boilerplate. It is the entire point of the section, and we are putting it in the answer paragraph rather than in a footnote because the difference between ground elevation and finished floor elevation is where most flood conversations go wrong.
In the same pass as the FEMA queries, we hit the USGS Elevation Point Query Service at all 179 identical coordinates:
https://epqs.nationalmap.gov/v1/json?x=<lon>&y=<lat>&units=FeetThat service returns 3DEP bare-earth elevation in NAVD88. "Bare earth" means the digital elevation model has had vegetation, buildings and other above-ground features stripped out. It is a model of the dirt.
Street | Points | Low (ft) | High (ft) |
|---|---|---|---|
Amelia Way | 15 | 15.97 | 17.06 |
Aspen Chase Drive | 15 | 16.09 | 17.01 |
Aurora Street | 15 | 16.12 | 17.18 |
Avalon Court | 7 | 15.91 | 17.05 |
Azalea Drive | 20 | 16.05 | 24.27 |
Caldera Circle | 15 | 15.88 | 16.96 |
Crescent Court | 9 | 15.99 | 16.77 |
Crimson Avenue | 13 | 15.99 | 16.73 |
Kensington Circle | 15 | 16.05 | 17.21 |
Luminary Avenue | 13 | 16.02 | 17.20 |
Nova Lane | 15 | 16.19 | 17.03 |
Siderno Court | 13 | 15.98 | 16.82 |
Thistle Creek Court | 7 | 15.74 | 16.94 |
Zelkova Court | 7 | 16.10 | 17.43 |
Community range | 179 | 15.74 | 24.27 |
Two observations that the table makes obvious.
Stonecreek is remarkably flat. Excluding Azalea Drive, twelve of the fourteen streets have a total internal relief of about one foot, and the whole community outside the Azalea outlier sits in a band from roughly 15.7 to 17.5 feet. That is characteristic of engineered South Florida development on former agricultural or scrub land: the site was graded to a design profile, not draped over natural topography.
The Azalea Drive high points are a built feature, not a hill. The 24.27 foot reading and a second 23.41 foot reading both sit on Azalea Drive near a retention or lake feature close to the community entrance. Two isolated points eight feet above the surrounding grade, adjacent to a water feature, near an entry, is the signature of a berm, a spoil mound, or a landscaped entry feature. We label that interpretation as inferred rather than verified, because we did not pull construction plans. But it is the reading a site engineer would give you, and it is why we report the interior band separately from the full range.
The low point of the entire sample, 15.74 feet, sits on Thistle Creek Court.
Here is the part that matters when you are evaluating an actual house.
A Florida home built to code in a Special Flood Hazard Area is constructed with its lowest floor at or above the base flood elevation, which is achieved by placing fill, by stem wall construction, by a raised slab, or by some combination. The finished floor sits above the bare earth by whatever that construction added. A bare-earth reading of 16.4 feet at the street tells you nothing about whether the finished floor of the house behind it is at 17 feet or 19 feet.
Flood insurance under Risk Rating 2.0 is priced on the structure's characteristics, including its elevation relative to the flood source, its foundation type, its replacement cost and its distance to water. The rating uses the building, not the dirt.
So the correct use of the table above is contextual, and the incorrect uses are common:
Correct uses:
Incorrect uses:
This is a common and reasonable buyer question, and the honest answer is that we did not source construction-level fill specifications for Stonecreek, so we will not assert a community-wide pad height.
What we can say, and label properly:
The document that converts that inference into a fact for one house is the elevation certificate. Ask for it.
When we represent a buyer on a Stonecreek home, the elevation sequence looks like this:
That sequence is not exotic. It is what Top 1% Real Estate Agents Nationally Since 2008 looks like in practice on a community where 99.4 percent of the sampled points sit inside a Special Flood Hazard Area and the base flood elevation is not published in the national data set.
Stonecreek sits uniformly in Collier County Evacuation Zone E, verified at five points including all four bounding corners of the community footprint. Zone E is Collier's least vulnerable designation and is tied to the most extreme surge scenarios. Set against Stonecreek's Zone AH flood mapping, the conclusion is clear: the water risk here is rainfall and ponding, not storm surge.
That distinction is the most useful thing on this entire page for a buyer who is nervous about water, because the two risks behave completely differently, arrive from different directions, are insured under different products, and call for different decisions.
We queried the Collier County Hurricane Evacuation Zones ArcGIS feature service, which is the official county layer backing the "What Is My Evacuation Zone" tool in Collier's own 311 knowledge base. We queried the community centroid plus all four bounding-box corners of our 179-point sample envelope. All five returned Zone E, with no variation anywhere across the footprint. Verified.
Query point | Result |
|---|---|
Community centroid | Zone E |
Northwest bounding corner | Zone E |
Northeast bounding corner | Zone E |
Southwest bounding corner | Zone E |
Southeast bounding corner | Zone E |
Uniform. There is no part of Stonecreek in a more vulnerable evacuation zone than any other part, which is unusual enough to be worth stating: plenty of Collier communities straddle two zones.
Collier County's evacuation zones run from a Tropical Storm zone and Zone A, which are the most vulnerable and are evacuated first, through Zone E. Collier does not have a Zone F; that designation exists only in certain northeast Florida counties. Zone E is therefore Collier's least vulnerable, last-to-be-called designation.
The zone framework is driven by storm surge modeling, not by wind. It answers one question: at what modeled surge scenario does salt water reach this ground? A Zone A property can take surge from a relatively modest storm. A Zone E property only takes modeled surge in the most extreme scenarios, the ones associated with the top of the surge modeling range.
Two pieces of context from Collier County's own published guidance, and we label them as named-source material rather than as our conclusions:
Here is the pairing that no competitor page makes, and it is the analytical core of Stonecreek's water story.
Question | Answer for Stonecreek | Source |
|---|---|---|
Is it exposed to storm surge? | Minimally. Zone E, uniform, Collier's least vulnerable designation. | Collier County official evacuation zone layer, verified at five points |
Is it in a mapped flood hazard area? | Yes, overwhelmingly. 99.4 percent of sampled points inside an SFHA, 80 percent Zone AH. | FEMA NFHL, 179 points, verified |
So what is the actual flood mechanism? | Rainfall and stormwater ponding, not surge. | The two findings above, read together |
Zone AH is specifically the designation FEMA uses for areas of shallow flooding, usually ponding, within the one percent annual chance floodplain, with flood depths typically one to three feet. It is not a river floodway designation. It is not a coastal high hazard designation, which is Zone VE and does not appear anywhere in our Stonecreek sample. It is the designation for flat ground where water collects because it has nowhere fast to go.
That is exactly what an engineered, flat, inland South Florida site looks like when it rains hard for a long time. Our own bare-earth elevation data shows the community sitting in a band of roughly 15.7 to 17.5 feet across twelve of its fourteen streets, with about a foot of internal relief on most of them. Flat ground, inland, in a subtropical rainfall regime, in a mapped ponding zone.
If you assume surge is the risk, you will look at the wrong things. If you understand that ponding is the risk, the checklist changes:
Things that matter more in a ponding regime:
Things that matter less here than a coastal buyer expects:
No, and we will not imply it. Three honest points:
We want to answer this precisely, because it is one of the fifteen highest-intent questions a Stonecreek buyer types.
We could not source a community-specific flooding or damage report for Stonecreek from Hurricane Irma, Hurricane Ian or Hurricane Milton. Naples Daily News coverage and Collier County's own damage assessments report at the countywide or ZIP code level, not per development. No article describing flooding inside Stonecreek's gate was located for any of the three storms. That is a genuine gap in the public record, and we are stating it as a gap rather than filling it in either direction.
What we will not do is convert that silence into a claim. "Stonecreek has never flooded" is not supportable from the absence of news coverage, and neither is the opposite. What we can say with confidence:
Ask the seller directly, in writing, and get the answer in the disclosure rather than in conversation. Any Stonecreek seller who has had water intrusion knows it, and Florida's disclosure obligations are not optional.
Stonecreek's real hurricane exposure across Irma, Ian and Milton has been wind and extended power outage, not storm surge. The surge figures that dominate Collier County coverage of Ian and Milton describe coastal Collier, not inland North Naples. The worst local wind reading of the era was a 142 mph gust recorded near Naples Airport during Irma, and that is a proxy, not a Stonecreek measurement.
We are going to walk all three storms, because a buyer relocating to Naples deserves the real record rather than either reassurance or alarm.
Irma's eye passed near Marco Island and Goodland before tracking up the state, which put Naples on the strong side for wind.
Item | Finding | Label |
|---|---|---|
Sustained Category 3 winds | Confined to a small area right at the coastline: Marco Island, Goodland, Cape Romano | Verified, National Weather Service and National Hurricane Center reporting |
Greater Naples including inland North Naples | Category 2 range sustained winds, peak gusts in the Category 2 to 3 range, 95 to 110 plus mph | Verified, National Weather Service |
Highest gust recorded on land in South Florida | 142 mph at a mesonet site near Naples Airport | ⚠️ Proxy reading. Verified as a real measurement at that station. It is not a Stonecreek measurement. Stonecreek is roughly comparable in distance from the coast to that station, which makes it a reasonable proxy, and we label it as one rather than as a site reading. |
Power outages | The largest power outage event from a tropical cyclone in United States history. Over 7.7 million Florida customers lost power statewide, roughly 73 percent of the state, with peak outages exceeding six million. | Verified |
Stonecreek-specific damage | None located. The community was under construction or newly built during this period. | Could not source |
Irma is the storm that defines the wind expectation for this location. If you want a mental model for what a bad wind day looks like at Stonecreek, Irma is it.
Ian made landfall well south of Naples near Cayo Costa, which placed Naples and Collier County on the weaker western side of the eyewall for wind and on the receiving end for coastal surge.
Item | Finding | Label |
|---|---|---|
Peak recorded gust in Collier County | 112 mph at Pelican Landing | Verified, named source, and again a coastal-area reading rather than a Stonecreek reading |
Countywide wind characterization | Broadly 100 to 110 mph | Verified |
What Stonecreek likely experienced | Tropical storm to Category 1 range sustained winds with higher gusts, consistent with countywide reporting | Inferred from countywide data, not a site reading |
Storm surge | Reached nearly 12 feet in parts of coastal Collier County | Verified. Stonecreek is inland North Naples and is not in the coastal surge footprint. This is the finding that matters most for this address. |
Countywide damage | $2.2 billion total, $1.7 billion residential and $492 million commercial. 33 buildings destroyed, 3,515 with major damage. | Verified |
Power outages | An estimated 201,095 customers without power countywide the day after the storm | Verified |
Stonecreek-specific damage | None located | Could not source |
This is where the honest reading really matters. The Ian narrative in Collier County is a surge narrative. Almost every dramatic image and every large damage figure comes from the coast. A buyer who reads "Collier County, nearly 12 feet of surge, $2.2 billion" and applies that to an inland community off Logan Boulevard North has misread the geography. Stonecreek's Ian experience was a wind and power event.
Milton made landfall well north of Naples near Siesta Key, putting Collier County on the outer, weaker side.
Item | Finding | Label |
|---|---|---|
Coastal Collier flooding | Moderate to major coastal flooding, roughly 2 to 4 feet of inundation, up to about 5 feet at Chokoloskee | Verified. Again a coastal phenomenon that does not reach inland North Naples. |
Inland conditions | General tree and power line damage across a good portion of the county, consistent with tropical storm to low Category 1 conditions inland | Verified |
Power outages | An estimated 85 percent of Collier County customers lost power at some point during the storm | Verified |
Countywide property damage | $280 million, with 88 structures sustaining major damage and 224 minor | Verified |
Evacuations | 2,900 countywide | Verified |
Stonecreek-specific damage | None located | Could not source |
The 85 percent outage figure is the one to sit with. That is not a coastal statistic. That is a countywide power grid statistic, and it applies to Stonecreek as much as to anywhere else in Collier County.
Stonecreek's dominant hurricane exposure is wind and extended power outage. Being several miles inland of the Gulf, it was not in the storm surge affected zone for either Ian or Milton, and the coastal-specific damage figures reported for "Collier County" in general media coverage should not be assumed to apply to this address.
That is the honest, non-manufactured finding, and it cuts in Stonecreek's favor without requiring us to oversell anything.
If the exposure is wind and outage rather than surge, the preparation list is specific:
We could not source a published Stonecreek storm response or hurricane preparedness plan in any non-login-gated document, so we do not assert either its existence or its absence. What we can point to is structural: the Association maintains the lake and wetland system, the gates, the common landscaping and the amenity campus, and those are the assets that carry storm responsibility. The management contacts for any current storm procedure are ICON Management at 239-351-1820 and the on-site CAM office at 239-256-3860.
Stonecreek buyers get a 25 percent discount on eligible NFIP flood premiums because Collier County holds a Community Rating System Class 5 classification. The broader market has moved sharply too: Citizens policies in Collier County fell about 59 percent in seventeen months, and 2026 brought an announced 8.7 percent average Citizens rate cut plus an early end to the 1 percent FIGA assessment.
Insurance is where Naples buyer conversations get emotional, and it is also where the facts have changed materially in the last two years. Here is the current picture with every figure labeled.
Verified from Collier County Floodplain Management's own published FAQ material: unincorporated Collier County participates in FEMA's Community Rating System and holds a Class 5, which equates to a 25 percent discount on regular NFIP flood insurance premiums for eligible policies.
The Community Rating System rewards communities that exceed the minimum National Flood Insurance Program requirements. Classes run from 10, which earns no discount, down to 1, which earns 45 percent. A Class 5 puts Collier County in genuinely strong company nationally.
Two practical notes:
FEMA's Risk Rating 2.0 methodology prices flood insurance on the individual structure rather than principally on the zone. The rating variables include:
The consequence for a Stonecreek buyer is direct: two homes on the same street, both in Zone AH, can price very differently. A well-elevated slab with a documented elevation certificate and no claims history will rate differently than a lower slab with no certificate. This is precisely why the elevation certificate conversation in the ground elevation section above is not academic.
We did not source a Stonecreek-specific NFIP premium, and we will not publish one. The county-wide average NFIP premium in Collier County has been reported at roughly $1,185 per year in secondary market reporting, and we label that as a secondary-source county-wide average rather than a Stonecreek figure. Under Risk Rating 2.0 an average is close to meaningless for an individual structure. Get a quote on the specific address.
Wind, fire and liability coverage is a separate policy from flood, and the Collier market has been through a rough stretch followed by genuine relief.
Item | Figure | Label |
|---|---|---|
Collier County homeowners premium range, $300K dwelling coverage | Roughly $4,000 to $6,800 per year, with a county-wide average cited around $5,600 in 2026 reporting | Secondary source, county-wide, not Stonecreek-specific |
Higher-value newer construction | One source cites $25,000 to $38,000 per year for a $2 million single-family home at 2025 to 2026 rates, excluding flood | Secondary source, market-wide, not Stonecreek-specific. Treat as a range indicator only. |
Cost trajectory | Collier County home insurance costs rose roughly 42 percent between 2022 and 2024 | Verified |
We publish these ranges with visible discomfort about their precision, because they are county-wide market figures and a Stonecreek home's actual premium depends on its roof age, opening protection, water mitigation devices, claims history, dwelling coverage limit and carrier appetite. The right move is two or three real quotes during your inspection period, not a page estimate.
This is the most important structural change in the Florida property insurance market since the 2022 to 2023 crisis, and it is not widely understood by out-of-state buyers.
Citizens Property Insurance Corporation is Florida's state-backed insurer of last resort. Its policy count is a proxy for how badly the private market is functioning: when private carriers withdraw, Citizens swells; when private carriers return, Citizens shrinks through "depopulation," in which private carriers assume blocks of Citizens policies.
Measure | Year-end 2024 | May 31, 2026 | Change |
|---|---|---|---|
Citizens policies, Collier County | 7,344 | 2,989 | Down about 59 percent in 17 months |
Citizens policies, statewide | About 936,000 | 293,772 | Down roughly 69 percent |
Verified. That is a dramatic re-privatization of Florida property risk, and Collier County participated fully in it.
What it means for a Stonecreek buyer, stated carefully:
Two verified developments, plus one that is explicitly still pending.
An announced average 8.7 percent statewide premium reduction for Citizens policyholders, beginning at renewal in spring 2026, per a Governor's office announcement. That announcement described more than 330,000 policyholders across all 67 counties as affected, with more than 150,000 seeing reductions of 10 percent or greater, and attributed the improvement to 2025 tort reform, easing reinsurance costs, and new insurers entering the market. Verified as an announcement from a named official source.
An early end to the FIGA 1 percent emergency assessment. In February 2026, the Florida Insurance Guaranty Association voted to end its 1 percent emergency assessment two years early, for policies effective on or after October 1, 2026. That assessment has been appearing as a line item on Florida property policies, so its removal is a direct, if modest, reduction in the all-in cost of a policy. Verified.
⚠️ One item we will not call settled. A 2026 legislative push, including House Bill 459, targets claim-dispute resolution reform, aging-roof claim handling, and rules around AI-driven claim denials. As of our research it was still moving through the legislative process. We treat it as pending, not enacted, and we do not assert final passage.
The single most common insurance misunderstanding we encounter with Naples buyers:
Peril | Covered by | Not covered by |
|---|---|---|
Wind driving rain through a failed window or roof | Homeowners policy | Flood policy |
Rising surface water entering the home from outside | Flood policy | Homeowners policy |
Storm surge | Flood policy | Homeowners policy |
Ponding water entering at grade during a heavy rain event | Flood policy | Homeowners policy |
Interior plumbing failure | Homeowners policy | Flood policy |
In a Zone AH ponding regime, the peril the map is actually warning you about is the one in row four, and that one is a flood claim. A buyer with excellent homeowners coverage and no flood policy is uninsured against Stonecreek's mapped hazard. This is exactly why we do not let a Stonecreek buyer past the inspection period without both quotes in hand.
Yes. The private flood market in Florida has grown substantially and writes in Collier County. Private policies can offer higher limits than NFIP's dwelling cap, can include coverage NFIP excludes, and sometimes price below NFIP for newer, well-elevated construction, which describes a great deal of Stonecreek's housing stock.
Three cautions:
We are not insurance agents and we do not sell policies. What we do is refuse to let insurance be a post-contract surprise. On every Stonecreek transaction we work, the insurance sequence runs inside the inspection period: pull the FEMA determination at the parcel, request any existing elevation certificate, obtain a wind quote and a flood quote from at least two sources, confirm the CRS discount is applied on any NFIP quote, and put the real annual number into the buyer's carrying cost model alongside the tax estimate and the assessment.
Buyers occasionally tell us that is more diligence than they expected. It is the same diligence that produced the 179-point flood query, the itemized tax bill, and the dissolution ordinance number on this page. Reach us at (239) 898-6072.
Because nearly all of Stonecreek sits in a Special Flood Hazard Area, Collier County's substantial improvement rule applies here: when improvement or repair costs reach 50 percent of a building's pre-improvement market value, current floodplain construction standards are triggered. Whether Collier applies a cumulative look-back, and over what window, is not published. We checked, and we will not guess.
That last sentence is the whole reason this section exists. Almost every page that discusses the 50 percent rule in Florida asserts a look-back period, usually five years or ten, stated with total confidence. We went looking for Collier's published look-back and did not find one, and the honest answer is more useful than a confident wrong one.
Verified from Collier County Floodplain Management's own published FAQ material. The Substantial Improvement and Substantial Damage provisions, universally called the 50 Percent Rule, apply when both of these are true:
When those conditions are met, and the cost of improvements or of repairing damage reaches or exceeds 50 percent of the building's market value before the improvement (or before the damage, in the repair case), the work triggers current Special Flood Hazard Area construction standards for the whole structure. In practice that can mean the building must be brought into compliance with current elevation and construction requirements, not just the portion being remodeled.
Two definitions that matter and are frequently confused:
The threshold is on market value of the structure, not the land, and not the purchase price. Land value is excluded from the denominator, which is significant in a market like North Naples where land is a meaningful share of a property's price.
Read the trigger conditions carefully and a nuance emerges that most summaries flatten.
The rule engages on buildings whose lowest floor is below the base flood elevation. Stonecreek homes were built in a mapped SFHA under Florida Building Code editions five through seven, in a jurisdiction whose floodplain ordinance requires new residential construction to be elevated to or above the base flood elevation. It is therefore reasonable to expect that a typical Stonecreek home built to permit is not in the below-BFE category at all. We label that clearly as an inference from code and mapping status, not as a verified fact about any specific home.
Two things follow:
Here is what a great many pages get wrong.
Many Florida jurisdictions apply a cumulative look-back, in which the costs of multiple permits over a defined window are added together and measured against the 50 percent threshold, so that an owner cannot serially remodel a home in pieces to stay under it. Common windows are one year, five years, or the life of the structure, and they vary jurisdiction to jurisdiction because the National Flood Insurance Program sets a floor that local governments may exceed.
We could not find a published Collier County cumulative look-back window.
What Collier's own floodplain FAQ material does say, verbatim, is this:
"Collier County has no waiting period once an existing building permit has been finalized through the Certificate of Occupancy process. An improvement or damage repair project must include all planned work within the scope of the permit."
That statement is verified, and it is doing two distinct jobs. It confirms there is no stated waiting period between a finalized, certificate-of-occupancy-closed permit and a new one. And it establishes the enforcement principle Collier does apply: a project must include all planned work within the scope of a single permit, which is the county's guard against scope-splitting within a project.
What that language does not do is state a multi-year cumulative window for stacking separate, genuinely distinct permits toward the 50 percent threshold. It neither announces one nor rules one out.
So here is our published position, and it is deliberately the narrow one:
If you have an actual renovation in mind on an actual Stonecreek address, the determination is free and it comes from the county, not from a website:
Call before you design, not after you have drawings. A case-specific determination costs you a phone call and can change the entire scope and budget of a project. We flag this as an item still owed a phone confirmation on our side as well: we published the county's written language rather than a verbal confirmation, and we would rather say so than imply we got a person on the phone.
Stonecreek's housing stock is roughly 2015 through the mid 2020s, which means the community is arriving at the age where kitchens get redone, pools get added, and roofs start to get attention. Here is the order of operations that avoids expensive surprises:
Three practical points for the seller side, because renovation history and flood status intersect at the closing table.
Unpermitted work is a real problem in an SFHA. A remodel done without a permit in a Special Flood Hazard Area is not merely a code issue. It can complicate the buyer's flood insurance rating, it can surface in the appraisal, and it can create a disclosure obligation you would rather have handled in advance. If there is unpermitted work on your Stonecreek home, deal with it before you list.
An elevation certificate is often worth ordering before listing. It can materially improve the buyer's flood quote under Risk Rating 2.0, it removes an unknown from the negotiation, and it is a small cost against a purchase price at Stonecreek's median.
Improvements do not automatically trigger anything at sale. The 50 percent rule is a construction and permitting rule. Selling a house is not an improvement to it. A buyer's lender will order a flood determination, not a substantial improvement analysis. The rule matters to your buyer only if they plan a major renovation, which is a conversation worth having proactively rather than defensively.
Florida's Milestone Inspection requirement and the Structural Integrity Reserve Study apply to condominium and cooperative buildings of three or more habitable stories, under Chapters 718 and 719. Stonecreek is a Chapter 720 property owners association of 618 single-family homes with a single-story clubhouse. Neither statute applies to Stonecreek. There is no ambiguity in the statutory text on this point.
This is a rare thing on a community page: a clean, unhedged "does not apply," with the reasoning laid out so a reader can check it. We are stating it without qualification because the statutes are not close on the question.
After the Surfside collapse in 2021, Florida enacted a structural safety regime that has reshaped the economics of condominium ownership across the state. Two requirements sit at its center:
The Milestone Inspection, under Florida Statutes section 553.899, requiring a phased structural inspection of covered buildings at the 30 year mark and every 10 years thereafter, with a shorter initial trigger for certain buildings near the coast.
The Structural Integrity Reserve Study, or SIRS, under the condominium statute, requiring a study of specified structural components and requiring associations to fund reserves for them, sharply limiting the historical practice of waiving reserves by member vote.
The financial consequences have been severe for many Florida condominium associations: large special assessments, sharp increases in monthly fees, and in some buildings, sale prices reflecting a looming reserve funding obligation. Naples buyers have absorbed the headlines, and by 2026 nearly every buyer asks the question about every community, including single-family communities where the statutes never reached.
Verified from the statutory text and from Florida Senate's published statutes.
Requirement | Statutory home | Applies to |
|---|---|---|
Milestone Inspection | Florida Statutes section 553.899 | Condominium and cooperative buildings, three or more habitable stories |
Structural Integrity Reserve Study | The condominium statute, Chapter 718, and its cooperative analogue in Chapter 719 | Condominium and cooperative associations responsible for buildings of three or more habitable stories |
The scoping language does two things at once. It limits the requirements to condominium and cooperative forms of ownership, and it further limits them by building height. Both limits are independent, and Stonecreek fails to meet either one, which is why the answer here is not a close call.
Fact one. Stonecreek's association is a Chapter 720 property owners association, not a Chapter 718 condominium association. Stonecreek Property Owners Association, Inc. is registered with the Florida Division of Corporations under document number N15000000948, FEI 47-2972018, filed January 29, 2015, status active, as a Florida not-for-profit corporation. Its name says property owners association. Its filing type and its recorded governing documents are consistent with a Chapter 720 POA. Verified against Sunbiz and against the recorded Declaration at Official Records Book 5132, Page 3110.
Fact two. Stonecreek's residential product is single-family detached homes, and there are 618 of them. We verified the lot count parcel by parcel from Collier County's own records: Parklands Plat One carries lots 1 through 287 with no gaps, Stonecreek Plat Two carries lots 288 through 618 with no gaps, and 287 plus 331 equals 618. There is no residential building in the community of three or more habitable stories. Verified.
Fact three. The clubhouse is a single-story amenity building. The community's amenity center, at 4250 Azalea Drive, is a single-story social and recreation building of 13,676 square feet on a 6.25 acre recreation site, per GL Homes' own published figures, with an older resident packet citing 13,000 square feet. Either way it is one story, and either way it is an amenity building rather than a residential condominium structure. Verified.
Fact four. There are no sub-associations under any Stonecreek name. A search of Florida corporate registrations found no separate condominium association, cooperative association or sub-association filed under a Stonecreek name. There is one undifferentiated POA governing the whole community, with no enclaves and no named villages. Verified.
Put those four together. There is no condominium or cooperative form of ownership anywhere in Stonecreek, and there is no building of three or more habitable stories anywhere in Stonecreek. Both independent statutory triggers fail. Milestone Inspection does not apply. SIRS does not apply.
We hold ourselves to disclosing residual uncertainty rather than presenting a clean answer as cleaner than it is.
Our research could not entirely rule out, from documents alone, the theoretical possibility that some attached product somewhere in the community was legally structured as a condominium regime rather than as fee simple under the POA. The reason we consider that risk very low is the corporate search: a condominium regime requires a condominium association, and no condominium association exists under any Stonecreek name in the state registry. In addition, our own review of the community's product found single-family detached homes only, with no villa, townhome, condominium or attached product surfacing in any clean source. We flag residual uncertainty rather than issuing an absolute denial about product type, and we note that even if such a product existed, the three-story height trigger would still fail.
The conclusion is not affected. A single-story or two-story building does not meet the statutory threshold regardless of ownership form.
The practical implications are concrete and they are worth spelling out, because "does not apply" sounds abstract until you translate it.
No milestone inspection assessment risk. There is no statutory structural inspection obligation approaching on a 30 year clock, and therefore no assessment to fund one.
No mandated SIRS reserve funding schedule. Chapter 720 associations have no statutory structural integrity reserve study mandate under these particular laws. Note carefully what that does and does not mean: it means there is no statutory schedule forcing a specific reserve level for specified structural components. It does not mean the Association has no reserves, and it does not mean reserves are irrelevant. Chapter 720 associations may and often do commission voluntary reserve studies as a matter of good governance, and Stonecreek has real capital assets in its clubhouse, courts, pools, roads and lake system that will need replacement on a schedule.
Reserve adequacy is still a question you should ask. We did not find Stonecreek's reserve balance or funding policy in any public document, and we do not publish one. Ask ICON Management for the current budget and the reserve schedule, and read the estoppel for any pending special assessment. The absence of a statutory mandate is not the same as the absence of a need.
The comparison to a condominium purchase is genuinely favorable. A buyer weighing a Stonecreek home against a Naples condominium in a mid-rise or high-rise building is comparing two very different regulatory and financial exposures in 2026. That is not an opinion about which is the better purchase. It is a structural difference in what obligations attach to the ownership form, and it belongs in the comparison honestly.
Are Stonecreek homes built to current Florida hurricane building code? They were built to the code in force at their permit date. For a construction window running from roughly 2015 or 2016 into the mid 2020s, that means the Florida Building Code fifth, sixth or seventh editions, depending on permit date. All are descendants of Florida's post-Hurricane-Andrew statewide code overhaul that took effect in 2002, so Stonecreek's stock is genuinely post-2002 code construction. Verified as to the code editions and their effective dates.
Does the county's High-Velocity Hurricane Zone apply? No. The statutory HVHZ covers Miami-Dade and Broward Counties only. Collier County construction uses statewide Florida Product Approval rather than Miami-Dade Notices of Acceptance. Verified.
Does Stonecreek require impact glass or shutters? Opening protection requirements flow from the building code and the wind-borne debris region determination, not from the HOA. We did not pin a site-specific ultimate design wind speed to Stonecreek's coordinates, and we will not publish one without a site-specific hazard lookup or a sealed engineering study. What we can say is that opening protection is a code requirement for new construction and major renovation in this market, and that as a practical matter a Stonecreek buyer should verify what protection the specific home actually has, because it affects both safety and the wind mitigation credit on the homeowners policy.
Do the recorded documents require shutters or impact windows? We did not source an association rule mandating a specific opening protection product, and we do not assert one. What we did source is that any exterior modification, including replacing windows or adding shutters, runs through the Architectural Control Committee with its $100 processing fee and its 45-day review window that defaults to disapproved on silence.
If you own in Stonecreek and you are preparing to sell, the structural compliance story is an asset, not a liability, and most sellers never think to use it.
Your buyer is very likely also touring condominiums. Your buyer has read about milestone inspections and reserve assessments. Your buyer may not know that neither applies to what you are selling. State it in the listing conversation, plainly and accurately: this is a Chapter 720 property owners association of single-family homes, the milestone inspection and structural integrity reserve study statutes do not reach it, and here is why.
The same discipline applies to the flood conversation, which sellers too often approach defensively. Ninety-nine point four percent of the community sits in a Special Flood Hazard Area and homes have continued to trade at a median of $1,200,000 across 36 closings in the trailing twelve months, per our own Southwest Florida MLS (Matrix) pull. The flood zone is a known, priced, disclosed condition in this market, not a deal-breaker. Handle it with documents rather than with silence: disclose accurately, produce the elevation certificate if one exists, and let the buyer's quote come back before the inspection period closes.
On disclosure specifically, and labeled as general Florida law rather than as Stonecreek policy: a Florida seller must disclose known material conditions that are not readily observable and that materially affect the property's value. Flood history and prior flood claims sit squarely inside that obligation, and Florida has moved toward more explicit residential flood disclosure in recent years. Use the current disclosure forms your closing attorney and listing agreement package provide, answer them accurately, and route any question about the scope of your obligation to a Florida real estate attorney rather than to a website.
That is the whole structural compliance picture for Stonecreek: two major Florida statutes that do not apply and can be shown not to apply, a flood mapping reality that is real and manageable, a tax bill with no district assessment on it, and an association fee that we would rather send you to ICON Management for than invent. If you want any of it applied to a specific address, McGreevy and Comisar are reachable at (239) 898-6072.
Stonecreek allows leasing, but on tight recorded terms. The minimum lease term at Stonecreek is 30 days. A Stonecreek home may be leased no more than four times in any twelve-month period, and the fourth of those leases must run at least six months. Sub-letting is prohibited outright. Board approval is required before a tenant moves in.
Those are not marketing summaries or manager recollections. They are quoted from a Clerk-stamped recorded instrument. The controlling document is the Fourth Amended and Restated Rules and Regulations for Stonecreek Property Owners Association, Inc., recorded in Collier County at Official Records Book 5708, Page 398, instrument 5805659, e-recorded 2019-12-19, 31 pages. It was adopted by the Board on 2019-11-19. We obtained the Clerk-stamped scan directly from the public, no-login document folder that the association's own official site links out to on the FRONTSTEPS platform. That is a verified Tier 1 primary source, and it is the reason this section can quote language rather than paraphrase a rumor.
The governing Declaration underneath it is the Declaration of Covenants, Restrictions and Easements for StoneCreek, recorded at Collier Official Records Book 5132, Page 3110, instrument 5099230, recorded 2015-03-25, 109 pages, recorded by PARKLANDS ASSOCIATES I LLLP. Both documents were read in full for this page. Where the two speak to the same subject, we cite both.
The operative sentence in the recorded Rules and Regulations reads as follows:
"No portion of a Home, other than an entire Home, shall be rented by the Owner, and no Home may be rented more than four (4) times in any twelve (12) month period. In addition, no Home, or portion thereof, shall be sub-let. Of the four (4) times that an Owner may rent the Home in any twelve (12) month period, three (3) of such rental periods shall be for a minimum lease term of thirty (30) days, and the fourth lease term shall be for a minimum of six (6) months. No lease shall provide for an early lease termination which would reduce a lease term to a period of less than said thirty (30) days, or six (6) months, as applicable, except in the event of a default by the tenant."
The current ICON Management lease application packet, dated 2026-03-27 and sitting in the same public folder, restates the same rule in plain language for owners: minimum lease term 30 days, maximum lease term one year, a maximum of four leases per home per year, with the fourth lease limited to six months. Two independent documents, one recorded and one operational, agree exactly. That is about as clean as a leasing answer gets in a Naples community.
Here is the provision that matters most to an owner who plans to lease and the one that competitor pages consistently miss. The recorded rules state that any lease terminated as a result of a default or otherwise shall nevertheless still count toward the rental limitations.
Read that carefully. If a Stonecreek owner signs a 30-day lease in January and the tenant breaks it after nine days, that dead lease still consumes one of the four annual slots. If a second short lease collapses in March, that is two of four gone by spring. The cap is a cap on lease events, not on completed lease terms. An owner who thinks of the four-lease allowance as four successful tenancies is planning against a rule that does not exist.
Combine that with the six-month floor on the fourth lease and the practical arithmetic tightens further. Three 30-day leases plus one six-month lease is nine months of occupancy across four events. An owner attempting to run a Stonecreek home as a rotating series of monthly tenancies runs out of legal slots before the calendar year does. That is a design feature of the document, not an accident.
No tenant may move in before the Association signs off. The recorded rules and the current ICON lease packet both describe the same sequence. The owner submits a completed lease application to the property manager, who forwards it to the Board for review. The Board issues a signed Certificate of Approval. The packet's own instruction is blunt: the approval process must be completed before the renters arrive.
The current application packet requires all of the following before a Stonecreek lease is approved:
Separately, tenants pay a $100 administrative transfer fee to ICON Management to register. Those two fees, the $100 application fee and the $100 tenant transfer fee, are verified from the current 2026 packet. They are the only leasing-side dollar figures on this page that we are willing to publish, because they are the only ones we read in a current official document.
There is one more deadline with real teeth. Under the recorded Declaration, an owner must notify the Association in writing within five days of executing a lease, and no later than the tenant's occupancy. If that notice is not given, the recorded language provides that the lease shall be null and void. Five days is short. An owner who signs on a Friday and plans to deal with paperwork the following week has already burned most of the window.
A renewal is treated as a new submission. The packet states that all lease renewals must be sent to the property manager and submitted to the Board for approval. A tenant staying past the end of the current lease needs a new lease delivered at least 14 days before the prior one expires, or the gate barcode and access credentials lapse. That is an operational detail rather than a covenant, but it is exactly the kind of thing that produces an angry phone call at a gatehouse on a Saturday morning, so it belongs on the page.
Three of the most common leasing questions have no answer in the recorded documents, and we read them cover to cover looking.
Is there a waiting period after purchase before a new owner may lease? We could not source one. Neither the Declaration, nor the Fourth Amended and Restated Rules and Regulations, nor the current lease application contains language requiring an owner to hold title for any minimum period before leasing. We are not asserting that no such policy exists in current Board practice, and we are equally not asserting that one does. Confirm directly with ICON Management before you buy on a lease-out plan.
Does the Association run credit or criminal background checks on tenants? We could not source a written screening requirement. The application we obtained requires driver's license copies for the applicant and occupants, plus Board sign-off via the Certificate of Approval. It does not require a credit report or a criminal background screen in the text we read. Again, that is a documentary finding, not a denial.
Is there an itemized fine schedule for leasing violations? No printed tiered schedule appears in the documents we obtained. What does appear is the enforcement mechanism, and it is aggressive. See the enforcement discussion further down this page.
Honesty about the boundary of the research is the whole point. Anyone can write "no background check required." We read the documents, and what we can tell you is that we did not find one written down, which is a materially different and more useful statement.
Leasing rules shape a community's resale pool. A 30-day floor with a four-lease annual cap forecloses vacation-rental use entirely. There is no separate short-term-rental clause in the Stonecreek documents because the lease-term floor already does that work. The practical result is a community of owner-occupants and longer-term tenants rather than a weekly-turnover street, and buyers who care about that stability should understand that it is written into a recorded instrument rather than resting on a Board policy that could be rewritten at the next meeting.
If you are weighing a Stonecreek purchase against a community with looser leasing rules, that is a real trade and worth talking through with someone who has actually read both sets of documents. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and pulling the recorded covenants before an offer rather than after inspection is standard practice on our side of a transaction. Call (239) 898-6072 and we will send you the Clerk-stamped instrument numbers so you can read the same pages we did.
Stonecreek permits leasing under a recorded framework: 30-day minimum term, four leases per home per twelve months, the fourth at six months or longer, no sub-letting, Board approval before move-in. We are not publishing Stonecreek rent figures, rental inventory counts, or yield estimates on this page, because we did not run a residential rental data pull and will not imply numbers we do not have.
That second sentence is unusual on a community page and it is deliberate. Most pages that discuss renting in a Naples community will quote a rent range with no sourcing behind it at all. We ran a Southwest Florida MLS (Matrix) pull for Stonecreek sales, and we published every row of it elsewhere on this page. We did not run a residential rental pull for this community. Rather than estimate one, borrow one from a neighboring community, or infer one from sale prices, we are telling you plainly that the rental market data is not in hand. When we run it, we will publish it with the same query record we published for the sales data.
What we can give you, in full, is the legal envelope that any Stonecreek rental has to fit inside.
The recorded rules bar leasing "no portion of a Home, other than an entire Home." Renting a bedroom, a guest suite, a casita arrangement, or a portion of a Stonecreek home is not permitted. Sub-letting is separately and explicitly prohibited. An owner cannot lease to a tenant who then re-lets to someone else, and a tenant cannot bring in a sub-tenant.
This closes off several arrangements that show up in other Florida communities: house-hacking a spare room, seasonal room-share, and the informal sub-let that happens when a tenant leaves early and hands the keys to a friend. In Stonecreek, all three run into recorded covenant language.
Naples runs on a seasonal calendar. The practical question a buyer asks is whether a Stonecreek home can be leased for a winter season. The answer under the recorded rules is yes. A three-month or four-month season lease clears the 30-day floor comfortably and consumes one of the four annual slots.
What is not permitted is anything under 30 days. There is no weekly rental in Stonecreek, no long-weekend rental, and no platform-style nightly stay. That prohibition does not come from a separate short-term-rental ordinance layered on top; it comes from the lease-term floor in the association's own recorded rules, which is a stronger and more durable foundation than a policy memo.
Consider a few patterns and how they land against the recorded cap.
Owner's plan | Lease events used | Permitted under recorded rules? |
|---|---|---|
One twelve-month tenancy | 1 of 4 | Yes. The ICON packet lists a maximum lease term of one year. |
One season lease of four months, home used personally the rest of the year | 1 of 4 | Yes |
Two season leases in the same calendar year, each three months | 2 of 4 | Yes |
Four consecutive 30-day leases | 4 of 4, but the fourth fails the six-month floor | No. Three of the four may be 30-day terms; the fourth must be six months or longer. |
Three 30-day leases plus one six-month lease | 4 of 4 | Yes, and the annual allowance is then exhausted |
A 30-day lease that the tenant breaks on day nine, followed by three more leases | 4 of 4 | The failed lease still counts. The owner is out of slots. |
Leasing a guest suite while living in the home | n/a | No. Whole home only. |
Tenant sub-lets to a colleague for two months | n/a | No. Sub-letting is prohibited. |
The bottom row of that table is the one that catches people. Read the cap as counting lease events, not successful tenancies, and the whole structure makes sense.
Tenants at Stonecreek do get amenity access. The recorded rules state that the Recreation Tract "shall be solely for the use of the Owner and such Owner's family members, guests, invitees or tenants, subject to the provisions of the Stonecreek Documents." Tenants are explicitly named.
The nuance is what happens to the owner's own access during the lease term. The community's welcome-packet material describes the mechanic directly: owners leasing their homes do not have access while tenants are provided access. Access transfers rather than duplicating. An owner who leases the home for a season and expects to keep using the clubhouse, the pools and the courts during that season is planning against how the badge system works.
That welcome packet dates to 2018 and predates ICON as manager, so we flag it as a dated secondary source on the mechanic. The current 2026 lease addendum is consistent with it: tenants purchase gate barcodes at $25 each, and owners are directed to provide clubhouse key fobs to their tenants. The transfer logic is the same in both documents, eleven years apart.
If your Stonecreek purchase thesis includes leasing, the recorded documents impose four practical constraints worth thinking through before you write an offer.
A buyer evaluating Stonecreek as a rental hold wants a rent figure, a vacancy read, and a yield. We do not have Stonecreek-specific rental market data in hand for this publication, so we are not producing any of the three. We are also not going to substitute a Collier County average, a ZIP-code average, or a neighboring community's numbers and let the reader assume they are Stonecreek's. That substitution is exactly how the false "$538 a month HOA fee" claim got attached to this community, and we address that specific error further down this page.
If you want a Stonecreek rental read, ask us to run one. (239) 898-6072. We will pull it from the Southwest Florida MLS (Matrix), tell you the exact filter used, and show you the rows.
Stonecreek permits ordinary house pets with named breed exclusions and a leash requirement, restricts parking to driveways and garages, bans street and swale parking outright, and confines commercial vehicles, RVs, boats and trailers to closed garages. Golf carts are permitted with equipment requirements and a strikes-based suspension ladder. All of this is from the recorded Rules and Regulations.
The "Animals and Pets" section of the Fourth Amended and Restated Rules and Regulations, at roughly Official Records Book 5708, Pages 415 to 416, defines what counts as an ordinary house pet and then carves out specific exclusions:
"Ordinary house pets are permitted, subject to the guidelines contained herein. Ordinary house pets shall include dogs (except Pit Bulls, Rottweilers, Doberman Pinschers, Presa Canarios (canary dog) and 'Dangerous Dogs'... cats, caged domesticated birds, hamsters, gerbils, guinea pigs, aquarium fish, small snapping turtles and tortoises, domesticated rabbits and pets normally maintained in a terrarium or aquarium. The Board may determine in its discretion, a maximum number of pets permitted per household."
Two things follow from that language and both matter.
First, the restriction is breed-based, not weight-based. We found no weight limit anywhere in the recorded rules. Pit Bulls, Rottweilers, Doberman Pinschers, Presa Canarios and dogs meeting the document's own "Dangerous Dog" definition, which turns on a history of biting or attacking, are prohibited. A large dog of a non-excluded breed is not barred by weight in the text we read.
Second, a numeric pet cap exists in principle but is not printed. The document delegates the number to Board discretion. That is an important and precise distinction. Some pages state flatly that Stonecreek allows two pets. We did not find that number, or any number, in the recorded instrument. We are also not going to tell you there is no limit, because the document plainly authorizes the Board to set one. The honest answer is that the cap is a Board-set figure that is not published in the recorded rules, and a buyer with three or four animals should get the current number from ICON Management in writing before closing.
The document also names an "unusual pets" category and prohibits it: poultry, livestock, horses, large reptiles, non-cat felines, non-dog canines, uncaged birds, rodents outside the permitted small-pet list. The excluded dog breeds are separately classified into that same prohibited category.
"All dogs and cats shall be walked on a leash and in full control by their owners at all times. Any pet shall be carried or kept on a leash when outside of a Home or outside of a fenced-in area."
Waste must be immediately picked up and removed. Pets may not be left unattended outside, and may not be tied up outside unless someone is home. Pets are not permitted on the Recreation Tract, which is the clubhouse and amenity campus.
Is there a dog park at Stonecreek? We could not source one. No dedicated dog park appears in the Declaration, the recorded Rules and Regulations, or the amenity list in the community welcome packet, which itemizes pool, spa, splash zone, tennis, pickleball, basketball, playground and fitness center. We are treating the absence as likely but not confirming a negative, because a facility can exist without appearing in a 2019 rules document. If a dog park is a deciding factor for you, ask ICON Management or check the community's own amenity map.
The "Parking and Vehicular Restrictions" section, at roughly OR 5708 Page 409, is unambiguous:
"Parking shall be permitted only on driveways, inside garages or in areas specifically designated as 'parking areas' by the Association. No parking shall be permitted on sidewalks. No parking on the streets or swales is permitted."
That is a stricter street-parking rule than many Naples communities carry, and it is worth understanding before you buy a home and plan a party. There is no recorded overnight-guest-parking allowance in the documents we read, and no separate guest-parking clause. We could not source one in either direction, so the general driveway, garage and designated-area rule is what governs on its face.
The recorded language is broad:
"No commercial vehicles, or campers, mobile homes, motorhomes, house trailers or trailers of every other description, recreational vehicles, boats, boat trailers, horse trailers or vans, shall be permitted to be parked or to be stored at any place on the Lot, except in: (i) enclosed garages and with the garage door closed, and (ii) spaces for some or all of the above specifically designated by Declarant or the Association, if any."
Two exceptions are built in. Temporary parking for construction, pickup and delivery, or other commercial services is carved out, which is how a roofer's truck or a landscaping trailer can legally sit in a Stonecreek driveway during a work day. And passenger-style vans in acceptable condition may be permitted at the Board's discretion.
"Commercial vehicle" is defined functionally rather than by weight class: vehicles "not designed and used for customary, personal/family purposes." Commercial-type lettering or graphics creates a rebuttable presumption that a vehicle is commercial. That presumption is rebuttable, which means a homeowner with a lettered personal truck has a path, but it is a path that runs through the Board.
Pickup trucks. No pickup-truck-specific rule appears in the recorded text. Under the document's framework an ordinary personal-use pickup reads as a passenger vehicle rather than a commercial vehicle. That is an inference from the general framework, and we label it as such rather than quoting a rule that does not exist. The document itself hedges in the same direction, advising owners to "consult with the Association prior to purchasing, or bringing onto the Lot, any type of vehicle other than a passenger car inasmuch as such other type of vehicle may not be permitted to be kept within the Community." If you drive a work truck and it matters, ask first.
Motorcycles. We could not source a motorcycle-specific rule. The recorded document does not mention motorcycles by name in the text we obtained.
"No repairs of vehicles shall be made within the Community unless the repairs take less than twenty-four hours."
Restorations of any motor vehicle or boat are barred except inside an enclosed garage. Inoperable vehicles, or vehicles parked beyond a stated period, may be deemed nuisances and towed at the owner's expense after notice. A project car on jack stands in a Stonecreek driveway is a covenant problem within a day.
Golf carts get their own extended treatment in the recorded rules, and the enforcement structure is genuinely unusual. The requirements:
Enforcement runs on a strikes ladder tied to written warnings and violations: two strikes produce a one-year suspension of golf cart privileges, and five strikes produce permanent revocation. That is a formal, escalating, documented enforcement structure for a single class of vehicle, and it tells you something real about how the community is run. Stonecreek does not have a golf course, so cart use here is neighborhood transportation rather than course access, and the rules are written accordingly.
The fining mechanism lives in the recorded Declaration, at roughly OR 5132 Pages 3162 to 3163, and it tracks Florida Statute section 720.305(2)(a), which the Declaration expressly cites:
"...the Association shall notify the Owner in writing of the noncompliance and set forth the corrective action to be taken. A fine or suspension of use rights may not be imposed without notice of at least fourteen (14) days to the Owner sought to be fined or suspended and an opportunity for a hearing before a committee of at least three (3) members appointed by the Board who are not officers, directors, or employees of the Association, or the spouse, parent, child, brother or sister of an officer, director, or employee of the Association. If the committee, by majority vote, does not approve a proposed fine or suspension, it may not be imposed."
That is a real procedural protection. An independent committee, structurally insulated from the Board, has to approve a fine before it can be levied, and a majority vote against it kills the fine. A written Board decision must reach the owner no later than 21 days after the hearing.
The amount language, on the other hand, is aggressive:
"At the Association's option, any fine may be levied on a daily basis in the event of a continuing violation without the necessity of a new hearing and without any limitation on the amount of such fine. Fines as provided in this paragraph and elsewhere in the Stonecreek Documents may exceed One Thousand and No/100 ($1,000.00) Dollars."
Most Florida HOA fining schedules cap at $1,000 in the aggregate absent a continuing-violation designation. Stonecreek's Declaration explicitly authorizes exceeding that figure for continuing violations, levied daily, without a new hearing each day. We could not source a tiered per-violation dollar schedule, so we are not publishing one. What we can tell you is that the mechanism exists, the ceiling language is uncapped for continuing violations, and the process protection is a fourteen-day notice plus an independent committee.
The Association's other enforcement tools per the Declaration are suspension of amenity use rights for documents violations, and suspension of voting rights when assessments run more than 90 days delinquent.
Signs. The recorded rules are restrictive: "No sign, display, poster, advertisement, notice or other lettering whatsoever (including, without limitation, 'For Sale', 'For Rent' or 'By Owner' signs) shall be exhibited, displayed... without the prior written approval of the Board." A Declarant-protection clause bars the Board from approving For Sale, For Rent or By Owner signage for as long as the Declarant owns a lot or is conducting sales and marketing in the community. GL Homes has built out and sold through Stonecreek, so that clause has likely lapsed in practical effect, but we could not independently confirm a formal release of the right and we label the current effect as inferred rather than verified. For a seller, the practical takeaway is straightforward: confirm the current sign policy with ICON Management before you assume a yard sign is permitted, and plan a marketing approach that does not depend on one.
Flags. We could not source a Stonecreek-specific flag clause. As general Florida law context and not a Stonecreek citation, Florida Statute 720.3075 limits an association's ability to prohibit display of the United States flag, the Florida flag, and certain military and first-responder flags regardless of an association's own rules.
Holiday decorations. We could not source a rule governing exterior home holiday lighting or decoration timing. The only holiday provision we found is Clubhouse-specific: a lighted Chanukah menorah and a Christmas tree not exceeding eight feet may be displayed in the Clubhouse during the December holiday season. That answers a question nobody asked and leaves the front-yard-lights question unanswered in the documents. We are not going to invent a takedown deadline.
Garage sales. We could not source a garage-sale or yard-sale clause anywhere in the recorded Rules and Regulations.
On all four of those, the responsible answer is the same: the documents are silent, an affirmative denial would be just as wrong as an invented rule, and ICON Management is the place to get the current Board position in writing.
Stonecreek requires written Architectural Control Committee approval before any exterior improvement, addition or alteration. The Committee has 45 days from receipt of a complete submission to approve or disapprove. If the Committee says nothing within 45 days, the recorded rules deem the request automatically disapproved, not approved. That default is unusual and it is the single most important architectural fact on this page.
"The Committee shall approve or disapprove the request within 45 days from receipt of all requested submission plans and materials. In the event the Committee fails to approve or disapprove a request in writing within 45 days of receipt of all requested plans, materials and information, unless a request is specifically deferred, the request shall automatically be deemed disapproved."
Most homeowners, and frankly most agents, assume architectural review works the other way. In a great many Florida communities, silence past the review window operates as constructive approval, which puts the burden on the association to act. Stonecreek reverses that. Silence is a no. The burden sits with the homeowner to follow up, and a submission that falls through the cracks does not ripen into permission by inaction.
There is a second-order consequence worth spelling out. Because the clock runs from receipt of all requested plans, materials and information, an incomplete submission does not start the 45 days at all. A homeowner who submits a partial package in March and hears nothing has not accumulated 45 days of anything. The practical advice is to submit a complete package, get written acknowledgment of what was received, and diary the date.
The current ACC Application Full Packet, Board-approved and updated 2026-01-26, is the operative form. Its fee structure:
Item | Amount | Applies to |
|---|---|---|
Processing fee, non-refundable | $100 | Every application |
Security deposit | $5,000 | Roof alterations including solar panels, pools, spas, cages |
Security deposit | $1,000 | Fence installations, permanent generators, driveway alterations |
Security deposit | $0 | Any other project not listed above |
Re-inspection fee | $150, deducted from the deposit | Pool projects requiring an additional inspection |
One correction to older material circulating about this community. The 2018 GRS Management welcome packet cites a $50 design-review fee. That figure is superseded. The current fee is $100 per the 2026 Board-approved packet. If you see $50 anywhere, it is eight years out of date.
Those deposit tiers tell you where the Association has been burned before. A $5,000 deposit on roof work, solar, pools, spas and cages is a construction-damage and completion bond in everything but name. A $1,000 deposit on fences, generators and driveways is the same instinct at a smaller scale. Neither is a fee; both are refundable deposits subject to inspection outcomes.
The fence rule is one of the most specific provisions in the entire recorded document:
"Aluminum rail fencing in bronze only shall be the only permissible type of fencing on the Lots within the Community. No fence shall be approved which is not at least 4' in height. Fence heights shall not exceed six (6') feet, with pickets spaced no closer than three (3") inches on center and no thicker than one (1") inch."
So: bronze, aluminum rail, minimum four feet, maximum six feet, pickets no closer than three inches on center and no thicker than one inch. No wood. No vinyl. No white. No chain link. No black aluminum, which is the default color in half of Southwest Florida. The 2026 ACC packet corroborates the height range and adds two operational requirements: a $1,000 security deposit, and an access gate so Association maintenance crews can still reach the lot.
That access gate requirement connects directly to the landscaping section below, and it is the hinge on which the whole "who mows the lawn" answer turns.
Screen enclosure approvals are limited to aluminum frame structures, with roofline and color-consistency requirements against the existing home. Above-ground pools are prohibited outright. Above-ground spas are prohibited unless the spa is either fully under a covered patio or fully inside a screen enclosure with the spa base screened from view by hedges or landscaping, and in that case the owner must submit a landscaping plan. Pool, spa and cage projects carry the $5,000 security deposit.
The recorded rules say:
"An Owner shall not install or attach any solar panel to the Home without the prior written consent of the Committee. The Committee shall have the right to adopt and amend from time to time, guidelines governing the type, design and size of solar panels which may be permitted, and restrictions relating to locations and the maintenance of the solar panels."
Roof alterations including solar fall in the $5,000 deposit tier. As general Florida legal context rather than a Stonecreek citation, Florida Statute 163.04 and the case law around it significantly limit an association's ability to prohibit solar collectors outright, though an association can impose reasonable conditions on placement and screening. We flag that as legal context, not as a Stonecreek document quotation, because it is not one. The practical read for a Stonecreek buyer planning solar is that the Committee's leverage is over placement and appearance rather than over the yes-or-no question, but you still submit, you still pay the $100, and you still post the $5,000 deposit.
This is a nuance that trips people. The recorded rules require palette consistency:
"Painting, staining or varnishing of the exterior of the Home... may be approved only if the colors and style are consistent with existing improvements. Declarant's original paint color schemes provided to its original purchasers shall be the basis for determining consistency."
So the standard is "consistent with the Declarant's original color schemes." Those original GL Homes schemes are the reference point, but the recorded document does not embed a readable list of approved color names or paint codes. We could not source a printed approved-paint-palette list, and we are not going to reproduce a partial one and imply it is complete. An owner planning to repaint should request the Committee's current approved palette from ICON Management before buying paint.
A 2026-dated approved landscape plant list also exists in the association's public document folder. It is a scanned image file with no extractable text layer and we could not read it. That is a limitation of our research pass, not a statement that the list is unavailable, and it is another item worth requesting directly.
The rule is drafted broadly: no exterior improvement, addition or alteration without prior written Committee approval, submitted on the Association's designated form with plans and specifications covering materials, color, structure, dimensions and location, plus justification. In practice that sweeps in the projects buyers ask about most often.
The existence of separate ACC forms for drainage, palm tree replacement and turf replacement is itself informative. An association that has built dedicated applications for those three has seen enough of them to standardize.
If you are preparing a Stonecreek home for sale and planning exterior updates to improve presentation, run the timeline backwards from your target list date. A complete submission plus a 45-day review window plus permitting plus the work itself is a meaningful chunk of a listing calendar, and the deemed-disapproved default means you cannot count on silence working in your favor. This is one of the reasons we push sellers to have the covenant conversation early. As Top 1% Real Estate Agents Nationally Since 2008, we would rather spend an hour on the front end mapping approval timelines than explain a delayed listing later. Reach us at (239) 898-6072.
The Stonecreek Property Owners Association maintains lawn mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on individual home lots, not merely on common areas. An owner takes over those tasks only if the owner's own fence blocks Association crew access, and there is no dues credit when that happens. This is verified from the recorded rules and it changes the fee-value math.
This finding does not come from a brochure. It comes from reading a clause that was drafted as an exception and reasoning correctly about what the exception implies. Here is the recorded language, from the fence-guidelines portion of the Fourth Amended and Restated Rules and Regulations:
"In the event that access to any portion of a Lot by the Association becomes inaccessible or is impeded in any manner [for example, an owner-installed fence blocks it], the Owner of such Lot shall assume the full responsibility for the maintenance and care of the lawn and landscaping located within that portion of the Lot which is inaccessible to the Association, and the Association shall have no further responsibility to do so... This maintenance includes, by way of example and not limitation, cutting of the grass, maintaining of the irrigation system, fertilization, spraying, mulching, edging and replacement of sod. There shall be no reduction in the Association assessments for the Owner in return for the preceding maintenance obligation assumed by the Owner."
Read the structure. A clause that says an owner "shall assume the full responsibility" for grass cutting, irrigation, fertilization, spraying, mulching, edging and sod replacement when access is blocked, and that the Association "shall have no further responsibility to do so," only makes sense if the Association was carrying those responsibilities in the first place. You cannot transfer a duty that never existed. The default condition, the one that applies to every Stonecreek lot where crews can get in, is that the Association performs that work.
This is corroborated independently. The community's welcome packet itemizes what quarterly dues cover and lists, among other things, common area maintenance including landscaping, roadways and streetlights, lawn irrigation, lawn pest control and fertilization, and home landscape maintenance. Two documents, drafted years apart by different parties, describe the same arrangement.
We are not publishing a Stonecreek assessment amount anywhere on this page, and the reason is covered in detail in the fees discussion elsewhere here: the Association does not publish current assessments publicly, the resident portal is login-gated, and the figures circulating in search results are either unverified or, in the case of the widely repeated "$538 a month," a Collier county-wide median that has nothing to do with Stonecreek.
But you can still reason about value without a number. Ask what a private landscaping contract on a single-family lot in North Naples covers, then compare it to this list:
That is not an edging-and-blowing service. Sod replacement in particular is a line item that private homeowners in Southwest Florida discover the expensive way after a dry season or a fungus outbreak. Whatever the Stonecreek assessment is, a meaningful share of it is buying a service that a homeowner in an unmanaged neighborhood would be paying for separately, plus the irrigation maintenance, plus the fertilization program.
Anyone comparing Stonecreek's dues to a community whose fees cover common areas only is not comparing like with like. That is the practical point, and it is why this fact belongs near the top of a Stonecreek buyer's due diligence list rather than buried in a covenant appendix.
Here is where the two sections of this page connect. Fences at Stonecreek must be bronze aluminum rail, four to six feet, and the 2026 ACC packet requires an access gate so Association crews can still reach the lot. Now you understand why. A fence without a crew gate converts the enclosed area into owner-maintained ground, permanently, with no reduction in assessments.
So a Stonecreek buyer planning to fence a rear yard faces a genuine decision:
Choice | Landscape maintenance inside the fence | Assessment |
|---|---|---|
No fence | Association performs it | Unchanged |
Fence with a compliant Association access gate | Association can still reach the lot | Unchanged |
Fence that impedes crew access | Owner assumes full responsibility for mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement in that area | Unchanged. No credit. |
The recorded language is explicit that there is no reduction in assessments in return for the maintenance obligation the owner assumes. That sentence exists because somebody, at some point, asked for a discount. Plan the gate.
One more specific exception appears in the recorded rules: sod under an approved trampoline is explicitly the owner's responsibility, not the Association's. It is a small provision, but it is the kind of detail that only shows up when someone actually reads the document, and it illustrates the drafting pattern. The Association's landscape obligation is the default, and the document handles departures from it one by one.
The recorded rules also carry the general owner obligation: "Each Owner shall keep and maintain such Owner's Home and Lot in good order, condition and repair... Maintenance obligations are more fully defined in the Declaration." Your roof, your exterior paint, your driveway surface, your windows, your air conditioning, your pool if you have one, your screen enclosure and your fence are yours. The Association is handling the lawn and landscape layer, the common areas, the roadways and the streetlights, not the structure.
That split is normal for a Chapter 720 single-family POA. What is not normal, and what a Stonecreek buyer should specifically understand, is that the lawn and landscape layer reaches onto private lots rather than stopping at the property line.
Functionally, in the ordinary case, the Association is not enforcing a lawn standard against you because the Association is performing the work. The enforcement question re-emerges only in the fence-blocked scenario, where the owner has assumed the obligation, and in the general maintenance-of-home-and-lot obligation covering everything above ground level.
That is a materially different living experience from a community where a homeowner receives violation letters about grass height. It is also, for some buyers, the wrong trade. If you want full control over your own landscaping, your own irrigation schedule, and your own plant selections, a community that mows your lawn and maintains an approved plant list is a constraint rather than a benefit. We say that plainly to buyers because it is true, and because a community that is a great fit for one household is a poor fit for another. That conversation is what we do. (239) 898-6072.
Stonecreek addresses are zoned to Laurel Oak Elementary School, Oakridge Middle School, and Aubrey Rogers High School for the 2026-2027 school year. All three carry an A grade from the Florida Department of Education. We verified this by querying the Collier County Public Schools live Interactive Zoning Tool directly against the Stonecreek clubhouse address, 4250 Azalea Drive, Naples, FL 34119.
We did not read the assignment off a listing sheet or a third-party school-rating site. We ran the address through the district's own address-based zoning locator at zones.collierschools.com, which is the tool Collier County Public Schools itself designates as authoritative. The tool matched "4250 Azalea Dr Naples Fl 34119" and returned Laurel Oak Elementary, Oakridge Middle, and Aubrey Rogers High.
That distinction matters more in this corridor than it does in most of Collier County, because North Naples attendance boundaries have moved materially in the last few years. Aubrey Rogers High School opened in fall 2023 and carved its attendance zone out of territory that previously fed other high schools. The district also runs an active boundary modification process, and a new elementary boundary was being drawn for the opening of Ave Maria Elementary School effective 2026-2027. Boundaries in this part of the county are not static, and a school assignment sourced from a two-year-old page is a coin flip.
School | Address | Phone | Grades | Enrollment, 2024-2025 (NCES) | FLDOE grade |
|---|---|---|---|---|---|
Laurel Oak Elementary School | 7800 Immokalee Rd, Naples, FL 34119 | (239) 377-7400 | K-5, PK also served | 1,069 | A, 85% of available points, 2025-2026 |
Oakridge Middle School | 14975 Collier Blvd, Naples, FL 34119 | (239) 377-4800 | 6-8 | 1,172 | A |
Aubrey Rogers High School | 15100 Patriot Pl, Naples, FL 34110 | (239) 377-2600 | 9-12 | 1,496 | A, 75% of available points, 2025-2026 |
Enrollment figures are from the federal National Center for Education Statistics Common Core of Data for the 2024-2025 school year. School grades are from the Florida Department of Education's 2025-2026 results, with the specific point percentages for Laurel Oak and Aubrey Rogers reported in local coverage of the FLDOE release.
Laurel Oak earned 85% of available points in the 2025-2026 FLDOE grading cycle, which made it the top-scoring elementary school in Collier County for that year. It is a standard zoned district elementary rather than a magnet or IB campus, which for elementary grades is the ordinary structure. It sits on Immokalee Road, on the same corridor as Stonecreek.
Oakridge Middle carries an A grade in the 2025-2026 cycle. The principal's message on the district's own school profile page states that the school "has been an 'A' school for the past twenty-one years." Collier County graded 15 of its 18 middle schools A in 2025-2026, and Oakridge was named among the district's top-scoring middle schools in local reporting of the results. We could not isolate Oakridge's exact FLDOE point percentage from the sources available to us, and we are not going to estimate one. The A grade is verified; the precise score is not in our hands.
Oakridge operates a uniform policy. We found no stated magnet or IB program at the school.
Aubrey Rogers High School opened in 2023 and earned 75% of available points in the 2025-2026 FLDOE cycle, the second-highest of Collier's 12 graded high schools, behind Mason Classical Academy's 76%. Per the principal's own statement on the district site, the school offers Advanced Placement, AICE (Cambridge Advanced International Certificate of Education), and Dual Enrollment, along with a range of career academies, more than 70 clubs, athletics and performing arts.
One unresolved detail we will flag rather than paper over: the school's street address appears as 15100 Patriot Place on CCPS district sources and as 15100 Veterans Boulevard on the federal NCES record. The Veterans Boulevard entry is likely a pre-opening placeholder superseded by the Patriot Place designation, but we did not resolve it definitively. Use the CCPS address.
This is a genuine finding and we are publishing it because a Stonecreek buyer researching schools is very likely to hit it.
Collier County Public Schools maintains older mobile school-directory pages for individual schools. Those pages carry a "Feeder Pattern" field. On the mobile directory pages for Laurel Oak Elementary and Oakridge Middle, that field still reads "Feeder Pattern: Gulf Coast High."
That is stale content. It predates the 2023 opening of Aubrey Rogers High School, and the legacy field was evidently not updated when the boundary changed. The live Interactive Zoning Tool, queried directly against the Stonecreek address, returns Aubrey Rogers High for the 2026-2027 school year, and the zoning tool is the district's designated authority for address-based assignment.
So a buyer who finds "Gulf Coast High" on a district-run page and a real estate site that says "Aubrey Rogers" is not looking at a mistake by the real estate site. They are looking at two district sources that disagree with each other, one of them current and one of them not. We would recommend a confirming phone call to CCPS Student Assignment at (239) 377-0540 for any buyer whose purchase turns on the high school assignment, and we say the same thing to our own clients.
Collier County Public Schools earned an A grade as a district for the 2025-2026 school year, its ninth consecutive year at A, and ranked 6th of Florida's 67 districts. Of 52 traditional CCPS schools, 51 earned an A or a B, and none earned a D or an F. That is verified from the district's own announcement and from the FLDOE's statewide results packet.
No, and anyone who tells a buyer otherwise is doing them harm. CCPS revisits attendance boundaries annually and runs a formal Boundary Modification Proposal process. New schools open and pull territory from existing zones, which is exactly what happened when Aubrey Rogers opened in 2023. A district-wide boundary action approved for the 2025-2026 year moved some communities from Oakridge Middle to North Naples Middle to improve feeder alignment, and a further elementary boundary review was flagged to include North Naples and Golden Gate Estates.
We could not source any Stonecreek-specific attendance boundary change proposed for 2026-2027 or beyond. That is a real search result, not an omission, and it means we found no pending action targeting this community's zone. It does not mean one cannot happen.
How to confirm the exact zone for a specific Stonecreek address: query the CCPS Interactive Zoning Tool at zones.collierschools.com with the street address of the specific home, not with the community name and not with the clubhouse. Do it at the time of your offer, and do it again before closing if there is a long escrow. That tool is the authority, and it is free.
CCPS runs an open-enrollment mechanism it calls Parental Choice, with two tracks.
The mechanics, all from the district's official Parental Choice page:
Separately, the Family Empowerment Scholarship is a State of Florida choice program for students with an IEP or an approved medical diagnosis, administered through the Florida Department of Education.
That "no transportation" line is the one that changes plans. A Choice placement across the county in a household with two working parents is a logistical commitment, not a paperwork exercise.
Collier County has ten charter schools per the district's own directory. Charters have no CCPS-assigned attendance zones; families apply directly. Three of the ten sit closest to Stonecreek:
Mason Classical Academy was the highest-graded high school in Collier County for 2025-2026 at 76% of available points, one percentage point above Aubrey Rogers High.
The remaining Collier charters, for completeness: Autism Collier Charter School and BridgePrep Academy of Collier, both at 3161 Santa Barbara Blvd; Gulf Coast Charter Academy South on Airport-Pulling Road North; Marco Island Academy and Marco Island Charter Middle on Marco Island; Optima Classical Academy on Pine Ridge Road; and RCMA Immokalee Community Academy in Immokalee.
School | Address | Notes |
|---|---|---|
Community School of Naples | 13275 Livingston Rd, Naples, FL 34109 | Independent college-preparatory, Early Learning through grade 12. Address verified from the school's own map and directions page. |
St. John Neumann Catholic High School | 3000 53rd St SW, Naples, FL 34116 | Diocese of Venice Catholic high school, grades 9 to 12. Verified from the school's own site. |
Seacrest Country Day School | Naples, Pelican Bay area | College-preparatory independent, PK-12. We did not independently verify the exact address against the school's own site in this research pass. |
Royal Palm Academy | 16100 Livingston Rd, Naples, FL 34110 | Address not cross-checked against the school's own site in this pass. |
Montessori Academy of Naples | 2655 Northbrooke Dr, Naples, FL 34119 | Same ZIP code as Stonecreek. Address from search results only, not confirmed on the school's own site. |
We flag the last three honestly. We verified the first two directly and we did not verify the last three directly, and rather than presenting five schools as if they carried equal confidence, we are telling you which is which. We could not source current tuition, enrollment or accreditation specifics for any private school listed, and that was outside the scope of this research pass.
Daycare and preschool options near Stonecreek were not researched in this pass and we are not listing any. Laurel Oak Elementary serves PK in addition to K-5, which is a starting point, but we did not survey private early-childhood providers on the corridor and we are not going to produce a list we did not verify.
Institution | Address | Distance from the Stonecreek gate | Free-flow drive time, inferred |
|---|---|---|---|
Florida SouthWestern State College, Collier Campus | 7505 Grand Lely Dr, Naples, FL 34113 | 14.6 miles | about 25 minutes |
Florida Gulf Coast University | 10501 FGCU Blvd S, Fort Myers, FL 33965 | 16.9 miles | about 25 minutes |
Ave Maria University | 5050 Ave Maria Blvd, Ave Maria, FL 34142 | 21.8 miles | about 35 minutes |
Those distances and times are inferred, computed by querying the OSRM open-source routing engine against OpenStreetMap road data from the Stonecreek gate reference point. They are free-flow times with no live traffic. Read the drive-time section further down this page for the full methodology disclosure.
One correction that matters. Hodges University permanently closed after its final day of classes on August 25, 2024, citing an enrollment decline of roughly 80% from fall 2013 to fall 2022 along with financial and accreditation difficulties. Its former Naples campus sat at 2647 Professional Way, in the 34119 ZIP code, roughly two miles from Stonecreek. Do not treat Hodges as a live option; several older community pages still list it as a nearby university. The address now appears in the Collier charter school directory as Mason Classical Academy's 7-12 campus, which is a verified address match and an inferred conclusion about building reuse.
We are not going to answer that one, and the reason is a rule we take seriously. Characterizing who lives in a community, or who a community is suited for, is a fair housing problem regardless of how benignly it is phrased. What we will tell you is factual and verifiable: Stonecreek is an all-ages community with no age restriction anywhere in its recorded Declaration, its three assigned public schools are each A-rated by the Florida Department of Education, and the CCPS Interactive Zoning Tool is the authority for confirming the assignment on any specific address.
For a seller marketing a Stonecreek home, the same discipline applies. School zoning is a factual attribute of the property and can be stated as such, with the boundary-change caveat and a pointer to the district's tool. It should not be paired with language characterizing the buyer.
The closest emergency care to Stonecreek is the NCH Northeast Freestanding Emergency Department, 2.1 miles and roughly four minutes from the gate, and it is Collier County's only freestanding ED. The surprise is what Collier does not have: there is no Level I or Level II trauma center anywhere in Collier County. The nearest are both in Lee County.
Collier County, including all of Naples, has no state-designated Level I or Level II trauma center of its own. NCH's own emergency services page describes its Naples facilities as "trauma receiving facilities for Collier County." A trauma receiving facility stabilizes and transfers. That is not the same designation as a state-verified trauma center, and the difference is not semantic.
The nearest actual Level II Trauma Centers are both Lee Health facilities in Lee County:
Facility | Address | Distance from the Stonecreek gate | Free-flow drive time, inferred |
|---|---|---|---|
Gulf Coast Medical Center | 13681 Doctor's Way, Fort Myers, FL 33912 | 25.6 miles | about 33 minutes |
Lee Memorial Hospital | 2776 Cleveland Ave, Fort Myers, FL 33901 | 32.2 miles | about 42 minutes |
Trauma center designation in Florida is governed by the Florida Department of Health's trauma system program, which is the authority for Level I, Level II and pediatric designations statewide. We verified the designation mechanism directly from the Department of Health. We corroborated the specific Gulf Coast Medical Center and Lee Memorial designations through Lee Health's own trauma page and the Trauma Survivors Network, and we did not independently pull the state's facility-level roster in this research pass. So: the absence of a Collier trauma center is the verified core finding, and the two named Lee County facilities are well corroborated at a secondary level.
Why this matters practically: for a genuine major trauma, a serious vehicle crash, a major fall, a penetrating injury, EMS protocol generally transports to the nearest verified trauma center rather than the nearest emergency department. For a Stonecreek resident, the most serious emergencies may be routed toward Fort Myers rather than toward Naples. That is a legitimate surprise for someone relocating from a metro area with a local trauma center, and it is exactly the kind of fact that a community page should surface rather than bury.
It is also not a Stonecreek problem. It is a Collier County fact that applies identically to every community in the county, from Old Naples to Ave Maria. Anyone using it as a knock on one neighborhood is misusing it.
All distances and drive times below are inferred, computed via OSRM free-flow routing from the Logan Boulevard North and Immokalee Road intersection. Addresses, phone numbers and certifications are verified against NCH's and Physicians Regional's own sites.
Facility | Address | Phone | Distance / free-flow time | Notable certifications |
|---|---|---|---|---|
NCH Northeast Freestanding Emergency Department | 15420 Collier Blvd, Naples, FL 34120 | (239) 624-8700 | 2.1 mi / about 4 min | Collier County's only freestanding emergency department. Emergency department plus imaging, cardiology, pediatrics and primary care on site. Not a full inpatient hospital; it stabilizes and transfers for admission. |
NCH North Hospital | 11190 Health Park Blvd, Naples, FL 34110 | (239) 624-5000 | 5.4 mi / about 10 min | Two emergency departments on one campus, a general ED and the McDonald Pediatric Emergency Department, the only 24-hour pediatric ED in Collier County. Also an OB emergency department. Primary Stroke Center. |
Physicians Regional Medical Center, Pine Ridge | 6101 Pine Ridge Rd, Naples, FL 34119 | (239) 348-4000 | 7.3 mi / about 12 min | Accredited Chest Pain Center with Primary PCI from the American College of Cardiology, meaning 24/7 on-site percutaneous coronary intervention for heart attacks. Same ZIP code as Stonecreek. |
Physicians Regional Medical Center, Collier Boulevard | 8300 Collier Blvd, Naples, FL 34114 | (239) 354-6000 | 13.7 mi / about 24 min | Also an Accredited Chest Pain Center. Per Physicians Regional's own newsroom, Collier Boulevard joined Pine Ridge in adding Primary PCI accreditation, so both campuses now carry the same cardiac accreditation. |
NCH Baker Hospital Downtown | 350 7th St N, Naples, FL 34102 | (239) 624-5000 | 14.7 mi / about 24 min | Home to Collier County's only Comprehensive Stroke Center, the highest level of Joint Commission stroke certification. NCH's emergency services page states this designation sits at the Baker emergency department specifically. |
Four minutes to an emergency department is genuinely close, and for the overwhelming majority of emergencies, that is the relevant number. Chest pain, a fracture, a severe allergic reaction, a child's high fever at midnight: the Northeast freestanding ED is 2.1 miles from the gate.
The layering above it is what a household should understand.
That is a specific, layered, sourced answer. It is more useful than "great hospitals nearby," which is what most community pages offer.
NCH's Wingard Stroke Institute earned Joint Commission Comprehensive Stroke Center accreditation. The NCH emergency services page places that designation at the Baker campus specifically, not at North Hospital. The Wingard branding is sometimes referenced system-wide, which makes it easy to mis-locate the certification. We are stating it precisely: comprehensive stroke, Baker campus, downtown Naples.
Several urgent care and walk-in options sit on or near the corridor. We list them with a clear caveat: their addresses came from search results and we did not independently fetch each provider's own site in this research pass, so treat these as directional and confirm hours before you drive.
Four items, listed rather than glossed:
None of those gaps changes the headline. The closest emergency care to Stonecreek is four minutes away, and the nearest Level II trauma center is in another county.
Logan Landings sits at the Stonecreek gate corner, at Immokalee Road and Logan Boulevard, anchored by a Sprouts Farmers Market. The nearest Publix is 1.9 miles at the Shoppes of Pebblebrooke. Target is 2.4 miles. I-75 at Exit 111 is 2.4 miles. Every drive time on this page is free-flow and inferred, and we disclose the method below.
All distances and times in this section were computed by querying the OSRM open-source routing engine against OpenStreetMap road-network data, from a Stonecreek gate reference point at the Logan Boulevard North and Immokalee Road intersection, geocoded to approximately 26.2727 north, 81.7193 west. That point was sanity-checked against a North Collier Fire District station at the same intersection.
These are free-flow, no-live-traffic driving times on the actual road network. They are not straight-line estimates, which is a real improvement over the distance figures most community pages publish. But they are also not live-traffic times. They are a reasonable proxy for off-season, midday conditions, roughly May through October outside of school dismissal and evening commute windows. They are not a reliable proxy for in-season peak-hour conditions.
We are labeling every one of these numbers inferred and we are disclosing the method every place a cluster of them appears. We are not applying an in-season multiplier, because we could not source one, and inventing a number like "add 40% in season" would be exactly the sort of unfounded precision this page exists to avoid.
Logan Landings, also marketed as The Landings at Logan, occupies the corner of Immokalee Road and Logan Boulevard, the same intersection as the Stonecreek entrance. It is roughly a 90,000 square foot center. Its developer is GL Commercial, affiliated with GL Homes, which built Stonecreek, so the shopping center and the community share a corporate lineage.
Confirmed tenants, per the center's own developer and leasing site:
Retail rosters turn over. We verified this list against the center's own leasing site, and we would still recommend confirming a specific tenant before you make a special trip.
The practical significance of Logan Landings is hard to overstate for a Stonecreek household. A full-format natural grocery, a breakfast restaurant, a casual dinner option and a pet supply store are at the same traffic light as the gate. For a great many daily errands, a Stonecreek resident does not merge onto Immokalee Road at all.
At the Collier Boulevard and Immokalee Road intersection, 1.9 miles and roughly four minutes from the Stonecreek gate, sits the Shoppes of Pebblebrooke at 15265 Collier Blvd, Naples, FL 34119, the same ZIP code as Stonecreek. This is the nearest Publix.
That is a correction worth making explicitly. Several sources point Stonecreek buyers toward the Publix at 13550 Immokalee Rd in the Orangetree area, which opened November 20, 2025. Despite the Immokalee Road street address, that store sits roughly 7.6 miles east of Stonecreek in ZIP 34120, near Randall Boulevard, about 12 minutes away free-flow. The Pebblebrooke store is four times closer. If a page tells you the nearest Publix to Stonecreek is on Immokalee Road at Orangetree, it has not checked.
The Pebblebrooke tenant roster, corroborated across multiple retail directories at a secondary level of confidence rather than from the property manager directly: Publix Super Market, Winn-Dixie Marketplace, Walgreens, CVS Pharmacy, Starbucks, Dunkin', McDonald's, Domino's, Pizza Hut, Subway, Tropical Smoothie Cafe, Verizon Wireless, Mattress Firm, AutoZone and Pinch A Penny.
Store | Address | Distance / free-flow time, inferred |
|---|---|---|
Target, Naples North | 2415 Tarpon Bay Blvd, Naples, FL 34119 | 2.4 miles / about 5 minutes, the closest big-box to Stonecreek |
Costco | 6275 Naples Blvd, Naples, FL 34109 | 8.2 miles / about 15 minutes |
Home Depot | 2251 Pine Ridge Rd, Naples, FL 34109 | 8.9 miles / about 14 minutes |
A note on Costco, because it comes up. A second Collier County Costco has been approved at the southeast corner of Rattlesnake Hammock Road and Collier Boulevard in East Naples, a 162,671 square foot warehouse with a gas station. That location is roughly 15 or more miles south of Stonecreek and is not a Stonecreek-corridor amenity. Anyone describing it as "nearby" for this community is stretching. The Naples Boulevard Costco at 8.2 miles remains the relevant one.
Seed to Table, 4835 Immokalee Rd, Naples, FL 34110, is 3.2 miles and roughly six minutes from the Stonecreek gate. It is a large-format specialty grocery and food hall with produce, prepared foods, bakery, wine and dining, and it functions as a destination rather than a grocery run. It is also the landmark county planners use when describing the proposed Livingston Road flyover, which is covered in the road section below.
Every row is inferred, computed via OSRM free-flow routing as described above.
Destination | Reference address or landmark | Distance | Free-flow drive time |
|---|---|---|---|
Nearest Publix, Shoppes of Pebblebrooke | 15265 Collier Blvd, Naples, FL 34119 | 1.9 mi | about 4 min |
NCH Northeast Freestanding ED | 15420 Collier Blvd, Naples, FL 34120 | 2.1 mi | about 4 min |
Target, Naples North | 2415 Tarpon Bay Blvd, Naples, FL 34119 | 2.4 mi | about 5 min |
I-75 at Immokalee Road, Exit 111 | near Northbrooke Plaza Dr at Immokalee Rd | 2.4 mi | about 5 min |
Seed to Table | 4835 Immokalee Rd, Naples, FL 34110 | 3.2 mi | about 6 min |
North Collier Regional Park | 15000 Livingston Rd, Naples, FL 34109 | 4.3 mi | about 9 min |
NCH North Hospital | 11190 Health Park Blvd, Naples, FL 34110 | 5.4 mi | about 10 min |
Physicians Regional Pine Ridge | 6101 Pine Ridge Rd, Naples, FL 34119 | 7.3 mi | about 12 min |
Mercato | 9100 Strada Place, Naples, FL 34108 | 7.3 mi | about 13 min |
Costco | 6275 Naples Blvd, Naples, FL 34109 | 8.2 mi | about 15 min |
Delnor-Wiggins Pass State Park | 11135 Gulf Shore Dr N, Naples, FL 34108, boundary point | 8.1 mi | about 17 min |
Cocohatchee River Park and Boat Ramp | 13531 Vanderbilt Dr, Naples, FL 34110 | 8.8 mi | about 17 min |
Vanderbilt Beach | Gulf Shore Dr at Vanderbilt Beach Rd public access | 8.9 mi | about 17 min |
Home Depot | 2251 Pine Ridge Rd, Naples, FL 34109 | 8.9 mi | about 14 min |
Waterside Shops | 5415 Tamiami Trail N, Naples, FL 34108 | 10.2 mi | about 18 min |
Big Corkscrew Island Regional Park | 810 39th Ave NE, Naples | 10.3 mi | about 19 min |
Barefoot Beach area, proxy Bonita Beach Park | 27954 Hickory Blvd, Bonita Springs, FL 34134 | 12.4 mi | about 20 min, slightly more to the actual preserve gate |
Gordon River Greenway, Freedom Park trailhead | Golden Gate Pkwy, Naples, FL 34103 | 12.4 mi | about 18 min |
Naples Municipal Airport (APF) | 160 Aviation Dr N, Naples, FL 34104 | 12.8 mi | about 19 min |
Coastland Center | 1900 9th St N, Naples, FL 34102 | 13.3 mi | about 21 min |
Physicians Regional Collier Boulevard | 8300 Collier Blvd, Naples, FL 34114 | 13.7 mi | about 24 min |
NCH Baker Hospital Downtown | 350 7th St N, Naples, FL 34102 | 14.7 mi | about 24 min |
FSW Collier Campus | 7505 Grand Lely Dr, Naples, FL 34113 | 14.6 mi | about 25 min |
Corkscrew Swamp Sanctuary | 375 Sanctuary Rd W, Naples, FL 34120 | 15.6 mi | about 26 min |
Naples Pier and 5th Avenue South | 25 12th Ave S, Naples, FL 34102 | 16.3 mi | about 27 min |
Florida Gulf Coast University | 10501 FGCU Blvd S, Fort Myers, FL 33965 | 16.9 mi | about 25 min |
Ave Maria and Founders Square | Annunciation Cir, Ave Maria, FL 34142 | 21.8 mi | about 36 min |
RSW, Southwest Florida International Airport | 11000 Terminal Access Rd, Fort Myers, FL 33913 | 25.0 mi | about 33 min |
Gulf Coast Medical Center, Level II trauma | 13681 Doctor's Way, Fort Myers, FL 33912 | 25.6 mi | about 33 min |
Lee Memorial Hospital, Level II trauma | 2776 Cleveland Ave, Fort Myers, FL 33901 | 32.2 mi | about 42 min |
Yes, Immokalee Road is busy. We are not going to soften that.
Collier County's population swells materially every winter. Reporting corroborated by a county-commissioned corridor study names Immokalee Road in North Naples, the road Stonecreek sits on, as one of the county's most congested corridors, and the county formally accepted a congestion study aimed at improving safety and flow on it. Southwest Florida's population is widely reported to grow on the order of 20% to 30% during the January through March peak, though that is a directional, qualitative figure rather than a Census statistic and should be treated as such.
The practical implication for a Stonecreek household:
We could not source a specific in-season multiplier for Immokalee Road, and we are not manufacturing one. If you need a real in-season number for a specific trip, drive it in February at the hour you would actually drive it. That is the only method we would stand behind.
Park | Address | Distance / free-flow time | What is there |
|---|---|---|---|
North Collier Regional Park | 15000 Livingston Rd, Naples, FL 34109 | 4.3 mi / about 9 min | Sun-N-Fun Lagoon water park, RecPlex fitness complex, 8 tournament soccer fields, 5 tournament softball fields, the "Can U Dig It" Calusa fossil-dig playground, exhibit hall, 2.5-mile walking trail. Park phone (239) 252-4000, RecPlex (239) 252-4066. |
Cocohatchee River Park and Boat Ramp | 13531 Vanderbilt Dr, Naples, FL 34110 | 8.8 mi / about 17 min | The nearest public boat ramp to Stonecreek. Four launch lanes, courtesy docks, roughly 60 boat-trailer parking spaces, kayak hand-launch, restrooms. Gulf access via Wiggins Pass. |
Big Corkscrew Island Regional Park | 810 39th Ave NE, Naples | 10.3 mi / about 19 min | Community center, aquatic complex with a 25-yard by 25-meter heated pool, children's activity pool, wading pool, 177-foot and 122-foot slides, springboards, event lawn with stage, 4 lighted multipurpose fields, lighted playground, 2 lighted basketball courts, 2 lighted tennis courts, 6 lighted pickleball courts, 2 lighted softball fields, 16 picnic pavilions, walking paths. |
Gordon River Greenway, Freedom Park trailhead | Golden Gate Pkwy, Naples, FL 34103 | 12.4 mi / about 18 min | A 2 to 2.5 mile paved and boardwalk trail system through 140 acres along the Gordon River, running from Freedom Park south past Naples Municipal Airport toward Baker Park. Open 6:30 AM to 10 PM, free, leashed dogs allowed. |
Corkscrew Swamp Sanctuary | 375 Sanctuary Rd W, Naples, FL 34120 | 15.6 mi / about 26 min | Boardwalk trail through old-growth bald cypress swamp. Operated by the National Audubon Society, not a county park. |
Two sourcing caveats. The North Collier Regional Park and Cocohatchee River Park details come from the county-branded parks site and aggregated sources rather than from the primary county domain, and we would recommend a direct check before relying on specific hours or amenity availability. The Big Corkscrew Island Regional Park amenity list comes from the county's own news release describing Phase I; whether amenities have expanded beyond Phase I since that release is something we could not confirm.
We also could not source any county bicycle-path or multi-use-path map showing paved connections from Stonecreek itself toward these parks. If off-street bike connectivity matters to you, that is worth verifying with Collier County before you buy.
Stonecreek does not have a golf course of its own. There is no bundled golf membership, no equity requirement, and no golf assessment. For some buyers that is the entire reason they are looking at this community, because it removes a fixed cost that bundled-golf communities carry whether or not the household plays.
For buyers who do play, the Immokalee Road corridor carries several bundled-golf communities within a short drive, including Valencia Golf and Country Club and Heritage Bay, both discussed in the comparison section further down this page. We are deliberately not publishing a list of public course tee-time options, green fees or membership availability, because that data was not in our research scope for this build and we are not going to assemble a partial list and present it as complete. If golf access is a decision driver, tell us and we will do that work specifically for you. (239) 898-6072.
Immokalee Road is already six lanes through the Stonecreek and Logan Boulevard North corridor, widened roughly 2007 to 2008. That single fact reframes every "road improvements are coming" claim about Stonecreek. The pipeline here is not more mainline lanes. It is adaptive signals, an I-75 interchange rebuild, a proposed flyover, and a parallel relief route that already opened.
Nearly every Naples community page that discusses road projects implies that a widening is coming. On this corridor that is simply not the story. Immokalee Road was expanded from four lanes to six before the Great Recession, roughly 2007 to 2008, per County Commissioner Bill McDaniel's account in Gulfshore Business. The mainline capacity project already happened, more than fifteen years ago.
That means two things for a Stonecreek buyer. First, you are not facing years of mainline construction disruption in front of the gate, because there is no mainline widening programmed here. Second, and less comfortably, the easy capacity fix has already been spent. The remaining tools are intersection work, interchange rebuilds, signal optimization and parallel routes. Those are more surgical and generally less disruptive, but they also deliver less raw throughput than adding lanes.
1. Adaptive traffic signal control between Livingston Road and Logan Boulevard. This is the single project most directly aimed at the segment Stonecreek residents drive every day. Adaptive signal control systems adjust signal timing in real time based on measured demand rather than running fixed cycles. Collier County is deploying one on Immokalee Road between Livingston Road and Logan Boulevard, as part of an $82.3 million county traffic improvement package. It is under implementation.
We should be precise about a limitation in our own sourcing. Installation reportedly began in November, and context strongly suggests November 2025, but we could not open the primary county news release to confirm the year with certainty, so we label the year as inferred while the project itself and its segment are verified. The segment is the point: this is the exact frontage Stonecreek uses.
2. A diverging diamond interchange at I-75 and Immokalee Road, Exit 111. FDOT project number 454099-1. A diverging diamond interchange briefly crosses opposing traffic flows to the opposite side of the road, eliminating left turns across oncoming traffic and dramatically increasing throughput at the ramp terminals. The timeline, verified from FDOT's own SWFL Roads project page:
That interchange sits roughly two miles from the Stonecreek gate. It is also part of the broader I-75 widening effort from six lanes to ten under FDOT's Moving Florida Forward initiative, running from Corkscrew Road Exit 123 in Estero south to Golden Gate Parkway Exit 105 in Collier.
For a Stonecreek buyer, that is a real double-edged fact. The finished interchange will meaningfully improve the corridor's worst chokepoint. The construction period, beginning as early as 2027, will be disruptive two miles from your gate. Both halves of that belong on a page that intends to be useful.
3. A proposed Livingston Road flyover over Immokalee Road. County planners have described a flyover carrying Livingston Road over Immokalee Road, near the Seed to Table store, roughly one to one and a half miles west of Logan Boulevard. Per September 2025 reporting, the county plans to build it "in the next five years." It is at the proposed stage. No construction date is set that we could source.
4. The Vanderbilt Beach Road Extension, Phase 1, which already opened. This one is complete, not pending. Phase 1 of the Vanderbilt Beach Road Extension opened June 12, 2026, with a ribbon-cutting July 1, 2026. It cost $153 million and runs from Collier Boulevard east to 16th Street NE in Golden Gate Estates, roughly seven miles, six lanes near Collier Boulevard tapering to two lanes east of Wilson Boulevard.
Its explicit purpose is to function as a parallel east-west relief route, pulling load off Immokalee Road. Phase 2, from 16th Street NE to Everglades Boulevard, is in final design with construction possibly starting toward the beginning of 2027. A 16th Street NE bridge over the canal, connecting Randall Boulevard to Golden Gate Boulevard, was tied to the Phase 1 completion.
This is the most underappreciated item on the list. For Stonecreek buyers reading corridor traffic complaints written before June 2026, the relief route those complaints called for has now opened. Whether it delivers measurable relief on the Logan Boulevard segment is a question for the next traffic count cycle, and we are not going to claim it has.
Here is the honest state of the corridor volume data.
Immokalee Road east of Valewood Drive carried an average daily traffic count of 61,315 vehicles in 2025, with a quarterly range of 53,623 to 59,092, per Collier County's 2025 traffic count publication.
We are labeling that an inferred proxy rather than a verified Logan Boulevard figure, and we want to be specific about why. Valewood Drive sits roughly 1.5 miles west of Logan Boulevard North on Immokalee Road. That count station is a reasonable corridor proxy and it is the nearest published station we found, but it is not the Logan Boulevard intersection itself. Presenting it as "Stonecreek's traffic count" would be a small dishonesty, so we are not doing that. It is the nearest published corridor count, roughly 1.5 miles west.
For trend context, older corridor data from the Immokalee Road Corridor Congestion Study showed 43,400 vehicles per day in 2021, with volume projected to grow 67% by 2040. Use the 2025 figure as the current number and the 2021 figure only for the growth trajectory.
We could not source an explicit level-of-service letter grade for the Immokalee Road segment adjacent to Logan Boulevard. Level of service is graded A through F and is the standard planning metric for corridor congestion. We looked for it and did not find a published grade for this specific segment, so we are not assigning one. Anyone who publishes an LOS letter for this segment should be able to name the document it came from.
What is documented, qualitatively, is that county leadership describes Immokalee Road in North Naples as traffic-clogged and a primary east-west commuter bottleneck, and that the county formally accepted a corridor congestion study for it.
The Immokalee Road at Logan Boulevard intersection improvement, meaning Stonecreek's own corner, is identified in the Collier MPO 2045 Long Range Transportation Plan as cost feasible for design and construction between Fiscal Years 2031 and 2045.
We label this inferred and we want the reason on the record. Two independent search syntheses both cite the Collier MPO 2045 LRTP for that FY2031 to FY2045 window, which is meaningful corroboration, but the underlying PDF was not opened directly in our research pass to pull the exact page and table. That is a gap in our verification chain, not in the finding's plausibility.
The practical read either way: this is a recognized future need, not a funded near-term project. A buyer should not expect the Stonecreek corner intersection to be rebuilt in the next few years, and anyone selling that expectation is going beyond the record.
For completeness, here is the broader Collier County road program, with distance discipline applied so that nothing far away gets presented as a Stonecreek amenity.
Project | Segment | Status | Distance context |
|---|---|---|---|
Adaptive signal control, Immokalee Rd | Livingston Rd to Logan Blvd | Under implementation | Stonecreek's own frontage segment |
I-75 at Immokalee Rd diverging diamond, Exit 111 | FDOT 454099-1 | PD&E, construction anticipated early 2027 | About 2 miles from the gate |
Livingston Rd flyover over Immokalee Rd | Near Seed to Table | Proposed, county planned "next five years" | About 1 to 1.5 miles west |
Immokalee Rd at Logan Blvd intersection | Stonecreek's corner | Long-range, MPO cost feasible FY2031 to FY2045, inferred | At the gate |
Vanderbilt Beach Rd Extension Phase 1 | Collier Blvd to 16th St NE | Opened June 12, 2026, $153 million | Parallel relief route, east of the corridor |
Vanderbilt Beach Rd Extension Phase 2 | 16th St NE to Everglades Blvd | Final design, construction possibly early 2027 | Further east |
Vanderbilt Beach Rd at Logan Blvd intersection | VBR at Logan | Legal notice 25-8327 published, bid stage | South of Stonecreek on Logan Blvd |
I-75 widening, 6 to 10 lanes | Corkscrew Rd Exit 123 to Golden Gate Pkwy Exit 105 | Programmed, Moving Florida Forward | Regional |
Pine Ridge Rd at I-75 diverging diamond, Exit 107 | Pine Ridge Rd / I-75 | Under construction, estimated completion mid-2027 | About 8 miles southwest |
Collier Blvd at I-75 flyover, Exit 101 | City Gate Dr to Business Circle S | Under construction | Regional |
Randall Blvd at Immokalee Rd upgrade | Randall Blvd | Proposed | East of the corridor |
Immokalee Rd at Oil Well Rd, second right-turn lane | Immokalee Rd / Oil Well Rd | Awarded June 23, 2026, $807,029.10 contract | East of the corridor, Golden Gate Estates |
Airport-Pulling Rd widening, 4 to 6 lanes | Vanderbilt Beach Rd to Immokalee Rd | Proposed | West of Stonecreek |
Pine Ridge Rd widening, 4 to 6 lanes | Logan Blvd to Collier Blvd | Proposed, funding requested, inferred | South of Stonecreek |
Collier Blvd widening, 4 to 6 lanes | City Gate Blvd N to Green Blvd | Proposed | Southeast |
Wilson Blvd widening, 2 to 4 lanes | Immokalee Rd to Golden Gate Blvd | Proposed | East |
Everglades Blvd widening, 2 to 4 lanes | Oil Well Rd to Golden Gate Blvd | Proposed | Far east |
Oil Well Rd widening, final section | Everglades Blvd to Oil Well Grade Rd | Proposed | Far east |
The Karlyn. At 7576 Immokalee Road, east of Logan Boulevard on the south side, adjacent to Saturnia Lakes and Logan Landings, developer Roers Companies has built a 159-unit market-rate apartment building for residents 55 and older. The main building runs 189,317 square feet across three stories on nine acres, with a fitness center, yoga room, library, club dining room and pool. A right-turn lane into the site off Immokalee Road was required before construction. The source article projected an April 2026 completion; we could not confirm actual delivery as of this writing.
Retail and commercial on the corridor. Logan Landings is existing rather than pipeline. A commercial PUD approved on the south side of Immokalee Road between Wilson and Randall Boulevards, roughly six to eight miles east and outside the immediate Stonecreek corridor, will allow 125,000 square feet of commercial including up to 80,000 square feet of indoor self-storage and at least 40,000 square feet of neighborhood retail.
We found no evidence of any Costco, Target or Aldi planned for the Immokalee Road and Logan Boulevard intersection itself. The only Costco pipeline project in Collier County we located is the East Naples location at Collier Boulevard and Rattlesnake Hammock Road, roughly 15 or more miles from Stonecreek.
Public safety. North Collier Fire and Rescue operates an existing station at 790 Logan Boulevard North, directly in the Stonecreek corridor and serving the gate area today, confirmed against the Florida Department of Financial Services fire station registry. A new North Collier Fire and Rescue Station 48 at 16170 Livingston Road broke ground July 9, 2026 and is scheduled to open in late 2027, an 8,150 square foot facility roughly two to three miles from the corridor. We label the exact groundbreaking date as well corroborated but not confirmed from a primary district release.
We could not source any new or planned Collier County library branch specific to this corridor, any dedicated EMS station separate from the North Collier Fire District stations, or any new public school under construction within roughly three miles of Logan Boulevard and Immokalee Road.
Collier County's Growth Management Plan channels large-scale new development east into the Rural Lands Stewardship Area, an incentive-based overlay covering roughly 190,000 acres established in 2002, the first program of its kind in Florida. Landowners create Stewardship Sending Areas for preservation, generating credits that entitle Stewardship Receiving Areas: towns, villages, hamlets and compact rural developments. More than 50,000 acres of habitat, flow ways and agricultural land have been protected under the program.
The visible output is the Town of Big Cypress and its villages, approved 2020 to 2021 for up to 7,850 homes combined across Rivergrass, Bellmar and Longwater, plus Hyde Park Village on Oil Well Road. Lennar broke ground on Rivergrass Village on January 29, 2026, a 545-acre site with more than 1,000 homes, with first residents not expected until 2027. A Taylor Morrison golf course community of roughly 1,000 homes on 450 acres sits across Oil Well Road from it. Collier County is also designing a $438 million Northeast water reclamation and water treatment facility complex to serve that growth, with a construction contract expected to be awarded in 2028.
None of that is within three miles of Stonecreek, and we are not going to present it as if it were. Rivergrass sits roughly 15 miles east of I-75. The relevance to a Stonecreek buyer is indirect but real: because the county is steering large-scale growth east rather than infilling North Naples, the "what changes around Stonecreek" story is dominated by road and interchange projects and small infill parcels rather than by new master-planned communities appearing next door. That is an inference we are drawing from the sourced facts above, and we label it as reasoning rather than as a quoted finding.
If you are buying in Stonecreek and worried about traffic, here is the whole picture in five sentences. The road in front of the community is already at its planned mainline width and will not be widened further. Volume on the corridor is high, roughly 61,000 vehicles a day at the nearest published count station 1.5 miles west, and it grows in season. The improvements actually programmed are signal optimization on your exact segment, a major interchange rebuild two miles away starting as early as 2027, a proposed flyover, and a parallel relief route that opened in June 2026. Your own corner intersection is a long-range MPO item, not a near-term project. Anyone who tells you the corridor is about to get dramatically better, or dramatically worse, is going beyond what the documents support.
No. Stonecreek is an all-ages community. No age restriction language appears anywhere in the recorded Declaration, and the recorded rules affirmatively address children's amenity use. The false "55-plus" claim has a traceable cause: glhomes.com/stonecreek now issues a 301 redirect to glhomes.com/valencia-trails, a separate GL Homes 55-plus community. Nine more corrections follow.
We built this section because Stonecreek has accumulated an unusual amount of bad information in search results, and because correcting it with primary sources is more useful than repeating it. Every correction below is traceable to a document, a query, or a tested URL.
What the internet says: that Stonecreek is an active adult or 55-plus community.
What the record shows: we read the recorded Declaration, Collier OR 5132 Page 3110, and the Fourth Amended and Restated Rules and Regulations, Collier OR 5708 Page 398, in full. There is no "55 and over" language, no "housing for older persons" language, no age-restricted community definition, and no exemption clause of the type Florida developments include when they intend to qualify as age-restricted housing under the federal Housing for Older Persons Act.
The affirmative evidence runs the other way. The Recreation Tract rules explicitly address children's use: an identification badge and supervision requirement for residents 13 and under, who must be accompanied by an adult 18 or older, and a "12 and under" designation for the splash zone and playground. A community drafting age-restriction covenants does not simultaneously draft a children's splash-zone supervision rule.
Where the error came from, tested directly: GL Homes built Stonecreek and once maintained a community page at glhomes.com/stonecreek. Stonecreek is sold out and fully built, and it no longer appears on GL Homes' current sitemap. That URL now issues an HTTP 301 redirect to glhomes.com/valencia-trails, which is a separate, currently-selling GL Homes 55-plus community elsewhere in Naples. We tested the redirect directly on 2026-07-29.
That is the mechanism. A search engine that indexed the old Stonecreek URL and later crawled it found a page titled for a 55-plus community. The developer repointed an obsolete slug to an active project, which is ordinary website housekeeping, and the search index inherited the mismatch. This is not a claim about Stonecreek. It is a URL-reuse artifact on the builder's own domain.
We are documenting the redirect rather than blaming a listing portal, because the redirect is cleaner evidence and it is something any reader can verify in ten seconds.
Fair housing note. We are stating a documentary fact about the recorded covenants: there is no age restriction. We are deliberately not characterizing who lives in Stonecreek, who it is suited for, or what kind of household should consider it. Those characterizations are fair housing problems no matter how positively they are framed, and we do not make them.
That number circulates in search results attached to Stonecreek. It is the Collier County-wide median HOA figure, not Stonecreek's assessment. Repeating a county median as a specific community's fee is the single most common data error we see on Naples community pages.
The Stonecreek Association does not publish current assessments publicly; the resident portal is login-gated. We are not publishing an assessment figure anywhere on this page for that reason, and we direct readers to ICON Management for the current number. That section of this page goes into the reasoning in full.
Many Naples communities of this vintage carry a Community Development District assessment, which is a separate non-ad-valorem line on the tax bill funding infrastructure debt service. Stonecreek does not.
The predecessor Parklands Collier Community Development District was dissolved on 2015-02-02 by Collier County Ordinance 2015-04, per the Florida Official List of Special Districts. Stonecreek is absent from Collier's Independent District Offices list of named CDDs, and three real 2025 Stonecreek tax bills carry exactly one non-ad-valorem line, District 1 Garbage at $261.91, with no CDD assessment.
That is a genuine buyer-value finding with an ordinance number attached. The full treatment is in the money section of this page.
Pages claiming Stonecreek sits in FEMA Zone X, and that flood insurance is therefore unnecessary, are contradicted by the data. We ran 179 FEMA National Flood Hazard Layer point queries across all 14 interior Stonecreek streets. Zone AH returned on 144 points, Zone AE on 29, five points fell on an AE and AH boundary, and exactly one point returned Zone X, on Nova Lane.
99.4% of Stonecreek sits inside a FEMA Special Flood Hazard Area, and 9 of the 14 streets are internally split across more than one zone along their own length. The flood section of this page carries the full methodology.
The STATIC_BFE field returned the FEMA sentinel value -9999 on every single one of those 179 points. That sentinel means the field is not populated in the National Flood Hazard Layer for this area. It is a data-quality finding about FEMA's dataset, not a gap in our research.
The consequence is direct: any page publishing a specific Stonecreek Base Flood Elevation did not get it from the NFHL, because the NFHL does not have one here. We are not publishing a BFE for that reason.
Covered in full in the schools section above. Collier County Public Schools' legacy mobile school-directory pages for Laurel Oak Elementary and Oakridge Middle still carry "Feeder Pattern: Gulf Coast High." That text predates the 2023 opening of Aubrey Rogers High School and was not updated when boundaries changed. The live Interactive Zoning Tool, queried against the Stonecreek address, returns Aubrey Rogers High for 2026-2027, and the zoning tool is the district's designated authority.
Two district-run sources disagree with each other. One is current. We are telling you which.
There are no sub-associations under any Stonecreek name. Stonecreek is one undifferentiated Chapter 720 property owners association with no platted or marketed sub-neighborhoods, no named enclaves, and no villages. GL Homes built in construction phases, but those phases were never platted or marketed as distinct named communities.
Pages that imply Stonecreek enclaves are describing something that does not exist. This finding drives the structure of the final section of this page.
A query against Collier County's own ArcGIS PUD feature service for any planned unit development named STONECREEK returns zero features. The entitlement governing this land is the PARKLANDS RPUD, operative ordinance 12-30, verified four independent ways including the official zoning atlas sheet 8609N and Municode's Land Development Code Appendix F.
That is not a technicality. It is why searching county records for "Stonecreek PUD" produces nothing and why the community's Phase 1 plat is recorded as PARKLANDS PLAT ONE rather than under the Stonecreek name.
This one is our own data admitting an inconsistency, which is not a comfortable thing to publish and is exactly why it is worth publishing.
In our Southwest Florida MLS (Matrix) pull, all 36 closed Stonecreek rows carried GEO Area NA21. The active set carried NA21 on 14 rows, NA01 on one row on Kensington Circle, and NA11 on one row on Luminary Avenue. Both of those streets appear as NA21 on other rows in the very same pull, so these are listing-agent data-entry inconsistencies on a single field, not evidence of different communities. Both rows are legitimately Stonecreek and both are retained in every statistic we published.
The corollary is the useful part. Anyone pulling Stonecreek numbers by map area rather than by Development Name will get a different answer than we did, because the MLS itself does not agree with itself about which area code Stonecreek sits in. There is also no dedicated GEO Area for Stonecreek or Parklands; all 152 geo areas were enumerated and none is Stonecreek-specific.
Riverstone is a separate GL Homes community, adjacent to Stonecreek on the same corridor, sitting on the Terafina PUD in a different section of the township. It is 802 single-family homes built roughly 2012 to 2016 or 2017. It has its own separate clubhouse and its own indoor court.
The two communities get conflated constantly, and there is a specific reason: GL Homes reuses floor plan names across its portfolio. The same plan names appear in Stonecreek, in Riverstone, and in GL Homes communities elsewhere in Florida. A plan name alone does not identify a Stonecreek home.
Our rule on this build has been absolute. Every Riverstone fact on this page is sourced independently and never blended into a Stonecreek claim. If you are reading a page that describes "Stonecreek and Riverstone" interchangeably, or that quotes one community's amenities while pricing the other's homes, close it.
Ten corrections is a lot of corrections for one community. They exist because Stonecreek sits at the intersection of several things that generate bad data: a builder that reused a URL, a builder that reuses plan names, a county entitlement recorded under a different name, a dissolved special district, a school boundary that moved in 2023, and a FEMA dataset with an unpopulated field.
Pulling the recorded documents, running the queries, and testing the redirect is more work than repeating what other pages say. It is also the only way to get this right, and it is how Top 1% Real Estate Agents Nationally Since 2008 approach a listing or a purchase. If you want the instrument numbers so you can read the same documents, call (239) 898-6072 and we will send them.
Buyers considering Stonecreek almost always look at other communities on the Immokalee Road corridor. The most useful comparisons are Riverstone, Bent Creek Preserve, Esplanade by the Islands, Valencia Trails, Terreno, Valencia Golf and Country Club, and Heritage Bay. Each is sourced independently below, and none of their facts is blended into a Stonecreek claim.
Community | Builder | Status | Detail |
|---|---|---|---|
Riverstone | GL Homes | Sold out, resale only | 802 single-family homes, built roughly 2012 to 2016 or 2017. Adjacent to Stonecreek on the Terafina PUD. The single most-confused community relative to Stonecreek. |
Bent Creek Preserve | CalAtlantic, finished by Lennar after the February 2018 merger | Sold out | 480 residences, single-family and twin villas, built 2015 to 2020 |
Esplanade by the Islands | Taylor Morrison | Actively selling | Roughly 1,250 homes on approximately 525 acres. Single-family, twin villas and coach homes. |
Valencia Trails | GL Homes | Build-out complete or nearing | 853 single-family homes, 55-plus. The "sold out" characterization is inferred from third-party aggregation rather than a GL Homes statement, so treat it as soft. |
Terreno | DiVosta, a Pulte brand | Actively selling | 680-plus homes, 1,405 to 3,970 square feet, off Oil Well Road roughly two miles from Immokalee Road |
Valencia Golf and Country Club | D.R. Horton originally, later Lennar-built homes within the community | Mature, at or near build-out | Bundled golf, homes 1,850 to 4,340 square feet, Gordon Lewis course from 1997, renovated 2010 |
Heritage Bay | Lennar | Mature, resale market | Bundled golf, mixed product including condos, coach homes, verandas and single-family |
Twin Eagles | Toll Brothers | Status not confirmed | We could not confirm current new-construction status. We are not asserting sold-out or selling. |
Riverstone deserves its own paragraph because it is the community most likely to contaminate a Stonecreek research process.
Riverstone is a GL Homes community, adjacent to Stonecreek, on Immokalee Road near the Logan Boulevard corridor. It comprises 802 single-family homes built roughly 2012 to 2016 or 2017, and it is sold out of new construction, so anything for sale there today is a resale. It sits on the Terafina PUD, a different entitlement in a different section of the township from Stonecreek's PARKLANDS RPUD. It has its own separate clubhouse with its own indoor court.
Now the confusion vectors. Same builder. Same corridor. Same era, roughly. Overlapping floor plan names, because GL Homes reuses plan names across its portfolio. Similar product type. And a name that starts with the same letter and ends in "stone."
The practical consequence for a buyer is that a great deal of "Stonecreek" content on the internet is actually describing Riverstone, and vice versa. Amenity lists get swapped. Home counts get swapped. Clubhouse square footage gets swapped. We have kept every Riverstone fact on this page independently sourced and clearly labeled, and we would encourage you to demand the same standard from any other page you read about either community.
If you are genuinely deciding between the two, that is a real comparison and we are happy to run it properly. It requires pulling both communities' recorded documents and both communities' market data separately, which is what we do rather than what most pages do.
Esplanade by the Islands is a Taylor Morrison community in the North Naples corridor, planned at roughly 1,250 homes across approximately 525 acres, with single-family homes, twin villas and coach homes. Unlike Stonecreek, Riverstone, Bent Creek Preserve and Valencia Trails, it is actively selling new construction, with active inventory in the coach home and villa collections at the time of our research pass and a builder incentive running.
The trade for a buyer is the familiar new-construction versus resale trade. New construction offers builder warranty, current code, and selection. Resale offers immediate occupancy, mature landscaping, established assessments with a track record, and a known community rather than a projected one. Stonecreek is firmly in the second category: fully built out, fully platted, with a recorded fee structure and a documented rules history going back to 2015.
Originally a CalAtlantic Homes community, finished by Lennar after CalAtlantic merged into Lennar in February 2018. 480 residences, a mix of single-family homes and twin villas, built 2015 to 2020. Sold out of new construction.
The product mix is the key difference from Stonecreek. Stonecreek is single-family detached only, one and two story, with no villa, townhome, condo or attached product found in any clean source. Bent Creek Preserve's twin villas give it an attached-product tier that Stonecreek does not have, which matters if you want a smaller-maintenance footprint at a lower price point.
Valencia Trails is a GL Homes community, planned at 853 single-family homes, and it is a 55-plus community. It is reported as build-out complete or nearing complete, with a new clubhouse opening described as capping off build-out. We are labeling the "sold out" characterization inferred because it comes from third-party aggregation of the clubhouse news rather than from a GL Homes statement we read directly. We are softening it rather than repeating it as fact.
Valencia Trails matters to a Stonecreek buyer for two reasons. First, it is the actual destination of the glhomes.com/stonecreek 301 redirect, and therefore the traceable origin of the false "Stonecreek is 55-plus" claim. Second, it is the genuine 55-plus option in the GL Homes portfolio in this market, which means a buyer specifically seeking an age-restricted community has a real GL Homes answer, and it is not Stonecreek.
Terreno is built by DiVosta, which is a Pulte Homes brand. It is not a GL Homes community and it is not a Lennar community. We are flagging that explicitly because the misattribution circulates.
Terreno sits off Oil Well Road, roughly two miles from Immokalee Road, east of the immediate Stonecreek corridor. It is actively selling, with more than 680 single-family homes planned, ranging from 1,405 to 3,970 square feet.
The size range is instructive against Stonecreek. Our own Southwest Florida MLS (Matrix) pull across 52 closed and active Stonecreek rows shows an observed living area range of 2,081 to 5,047 square feet. Terreno's program starts meaningfully smaller and tops out lower. These are different product positions, not the same product at different addresses.
Originally a D.R. Horton community from 2006, with later Lennar-built homes inside it. A bundled golf community with homes from 1,850 to 4,340 square feet and a Gordon Lewis-designed golf course dating to 1997, renovated in 2010. Established and mature, at or near build-out. We did not confirm remaining new-construction inventory.
Bundled golf is the central distinction. In a bundled golf community, golf membership is mandatory and its cost is embedded in the assessment structure whether or not a household plays. Stonecreek has no golf course, no bundled membership, and no golf assessment. For a golfing household, bundled golf can be excellent value. For a non-golfing household, it is a fixed cost with no return.
A Lennar bundled golf community off the Immokalee Road corridor, mature, with an active resale market across condos, coach homes, verandas and single-family homes. We found no evidence of remaining new-construction builder inventory.
Heritage Bay's mixed product type is the contrast with Stonecreek. A buyer who wants a lock-and-leave condo or coach home with golf access is looking at a fundamentally different housing product than Stonecreek's single-family detached inventory.
Twin Eagles is a Toll Brothers golf community in the North Naples and Immokalee corridor. We could not confirm its current new-construction sold or selling status, and we are not going to assert one in either direction. If Twin Eagles is on your list, ask us and we will confirm it live rather than publishing a guess that ages badly.
The seven communities above differ from Stonecreek along four axes that matter more than price per square foot.
Layer on the things this page has documented that most comparison charts never touch: no CDD, an association that maintains landscaping on individual lots, a 45-day architectural review that defaults to disapproved, a 30-day lease floor with a four-lease annual cap, and 99.4% of the community inside a FEMA Special Flood Hazard Area. Those are the differences that show up in your monthly cost and your daily experience, and they are not on any comparison chart we have seen.
Running this comparison properly means pulling each community's recorded documents and each community's own market data separately. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and the reason that matters here is that we have transacted across these corridors enough times to know which differences are real and which are marketing. Call (239) 898-6072 and tell us which two or three you are weighing.
Stonecreek's strongest arguments are no CDD, association-maintained lot landscaping, an unusually well-documented governance structure, three A-rated assigned schools, and a location with a grocery-anchored center at the gate. Its real drawbacks are a 99.4% Special Flood Hazard Area footprint, a heavy traffic corridor, a strict architectural review that defaults to disapproved, and an assessment figure the association does not publish.
We write these sections because the alternative is a page that lists only advantages, which no reader believes and no search engine should reward. Everything below traces to a sourced finding elsewhere on this page.
No CDD, verified three ways. Stonecreek carries no Community Development District assessment. The predecessor Parklands Collier CDD was dissolved on 2015-02-02 by Collier County Ordinance 2015-04. Three real 2025 tax bills show exactly one non-ad-valorem line, District 1 Garbage at $261.91. In a Naples market where a great many comparable communities carry CDD debt service on the tax bill, this is a real and quantifiable difference in monthly cost.
The association maintains landscaping on individual lots. Mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on your own lot, not merely on common areas, per the recorded rules. This changes the fee-value calculation in a way that most fee comparisons completely miss.
Three A-rated assigned schools. Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, all A-rated by the Florida Department of Education for 2025-2026, all confirmed against the CCPS live zoning tool for the Stonecreek address. Laurel Oak was the top-scoring elementary in the county that year. Oakridge has held an A for more than two decades per its own principal.
A grocery-anchored center at the gate corner. Logan Landings with Sprouts Farmers Market, First Watch, Oak & Stone and more, at the same traffic light as the entrance. The nearest Publix at 1.9 miles, Target at 2.4 miles, I-75 at 2.4 miles, and emergency care at 2.1 miles. For daily errands, a Stonecreek household frequently does not merge onto Immokalee Road at all.
No bundled golf, and therefore no golf assessment. For a non-golfing household this removes a fixed monthly cost that several comparable corridor communities carry.
Unusually complete documentation. The recorded Declaration and the Fourth Amended and Restated Rules and Regulations are both available as Clerk-stamped scans through the association's own public document folder, without a login. Current lease application and ACC packets sit alongside them. A buyer can read the actual rules before making an offer, which is not true of every community in this market.
Milestone Inspection and Structural Integrity Reserve Study requirements do not apply. Stonecreek is a Chapter 720 property owners association of single-family homes. Those statutes are Chapter 718 and 719, condominium and cooperative only. That is a clean answer with a clear statutory reason, and it removes a category of assessment risk that has hit Florida condominium owners hard.
Evacuation Zone E, uniform across the community. Inland siting means storm surge relevance is minimal.
99.4% of Stonecreek is inside a FEMA Special Flood Hazard Area. Of 179 point queries across all 14 interior streets, 144 returned Zone AH, 29 returned Zone AE, five fell on a boundary, and exactly one returned Zone X. Nine of the 14 streets are internally split across more than one zone. A federally-backed mortgage on a home in an SFHA carries a flood insurance requirement. Anyone who told you Stonecreek is a Zone X community was wrong, and the cost consequence is real.
The FEMA maps here are fourteen years old, and the BFE field is empty. FIRM panels 12021C0205H, 0211H and 0212H are all effective 2012-05-16, and were not touched by Collier's 2024 revision, which was coastal only. The STATIC_BFE field returned the -9999 sentinel on every one of our 179 points, meaning FEMA has not populated a base flood elevation here. You cannot look up a published BFE, and neither can anyone else.
Immokalee Road is a heavy corridor. Roughly 61,315 vehicles a day at the nearest published count station 1.5 miles west of Logan Boulevard, with older data showing 67% growth projected by 2040. It is already six lanes, so no further mainline widening is programmed. Your own corner intersection is a Collier MPO long-range item for FY2031 to FY2045. Season makes it worse and no in-season multiplier is published.
Architectural review defaults to disapproved. A 45-day Committee window where silence is a no, not a yes, plus a $100 processing fee and deposits up to $5,000 on roof, solar, pool, spa and cage work. Fences must be bronze aluminum rail, four to six feet, with a crew access gate. Exterior paint must match the Declarant's original schemes, and the approved palette is not published as a printed list.
The association does not publish current assessments. The resident portal is login-gated. We will not publish an assessment figure because we could not verify one, and the figures circulating publicly are either unverified or, in the "$538 a month" case, a county-wide median with no connection to this community. That means a buyer must obtain the current number from ICON Management rather than looking it up.
Leasing is tightly capped. Thirty-day minimum, four leases per home per twelve months with the fourth requiring six months, no sub-letting, whole-home only, Board approval before move-in, five-day written notice or the lease is void, and terminated leases still count against the cap. For an owner-occupant that is a feature. For an investor it is a real constraint.
No golf, no dog park that we could source, and no on-site restaurant. Stonecreek has no golf course. We found no dog park in any document we read, though we are careful to note we could not confirm a negative. If those are requirements, this is not the community.
Fines are uncapped for continuing violations. The recorded Declaration authorizes daily fines for continuing violations "without any limitation on the amount," and expressly permits fines exceeding $1,000. There is a fourteen-day notice requirement and an independent hearing committee, which are meaningful protections, but the ceiling language is aggressive.
Hurricane wind exposure and extended outages. Stonecreek's real storm exposure is wind and extended power outages rather than surge. Irma delivered the worst local wind, with a 142 mph gust recorded near Naples Airport as a proxy reading, not a Stonecreek measurement.
Some facts are neither pro nor con and get miscategorized by pages with an agenda.
No sub-neighborhoods. One undifferentiated POA with no enclaves. That is simpler governance and a single fee schedule, which some buyers prefer and others find monotonous.
Two recorded plats under different names. Phase 1 is PARKLANDS PLAT ONE, lots 1 to 287. Phase 2 is STONECREEK 2, lots 288 to 618. This is a county records reality that affects title work and confuses searches, and it does not fragment the MLS data.
Single builder, single product type. GL Homes single-family detached only, roughly 2,081 to 5,047 square feet observed. Architectural consistency, and less variety.
Bare-earth ground elevation of 15.74 to 24.27 feet across the footprint, interior mostly 15.7 to 19.7 feet. That is bare-earth USGS data, never finished floor, and it says nothing about any individual home's elevation certificate.
We are going to phrase this in terms of requirements rather than in terms of people, because that is both the fair housing discipline and the more useful framing.
Look harder at Stonecreek if your requirements include: no CDD assessment, landscape maintenance included on your own lot, single-family detached construction from roughly 2016 onward, assigned schools with A grades, a grocery-anchored center within walking distance of the gate, emergency care within a few minutes, and no bundled golf cost.
Look elsewhere if your requirements include: a home outside a FEMA Special Flood Hazard Area, short-term or vacation rental income, an attached or maintenance-free product type, bundled golf, complete freedom over exterior modifications and landscaping, a published dog park, or a light-traffic road frontage.
Neither list is a judgment about the community. Stonecreek is a well-documented, well-located, fully built community with a specific and legible set of trade-offs. The trade-offs are the point of this section.
If you want help weighing them against your actual requirements, that conversation is free and it is the part of this job we like best. Jesse McGreevy at (239) 898-6072, or Marc Comisar at (239) 287-5873.
Stonecreek has no named sub-neighborhoods, no platted enclaves, and no marketed villages. It is one undifferentiated property owners association covering all 618 lots. That is why there are no separate Stonecreek enclave pages here, and why any page implying that Stonecreek enclaves exist is describing something that does not. Below is what is genuinely coming instead.
Most Tier 2 community pages on this site branch downward into subdivision pages, one for each named enclave inside the community. That structure exists because most large Naples communities are built that way: a parent association, then named villages or enclaves, each with its own sub-association, its own product type, and often its own fee schedule.
Stonecreek is not built that way. We checked. There are no sub-associations registered under any Stonecreek name. The Stonecreek Property Owners Association, Inc. is a single Chapter 720 POA, Sunbiz document number N15000000948, active, with eleven annual reports filed through 2026. GL Homes built the community in construction phases, and those phases are visible in the county plat record as PARKLANDS PLAT ONE and STONECREEK 2, but neither phase was ever platted or marketed as a distinct named village with its own identity, its own gate, or its own association.
One POA. One fee schedule. One set of recorded rules. One clubhouse. Fourteen interior streets, none of which constitutes a named enclave.
We are presenting that as an originality win rather than as an apology, because it is one. It answers a question buyers actually ask, it corrects a claim that circulates, and it is the kind of thing that only surfaces when someone actually runs the corporate registry search and reads the plats. Building fourteen thin pages, one per street, on a single POA with one product type and one fee schedule would produce near-duplicate content that helps nobody, so we are not doing that either.
Everything on this page is written from a buyer's vantage point. Selling a Stonecreek home is a different job with a different set of questions, and those questions deserve their own pages rather than a compressed section at the bottom of this one. Three are in production.
A dedicated /sell-my-home-in-stonecreek-naples page is coming with our full Stonecreek listing process, pricing method, and marketing plan. We'll link it here when it goes live.
A dedicated /home-valuation-stonecreek-naples page is coming with our full Stonecreek valuation method, including how we adjust for the split FEMA zones across the fourteen interior streets and how we handle the plat-name split between PARKLANDS PLAT ONE and STONECREEK 2 in comparable selection. We'll link it here when it goes live.
A dedicated /luxury-listing-agent-stonecreek-naples page is coming with our full approach to the upper end of the Stonecreek market, where sold prices reached $2,100,000 in the trailing twelve months. We'll link it here when it goes live.
Until those exist, everything in them is available by phone. (239) 898-6072.
The comparison section above names the communities Stonecreek buyers actually cross-shop. Each of those deserves the same treatment this page received: recorded documents pulled, county records verified, market data run from the Southwest Florida MLS (Matrix), and every claim labeled. Tier 2 pages are in production for the corridor siblings below.
A dedicated Riverstone, Naples community page is coming with the recorded Terafina PUD entitlement, the 802-home build-out, and Riverstone's own separately sourced amenity set, kept strictly distinct from Stonecreek's. We'll link it here when it goes live.
A dedicated Bent Creek Preserve, Naples community page is coming with the CalAtlantic to Lennar builder history, the 480-residence program, and the single-family and twin villa product split. We'll link it here when it goes live.
A dedicated Valencia Trails, Naples community page is coming with the 853-home program, the 55-plus structure, and a careful treatment of why its GL Homes URL history is the traceable cause of the false "Stonecreek is 55-plus" claim. We'll link it here when it goes live.
A dedicated Esplanade by the Islands, Naples community page is coming with the Taylor Morrison program of roughly 1,250 homes on approximately 525 acres, and the single-family, twin villa and coach home product tiers. We'll link it here when it goes live.
A dedicated Terreno, Naples community page is coming, correctly attributed to DiVosta, a Pulte brand, with the 680-plus home program and the 1,405 to 3,970 square foot range. We'll link it here when it goes live.
A dedicated Valencia Golf and Country Club, Naples community page is coming with the bundled golf structure, the D.R. Horton and Lennar build history, and the Gordon Lewis course. We'll link it here when it goes live.
A dedicated Heritage Bay, Naples community page is coming with the Lennar bundled golf structure and the mixed condo, coach home, veranda and single-family product set. We'll link it here when it goes live.
Every one of those pages will be built the way this one was: independently sourced, with no fact borrowed from a neighboring community and relabeled. That discipline is the whole reason the Riverstone comparison on this page is trustworthy, and it is the reason we will not publish a corridor sibling page until its own documents have been pulled.
We are not building street-level pages for Amelia Way, Aspen Chase Drive, Aurora Street, Avalon Court, Azalea Drive, Caldera Circle, Crescent Court, Crimson Avenue, Kensington Circle, Luminary Avenue, Nova Lane, Siderno Court, Thistle Creek Court or Zelkova Court. Fourteen pages describing one POA, one product type, one fee schedule and one amenity campus would be near-duplicate content, and it would give a reader fourteen versions of the same answer instead of one good one.
The street-level information that genuinely varies, which is principally the FEMA zone split, is already published on this page in full: nine of the fourteen streets are internally split across more than one flood zone, and exactly one point across the entire community returned Zone X, on Nova Lane. That is the street-level detail that matters, and it belongs here where it can be read alongside everything else.
Nothing on this list is a prerequisite for talking to us. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and if you want the Stonecreek recorded instrument numbers, the current ICON Management contact for an assessment figure, a Southwest Florida MLS (Matrix) pull on a corridor community we have not published yet, or a walk-through of how the 45-day architectural review would treat a project you are planning, ask. (239) 898-6072, or [email protected].
Stonecreek sellers face a specific, measurable problem: across the trailing twelve months our own Southwest Florida MLS (Matrix) pull recorded 36 closings in Stonecreek at a median 93.84 percent of list, with exactly one of those 36 homes reaching its asking price. Pricing strategy, not marketing volume, decides the outcome here.
That number is verified, not estimated. We ran the Development Name STONECREEK query in the Southwest Florida MLS (Matrix) on 2026-07-29, computed every statistic three separate ways, and cross-verified the record count against a second MLS field. The picture it produced is unusually clean, and it is the reason a Stonecreek listing conversation should start with data rather than with a listing presentation.
What the last twelve months in Stonecreek actually show, all verified from our own MLS pull:
Read those two price-per-square-foot figures again, because they carry the whole strategy. Sellers are asking $399.18 per foot. Buyers are paying $399.98 per foot. Those numbers are 80 cents apart. Stonecreek buyers and Stonecreek sellers already agree almost exactly on what a square foot in this community is worth. The 6 percent discount showing up in the sold-to-list ratio is therefore not a fight about the rate, it is a fight about the total, which means it is a fight about the starting number.
The two clearest cautionary rows in the data make the point better than any argument. 4365 Caldera Circle sat 409 days and closed at $1,200,000 against a $1,299,000 ask. 4382 Caldera Circle sat 339 days and closed at $1,200,000 against a $1,300,000 ask. Two different homes, two different overpriced starting points, roughly a year apart, and the market delivered the identical number to both. That is what an ambitious list price costs in Stonecreek: it does not lower the eventual sale price, it just adds months.
Across 4,000+ team transactions, the pattern that repeats in a community like Stonecreek is simple. Homes priced against verified recent comparables in the same community sell inside the median window. Homes priced against a hoped-for number sit, accumulate days on market, take a price reduction, and then sell at roughly the number a correctly priced listing would have reached in a fraction of the time. Stonecreek's own 409-day and 339-day rows are that pattern written in the record.
We also handle the parts of a Stonecreek sale that are specific to this community and not to Naples generally: the estoppel request through ICON Management Services, the Board's Certificate of Approval process for a buyer, the fact that 99.4 percent of Stonecreek sits inside a FEMA Special Flood Hazard Area and therefore every buyer's lender conversation will include flood insurance, and the fact that Stonecreek carries no CDD assessment, which is a genuine competitive advantage against much of the surrounding Immokalee Road corridor and deserves to be in the marketing rather than buried in a disclosure.
Ready to talk about your Stonecreek home?
A Stonecreek home's value starts from a verified anchor: the median closed price in Stonecreek over the trailing twelve months was $1,200,000, the median sold price per square foot was $399.98, and closings ranged from $660,000 to $2,100,000. Your home's number lands inside that range, adjusted for size, lot, view, condition and upgrades.
That anchor is the honest starting point, and it is more than most valuation tools give you, because most of them are running a county-wide or ZIP-wide model rather than a community-level one. ZIP 34119 contains a great deal of housing stock that has nothing in common with a GL Homes single-family home inside a gated 618-lot community with a 13,676 square foot clubhouse. An algorithm that blends those together produces a number that is defensible on average and wrong in particular.
Here is what a real Stonecreek valuation has to account for, and what a generic estimate cannot:
Valuation input | Why it moves the number in Stonecreek |
|---|---|
Living area | Verified closed and active rows span 2,081 to 5,047 square feet. Median closed living area was 3,086.5 square feet. Price per foot is remarkably stable here, so square footage does most of the work. |
Price per square foot | Median sold $399.98, range $293.93 to $548.05. A home at the top of that range earned it through view, finish or lot, not through square footage alone. |
Lot and view | Lake and preserve exposures behave differently from interior lots. Our MLS pull carries the view field on every row. |
Plat and street | Plat One (lots 1 to 287, PARKLANDS PLAT ONE) is older stock than Plat Two (lots 288 to 618, STONECREEK 2). Age of roof, HVAC and water heater tracks with it. |
Pool, cage and outdoor build-out | Screened enclosures and pools are Architectural Control Committee projects here with a $5,000 security deposit, verified from the 2026 ACC packet, so they are documented improvements a buyer can verify. |
Flood zone position | 179 FEMA point queries across Stonecreek returned Zone AH on 144 points and Zone AE on 29. Which zone your specific address falls in is a buyer's financing question and belongs in the pricing conversation. |
Current competition | 16 active listings at a median $1,323,500 as of 2026-07-29. Your home is priced against those, not against last season's closings. |
STONECREEK, the same query that produced the 36 closed and 16 active rows on this page, so your comparables are Stonecreek comparables and nothing else.There is no obligation and no cost. If the answer is that this is not your year to sell, we will tell you that, and we will tell you why.
Get your Stonecreek valuation:
Stonecreek buyers and sellers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, one of the top-reviewed real estate teams in Southwest Florida. The county records, the FEMA point queries, the plat research and the 36-closing MLS pull behind this page were run by our team, not licensed from a content vendor.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Read more about McGreevy and Comisar, or see the wider team at DomainRealtyGroup.com.
McGreevy and Comisar are a top-reviewed Stonecreek real estate team. Read our latest client reviews on Google.
★★★★★ "We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn't recommend more." Verified Google review
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).
We do the primary-source work before the conversation, not during it. For this community that meant pulling the recorded Declaration at Collier OR 5132, PG 3110 and the Fourth Amended and Restated Rules and Regulations at Collier OR 5708, PG 398, running 179 individual FEMA National Flood Hazard Layer point queries across all fourteen interior streets, verifying all 618 lots parcel by parcel against the county LOTUNIT field, confirming the Association's Sunbiz registration N15000000948, and reading three real 2025 Collier tax bills line by line. Every one of those is cited in the Sources block below, and every one of them is something a buyer or seller can check independently.
That standard is the same one behind 4,000+ team transactions and the reason McGreevy and Comisar alone have over $900 million in Sales. It is also why we will tell a Stonecreek seller that the community's median sold-to-list ratio is 93.84 percent rather than quoting a friendlier number, and why we will tell a Stonecreek buyer that 99.4 percent of the community sits inside a Special Flood Hazard Area rather than repeating the "Zone X, no flood insurance needed" claim that circulates on third-party pages and is simply wrong.
We are a Nationally Recognized Top Producing Realtors team and Platinum Sales Production Award Winners, but the part that matters on a Stonecreek deal is narrower than any award: knowing that the Architectural Control Committee's 45-day review window defaults to disapproved if the Board is silent, knowing that the Association maintains mowing and irrigation on individual lots rather than only common areas, and knowing that a Stonecreek lease is capped at four per home per twelve months with the fourth requiring a six-month minimum. Those are the details that change a contract.
Call (239) 898-6072 and we will start with your address, not with a pitch.
Stonecreek buyers ask the same questions in a predictable order: what it costs, whether it floods, whether there is a CDD, what it sells for, whether it can be rented, and whether it is the same place as Riverstone. Every answer below is drawn from county records, recorded documents, FEMA queries or our own MLS pull.
The highest-intent questions come first, then the rest are grouped by topic. Where the research is genuinely silent, we say so and name exactly who to call, because an invented answer is worse than an honest gap.
Stonecreek's current assessment amount is not published anywhere public, and we will not print a number we cannot verify. The Association's resident portal is login-gated and ICON Management Services does not post the current schedule. Call ICON at 239-351-1820, or the on-site CAM office at 239-256-3860, for the current figure in writing. What the dues cover is verified from the recorded documents and the association's own dues breakdown: common area maintenance, roadways, streetlights, lawn irrigation, lawn pest control and fertilization, home landscape maintenance on individual lots, the gatehouse, and the full amenity campus.
The value case at Stonecreek rests on one fact most pages miss: the Association maintains mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on individual home lots, not merely on common areas. That is verified from the recorded Fourth Amended and Restated Rules and Regulations, where the owner-maintenance clause is written as an exception that applies only when an owner's own fence blocks Association crew access. Add a 13,676 square foot clubhouse, five lighted Har-Tru tennis courts, four pickleball courts, an indoor air-conditioned sports court, a resort pool, a separate lap pool, a spa, a splash park, a 24-hour manned gate, and no CDD assessment, and the comparison to a community charging CDD debt service plus a landscaping contract is not close.
Yes, and for almost every home the answer to the second question is also yes. We ran 179 FEMA National Flood Hazard Layer point queries across all fourteen Stonecreek interior streets. 99.4 percent of those points fall inside a Special Flood Hazard Area. Any federally backed mortgage on a home inside an SFHA carries a mandatory flood insurance requirement. Third-party pages claiming Stonecreek is Zone X and needs no flood insurance are describing a single point on Nova Lane, not the community.
Both, and that is the real answer. Of our 179 verified point queries, 144 returned Zone AH, 29 returned Zone AE, 5 landed on an AE/AH boundary and were resolved by a buffered re-query, and exactly 1 returned Zone X, on Nova Lane. Nine of the fourteen interior streets carry more than one zone along their own length, which means a street-level answer is not good enough. Your specific parcel has to be queried, and we will run it for you before you write an offer.
We found no verified record of structural flooding in Stonecreek, and Hurricane Ian's catastrophic effects in Collier County were coastal storm surge phenomena. Stonecreek sits inland in Evacuation Zone E, uniform across the entire footprint, verified at five points including all bounding corners against Collier County's official ArcGIS evacuation zone service. The AH designation here reflects rainfall and stormwater ponding risk, not surge. That distinction matters: Stonecreek's real hurricane exposure is wind and extended power outages.
No, and this is one of Stonecreek's genuine financial advantages in this corridor. Verified three ways: Stonecreek is absent from Collier County's Independent District Offices list of 19 named CDDs; three real 2025 Stonecreek tax bills carry exactly one non-ad-valorem line, District 1 Garbage $261.91, with no CDD assessment; and the predecessor Parklands Collier Community Development District was formally dissolved on 2015-02-02 by Collier County Ordinance 2015-04, which appears on the Florida Official List of Special Districts. Stonecreek had a CDD and it is gone.
The median closed price in Stonecreek over the trailing twelve months was $1,200,000 and the mean was $1,277,222, from 36 verified closings totalling $45,980,000 in our own Southwest Florida MLS (Matrix) pull. Closings ranged from $660,000 to $2,100,000. Today's 16 active listings carry a median list price of $1,323,500 and a range of $865,000 to $1,988,000. Use the median, not the mean, because the range is wide enough that a single $2.1 million closing pulls the average upward.
The median sold price per square foot in Stonecreek was $399.98 over the trailing twelve months, with a range of $293.93 to $548.05 and a mean of $403.51. The median list price per square foot on current active inventory is $399.18. Those two numbers sit 80 cents apart, which is unusual and useful: buyers and sellers in Stonecreek already agree on the rate. The negotiation is happening on total price, which is a function of where the ask starts.
Yes, with real limits, all quotable from the recorded Fourth Amended and Restated Rules and Regulations. The minimum lease term is 30 days. A home may be leased no more than four times in any twelve-month period, and the fourth lease must run at least six months. Sub-letting is prohibited, and partial-home rentals are prohibited. A lease terminated early still counts against the annual cap. Board approval via a Certificate of Approval is required before a tenant moves in, and the owner must notify the Association within five days of lease execution or the lease is void.
No. Stonecreek and Riverstone are two separate GL Homes communities on the same Immokalee Road corridor, with separate associations, separate clubhouses, separate gates and separate entitlements. Riverstone sits on the Terafina PUD in Section 16, Township 48 South, Range 26 East. Stonecreek sits on the PARKLANDS RPUD in Section 9. They get confused because GL Homes reuses floor plan names across its portfolio, so seeing the same plan name in both is not evidence of anything.
As of the 2026-2027 assignment year, a Stonecreek address is zoned to Laurel Oak Elementary, Oakridge Middle School and Aubrey Rogers High School. All three currently hold an A grade. We verified this by querying the Collier County Public Schools live Interactive Zoning Tool against 4250 Azalea Drive, the clubhouse address. Note the correction: CCPS's own older mobile school directory pages still list a Gulf Coast High feeder pattern, which is stale content predating Aubrey Rogers High opening in 2023. The live zoning tool is the authority.
No. Stonecreek is all ages. There is no age-restriction language anywhere in the recorded Declaration or the Rules and Regulations, and the amenity rules affirmatively address children, including a splash zone designated for ages 12 and under and a supervision requirement for residents 13 and under. The false 55-plus claim circulating in search results has a traceable cause: glhomes.com/stonecreek now issues a 301 redirect to glhomes.com/valencia-trails, which is a separate GL Homes 55-plus community. Search engines inherited the wrong title.
Stonecreek is fully built out and resale only. All 618 lots are platted and accounted for: PARKLANDS PLAT ONE carries lots 1 through 287 with no gaps, and STONECREEK 2 carries lots 288 through 618 with no gaps, verified parcel by parcel against the county LOTUNIT field. GL Homes no longer maintains a live Stonecreek sales page; the URL redirects and the community is absent from the builder's current sitemap. Anything you buy in Stonecreek today is a resale.
618 lots, verified rather than quoted. We pulled the LOTUNIT field across all 652 parcels inside the confirmed PARKLANDS RPUD polygon. Plat One returned lots 1 to 287 with no gaps, Plat Two returned lots 288 to 618 with no gaps, the union is complete and nothing is missing. 287 plus 331 equals 618, and 618 lots plus 34 tracts equals the 652 parcels. Lot numbers also top out at 618 on the official zoning atlas sheet 8609N.
GL Homes built Stonecreek, and it is a single-builder community. No second builder appears in any clean source, and no townhome, villa, coach home or attached product was found. GL Homes' own groundbreaking announcement described a first phase of nearly 300 single-family homes starting from the $400,000s. Against today's verified median sold price of $1,200,000, that is a real, sourced, decade-long price story rather than an estimate.
Stonecreek sits in North Naples, Collier County, ZIP 34119, with its gates off Logan Boulevard North near Immokalee Road. The legal location is Section 9, Township 48 South, Range 26 East, confirmed at three points against the county PLSS layer. Note the two corrections we had to make to widely circulated descriptions: the ZIP is 34119, not 34120, and the gates are off Logan Boulevard North rather than directly off Immokalee Road.
The measured evidence points to buyer leverage. Over the trailing twelve months Stonecreek's median sold-to-list ratio was 93.84 percent, the aggregate was 93.73 percent, and exactly 1 of 36 closings reached asking price. Median days on market was 70. Absorption runs 3.00 sales per month against 16 active listings, which projects to 5.33 months of inventory. That months-of-inventory figure is inferred rather than measured, because it pushes a trailing rate forward and assumes no seasonality, which is a strong assumption in a Naples snowbird market.
There is no publishable Base Flood Elevation for Stonecreek, and that is a finding rather than a gap. The FEMA National Flood Hazard Layer returned the sentinel value -9999 in the STATIC_BFE field on every single one of our 179 point queries, which means BFE is simply not populated in the NFHL for this area. Any page publishing a Stonecreek BFE did not get it from the NFHL. For your specific home, the number that matters is on its elevation certificate, not on the flood map.
The Stonecreek clubhouse is a 13,676 square foot building on a 6.25-acre recreation site, per GL Homes' own lifestyle page. Inside are a social hall overlooking the pool deck, an adjacent catering kitchen, a card room with gaming tables, a game room with billiards and ping pong, a media room, a multi-purpose room used for yoga and group exercise, a fully equipped fitness center with its own side entrance, and an air-conditioned indoor sports court. An older resident packet lists 13,000 square feet; the developer's current figure of 13,676 is the number of record.
13,676 square feet, on a 6.25-acre recreation site, verified from GL Homes. That is a large amenity building for a single-phase, non-golf, 618-home community. One clause of honest disclosure: a resident welcome packet from roughly 2016 to 2018 states 13,000 square feet, which is almost certainly a rounded early-construction figure. We publish the developer's current number and note the conflict rather than blending the two into a fake range.
Yes. Stonecreek's amenity campus includes a resort-style pool with cabanas, verified on GL Homes' own Stonecreek lifestyle page, along with a covered outdoor fireplace lounge and a tiki hut on the pool deck. We could not source whether the pool is heated, and we will not guess. Ask ICON Management Services at 239-351-1820 or the on-site CAM office at 239-256-3860 before you rely on it.
Yes. GL Homes' Stonecreek lifestyle page describes a separate lap and exercise pool distinct from the resort pool, plus a whirlpool spa and a children's splash park. The lane count is not published in any source we could reach, and neither is the heating status. If lap swimming is a deciding factor for you, get both answers from ICON Management in writing rather than from any listing description.
Five lighted Har-Tru tennis courts, with seating under shade pavilions, verified from GL Homes. That is a substantial racket sports footprint for a community of 618 homes, and it is one of the reasons Stonecreek's amenity package reads as larger than its home count would predict. Court reservations are made through the association's own website portal.
Har-Tru clay, and lighted. GL Homes' Stonecreek lifestyle page states this directly. Har-Tru is the softer, slower clay-composite surface that most Southwest Florida players prefer for joint comfort and for play in heat, and it requires ongoing maintenance that the Association funds through assessments rather than through a separate racket sports membership.
Four pickleball courts, verified from GL Homes' own lifestyle page. They sit alongside the five Har-Tru tennis courts on the amenity campus. Whether the pickleball courts specifically are lighted is not stated in the developer source, which explicitly calls only the tennis courts lighted, so we are not asserting it. Court reservations run through the association website.
Yes, and it is genuinely rare in Southwest Florida. GL Homes describes an air-conditioned indoor sports court used for basketball, ping pong and special events. It is a real court rather than a converted multipurpose room, confirmed by a posted house rule barring black-sole shoes and by separate operating hours from the outdoor basketball court in the resident packet. The court's own square footage is not published anywhere we could reach, only the clubhouse total.
Yes, a fully equipped fitness center with cardio and strength equipment and its own separate side entrance to the clubhouse, verified from GL Homes and corroborated in the resident welcome packet. Specific equipment brands, machine counts and the current class schedule are not published in any source we could reach. The adjoining multi-purpose room is used for yoga and group exercise. For a current equipment list, ask ICON Management at 239-351-1820.
Yes. GL Homes' lifestyle page confirms a shaded playground, and the resident packet describes a separate outdoor picnic pavilion area that includes a field, a tot lot and a youth splash area with its own restrooms. The splash zone is designated for children 12 and under. This is one of several pieces of affirmative evidence that Stonecreek is built as an all-ages community rather than an age-restricted one.
Two, in effect. There is a full outdoor basketball court on the amenity campus, and separately the air-conditioned indoor sports court inside the clubhouse hosts basketball. Both are verified from GL Homes' Stonecreek lifestyle page and the older resident packet, which assigns them different operating hours, confirming they are distinct facilities rather than one court described twice.
Yes, a whirlpool spa, verified from GL Homes' lifestyle page, alongside the resort pool and the separate lap pool. One clarification worth making because it trips buyers up: the word "spa" at Stonecreek means the whirlpool, not a treatment spa. We found no source describing massage rooms, treatment rooms or any staffed spa service at the clubhouse.
Yes. GL Homes states that a full-time social director organizes clubs, activities and events year round, and the role is separately confirmed in the community's own resident materials. We are deliberately not publishing a name: the only named lifestyle director we found appears in a resident packet from roughly 2016 to 2018, under the previous management company, and is almost certainly out of date.
Stonecreek employs a full-time lifestyle director who organizes clubs, activities, events and racket sports tournaments, and the association routes event signups through an external signup platform linked from its own site. We could not source a list of specific named clubs, class titles or league names, and we will not invent one. Ask the on-site CAM office at 239-256-3860 for the current activity calendar; that is the fastest path to a real answer.
Both. GL Homes' lifestyle page confirms a card room with gaming tables and a separate game room with billiards and ping pong. The resident packet adds that the game room carries two large-screen televisions and that the social hall has a large-screen television and a fireplace, though those details come from a dated document and should be treated as directional rather than current.
Yes. The Stonecreek clubhouse includes a catering kitchen adjacent to the social hall, verified from GL Homes. It is intended for private event rentals rather than daily food service. We found no source describing an on-site cafe, snack bar or staffed food and beverage operation at Stonecreek, so plan on the catering kitchen being a rental facility rather than a restaurant.
Yes, on a reservation and deposit basis. The community's resident packet documents a social hall and catering kitchen rental with a guest maximum, a use fee for a block of hours and a refundable security deposit, plus a separate picnic pavilion rental. That packet is dated to roughly 2016 to 2018 and predates the current manager, so we are not publishing its dollar figures as current. Get the current rate sheet from ICON Management Services.
We could not source one, and we are not going to assert a negative either. No dog park appears in the recorded Declaration, in the Fourth Amended and Restated Rules and Regulations, in GL Homes' amenity description, or in the resident packet's itemized amenity list. What is verified is that pets are not permitted on the Recreation Tract, meaning the clubhouse and amenity campus. If a dog park matters to you, confirm directly with ICON Management at 239-351-1820.
Yes. GL Homes describes trails throughout the community for walking, jogging and biking. What is not published anywhere we could reach is total trail mileage, so we are not going to print a number. For scale reference on nearby public trails, North Collier Regional Park, 4.3 miles away, carries a 2.5-mile walking trail, and the Gordon River Greenway at 12.4 miles offers roughly 2 to 2.5 miles of paved and boardwalk trail.
The community's resident materials document a guest limit of four guests per home, monitored at the amenity center, and a standing rule against admitting non-residents. Residents 14 and older carry their own ID badge, and residents 13 and under must be accompanied by an adult 18 or older. Those rules come from a dated resident packet under the previous manager, so treat the structure as reliable and the specifics as worth confirming with ICON Management.
The clubhouse sits at 4250 Azalea Drive, inside the community and centrally placed relative to the fourteen interior streets, and Stonecreek has sidewalks and trails throughout. For most of the 618 homes it is a walk or a golf cart ride rather than a drive. We are not publishing a distance figure per street because no source measures it, and lot-to-clubhouse distance varies between Plat One and Plat Two. Golf carts are permitted and separately regulated in the recorded rules.
Stonecreek's assessments have historically been billed quarterly, which is the structure described in the community's own resident dues breakdown. Because the Association does not publish its current assessment schedule publicly and the resident portal is login-gated, we treat the billing cadence as directionally reliable rather than confirmed current. Confirm both the amount and the cadence with ICON Management Services at 239-351-1820 before you underwrite a purchase.
The community's own dues breakdown itemizes common area maintenance including landscaping, roadways and streetlights, lawn irrigation, lawn pest control and fertilization, home landscape maintenance on individual lots, and the Stonecreek amenities and facilities. The recorded Fourth Amended and Restated Rules and Regulations corroborate the lot-level landscaping obligation directly, by describing owner takeover of mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement only as an exception when a fence blocks Association access.
Landscaping, yes, and at an unusual level: the Association maintains mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on individual home lots, verified from the recorded rules. Cable and internet are a different matter. We could not source a bulk cable or bulk internet line in any Stonecreek document we could reach, so we are neither confirming nor denying one. Ask ICON Management for the current dues line-item breakdown, because bulk service contracts change on renewal cycles.
The community's own dues breakdown lists the Stonecreek amenities and facilities as a covered line item within the assessment, meaning amenity access is bundled rather than billed as a separate recurring fee. What does exist separately are one-time and occasional charges: replacement ID badges, additional key fobs, additional gate barcodes, tenant barcodes, room rental fees and deposits. Those figures come from a dated resident packet under the previous manager, so get the current schedule from ICON Management.
Every Florida association's assessments move with insurance, labor, landscaping contracts and reserve funding, and Stonecreek is not exempt from any of those pressures. What we can tell you specifically is that Stonecreek's dues carry an unusually broad landscaping obligation on individual lots, which means landscaping contract renewals hit this budget harder than they hit an association responsible only for common areas. We cannot verify the current budget or any adopted increase, because the Association does not publish either. Request the current adopted budget from ICON Management.
We could not source Stonecreek's reserve balance or reserve funding status, because the Association's financial documents sit behind the login-gated resident portal. Do not accept a reserve claim from any listing description. Under Florida law you are entitled to the association's financial records, and a buyer should request the current adopted budget, the reserve schedule and the most recent financial statement through ICON Management Services before the inspection period expires.
We found no record of a special assessment at Stonecreek in any document we could reach, and we are not going to treat that silence as proof none occurred. The Association's meeting minutes and financial records are the authoritative source and they are not public. Ask ICON Management directly for the special assessment history and for any assessment currently under Board consideration; that question belongs in your estoppel request and in your due diligence, not in a web search.
Not published. The Stonecreek Property Owners Association, Inc. does not post its adopted budget publicly, and the resident portal that would carry it requires a login. Sunbiz confirms the entity exists and is active, registration N15000000948, filed 2015-01-29, with eleven annual reports through 2026, but corporate filings do not carry budgets. Request the adopted budget from ICON Management Services at 239-351-1820.
We could not source a capital contribution or working capital charge in the recorded Declaration, the Rules and Regulations, or the current lease and sales application materials we obtained. That does not prove none exists, because closing-side charges frequently live in the association's fee schedule rather than in the recorded documents. Ask ICON Management for the complete buyer-side fee schedule, and have your closing agent confirm it against the estoppel certificate before you sign.
For a primary residence, association dues are generally a personal expense and not deductible. For a property held as a rental, dues are generally treated as an ordinary operating expense of the rental activity. That is the general federal framework, not tax advice, and it changes with how you actually use the property. Stonecreek's 30-day minimum lease term and four-lease annual cap shape what kind of rental use is even possible here, which in turn shapes the tax analysis. Talk to a CPA.
We will not publish a comparison built on unverified numbers, and Stonecreek's own current assessment is not published. What we can compare honestly is structure. Stonecreek carries no CDD assessment, verified three ways, while much of the surrounding corridor does carry CDD debt service as a separate non-ad-valorem line on the tax bill. Stonecreek's dues also absorb lot-level landscaping. A fee comparison that ignores both of those is comparing the wrong things.
The recorded Declaration gives the Association the standard Chapter 720 remedies, and one specific consequence is worth knowing: voting rights are suspended when assessments are more than 90 days delinquent. The Association may also suspend use rights, meaning amenity access. Delinquent assessments become a lien against the home, which is why an estoppel certificate is ordered on every closing: it establishes exactly what is owed as of the closing date.
Yes, expect association-side charges at closing. Verified Stonecreek figures include a $100 lease application fee to ICON Management and a $100 tenant administrative transfer fee on the leasing side. On the purchase side, an estoppel certificate is required and is governed by Florida Statute 720.30851, which caps what an association or its manager may charge and sets a delivery deadline. The exact Stonecreek buyer-side schedule should come from ICON Management in writing.
We could not source one in the recorded documents or in the association materials we obtained, and we are not asserting that none exists. This is a fee-schedule question rather than a recorded-document question. Have your closing agent request the association's full buyer fee schedule alongside the estoppel certificate, so that any capital contribution, transfer fee or application fee appears on the settlement statement rather than as a surprise.
One association, billing directly. Stonecreek has exactly one governing body, the Stonecreek Property Owners Association, Inc., a Chapter 720 POA registered on Sunbiz as N15000000948. We searched for sub-associations under any Stonecreek name and found none. There are no named enclaves, no villages and no second-tier associations, which means no second assessment stacked on top of the first. That is genuinely unusual for a community of this size in Naples.
Because the FEMA map, not the feel of the ground, drives the requirement. Our 179 point queries put 99.4 percent of Stonecreek inside a Special Flood Hazard Area, overwhelmingly Zone AH. Federal law requires flood insurance on a federally backed mortgage secured by a structure in an SFHA. Zone AH specifically designates areas of shallow ponding, typically one to three feet, which is exactly what a flat inland site with heavy summer rainfall produces. It is a drainage designation, not a coastal one.
Effectively yes if you are financing. Only one of our 179 query points returned Zone X, on Nova Lane, so the overwhelming majority of Stonecreek parcels sit in an SFHA where the mandatory purchase requirement attaches to any federally backed loan. A cash buyer is not legally required to carry it, but nine of the fourteen interior streets contain more than one flood zone along their own length, so nobody should assume their parcel is the exception without a parcel-level query.
We will not publish a Stonecreek premium figure, because no verified community-level premium data exists and FEMA's Risk Rating 2.0 prices each individual structure rather than each zone. Two facts do apply to every Stonecreek address: Collier County holds CRS Class 5 status, which delivers a 25 percent NFIP premium discount, and the National Flood Hazard Layer here has no populated Base Flood Elevation, so an elevation certificate carries more weight in your quote than the map does. Get a real quote on the specific address before you go under contract.
Zone AH designates areas of shallow flooding, usually ponding one to three feet deep. Zone AE designates areas subject to inundation by the 1 percent annual chance flood where a base flood elevation is normally determined. Across our 179 Stonecreek point queries, 144 returned AH, 29 returned AE, 5 fell on the boundary and were resolved by a buffered re-query, and 1 returned X. Nine of the fourteen streets carry both, so the split runs through streets rather than around them.
Stonecreek's bare-earth ground elevation, measured through the USGS 3DEP elevation service, runs 15.74 to 24.27 feet, with the interior mostly between 15.7 and 19.7 feet. That is a bare-earth figure and it says nothing about any individual home's finished floor, which sits above grade. Whether a particular home was built on additional fill and how high its finished floor sits are questions answered by that home's elevation certificate and survey, not by a terrain model.
Yes. Many Collier County homes have one on file from construction, and if the seller does not have it, a licensed Florida surveyor can produce a new one. It matters more in Stonecreek than in most communities, because FEMA's National Flood Hazard Layer returns the -9999 sentinel for Base Flood Elevation at every point we queried here. With no published BFE on the map, the elevation certificate becomes the primary document your insurer will price against.
It can, and in Stonecreek it is worth obtaining regardless. Under Risk Rating 2.0 FEMA prices structures individually using elevation among other variables, so a certificate documenting a favorable first-floor height can help. Because the NFHL carries no Base Flood Elevation for Stonecreek, the certificate is often the only authoritative elevation document in the file. Ask your insurance agent to quote the property both with and without it before you decide.
Yes, always. A standard Florida homeowners policy excludes flood. Flood coverage comes from a separate NFIP policy or a private flood policy. Wind is a third variable: in Collier County wind coverage may sit inside the homeowners policy or be carved out into a separate windstorm policy depending on the carrier. For a Stonecreek purchase, price all three components before you commit, because the SFHA designation makes flood a certainty rather than an option for financed buyers.
No verified Stonecreek-specific premium data exists, and we are not going to estimate one. What is verified about the broader market is directional and helpful: Citizens Property Insurance policy counts in Collier County fell roughly 59 percent over 17 months under the depopulation program, and 2026 brought an announced 8.7 percent average Citizens rate reduction along with an early end to the 1 percent FIGA assessment. Your actual number depends on roof age, opening protection, construction and claims history.
The recent movement in this market has been mixed rather than uniformly upward. Citizens announced an 8.7 percent average rate reduction in 2026 and ended the 1 percent FIGA assessment early, and Citizens depopulation moved a large share of Collier policies back to the private market. That is a different picture from the 2022 to 2023 period. Stonecreek homes are relatively young concrete-block product with code-era opening protection, which generally prices better than older stock.
The Association does not impose a shutter or impact-glass requirement that we could source in the recorded documents. The Florida Building Code did: Collier County sits in a wind-borne debris region, so homes of Stonecreek's construction era were built with opening protection, either impact-rated glazing or an approved shutter system. What the Association does control is appearance. Replacing windows or adding permanent shutters is an exterior alteration requiring Architectural Control Committee approval before work starts.
Stonecreek was built under the modern Florida Building Code, which is the post-2002 statewide code framework rather than the pre-Andrew standards that govern much older Naples stock. Year built is inferred from tax-roll onset, roughly 2016 for Plat One and 2018 onward for Plat Two, and we flag it as inferred because we could not confirm construction dates from a primary source. Homes of that era carry code-required opening protection and current uplift connection requirements.
Evacuation Zone E, uniform across the entire Stonecreek footprint. We verified this at five points, including all bounding corners, against Collier County's official ArcGIS hurricane evacuation zones service. Zone E is the lowest-priority surge evacuation category in Collier's lettered system, which is consistent with Stonecreek's inland position. Evacuation orders are issued by Collier County Emergency Management on a storm-by-storm basis, so always follow the live order rather than the map.
We could not source a published hurricane plan for Stonecreek, and we will not assert one exists or does not. Associations of this size typically carry landscape debris protocols, amenity closure procedures and a post-storm inspection routine, but Stonecreek's specific plan is not in any document we could reach. Ask ICON Management Services at 239-351-1820 for the current storm procedures and for how the gatehouse operates during and after an evacuation order.
Storm surge risk at Stonecreek is minimal, and that is precisely the finding. Stonecreek sits uniformly in Evacuation Zone E, well inland, and Hurricane Ian's and Hurricane Milton's destructive surge effects in Collier County were coastal phenomena. The community's flood designation is Zone AH, shallow ponding, which is a rainfall and stormwater drainage exposure rather than a surge exposure. The two get conflated constantly, and they carry very different mitigation implications.
Wind covers damage from wind and wind-driven rain entering through a wind-created opening. Flood covers rising surface water, which includes stormwater ponding of exactly the kind Zone AH describes. A homeowners policy typically includes wind or excludes it into a separate windstorm policy; it never includes flood. In Stonecreek both matter: the SFHA designation forces the flood conversation, and Southwest Florida's real hurricane history at this location is a wind and outage story.
Yes, private flood is available in Florida and lenders generally accept a private policy that meets federal adequacy standards. Whether private or NFIP prices better for a specific Stonecreek home depends on the structure's elevation, construction and claims history. One Stonecreek-specific note: because the National Flood Hazard Layer carries no Base Flood Elevation here, both NFIP and private underwriters will lean on the elevation certificate, so obtain it before you shop.
No. The recorded Fourth Amended and Restated Rules and Regulations set a 30-day minimum lease term, which forecloses anything shorter. There is no separate short-term rental clause because the lease-term floor already does the work. That means no weekly rentals, no nightly rentals, and no listing on a short-stay platform. If your purchase model depends on short-stay income, Stonecreek is the wrong community and the recorded document says so plainly.
Board approval is required and verified. The owner submits a lease application with a $100 processing fee to ICON Management, the manager forwards it to the Board, and a Certificate of Approval must be signed before the tenant moves in. A written credit or criminal background-check requirement is a different question, and we could not source one in the lease application packet we obtained. We are not asserting the Association does or does not screen. Ask ICON Management directly.
The recorded rules permit ordinary house pets and name specific prohibited breeds: Pit Bulls, Rottweilers, Doberman Pinschers, Presa Canarios and dogs meeting the document's "Dangerous Dogs" definition. Dogs and cats must be leashed and under full control outside the home or a fenced area, waste must be picked up immediately, and pets may not be left unattended or tied up outside. Pets are not permitted on the Recreation Tract, which covers the clubhouse and amenity campus.
The recorded rules state that the Board may determine, in its discretion, a maximum number of pets per household, but the document itself prints no number. We could not source a fixed numeric cap, and we are not going to invent one or claim there is no limit. If the Board has since adopted a specific number it would sit in a Board resolution rather than in the recorded rules. Ask ICON Management at 239-351-1820 for the current posted limit.
Yes, and they are strict. The recorded rules permit parking only on driveways, inside garages, or in areas the Association specifically designates. Commercial vehicles, campers, mobile homes, motorhomes, house trailers, trailers of every description, recreational vehicles, boats, boat trailers, horse trailers and vans are barred anywhere on a lot except inside an enclosed garage with the door closed. Commercial lettering on a vehicle creates a rebuttable presumption that it is a commercial vehicle.
No. The recorded rules bar boats and boat trailers from being parked or stored anywhere on a lot except inside an enclosed garage with the door closed. There is a carve-out for temporary parking of trucks and commercial vehicles during construction, delivery or service work, but it does not extend to boat storage. If you own a boat, plan on off-site storage. The nearest public boat ramp is Cocohatchee River Park, 8.8 miles from the gate.
Yes, for any exterior improvement, addition or alteration, submitted on the Association's form with plans and specifications. Two features of the Stonecreek process are unusual and worth knowing before you buy. First, the Committee has 45 days to approve or disapprove. Second, if the Committee says nothing within those 45 days, the request is automatically deemed disapproved rather than approved. Silence is a no here, which is the opposite of many Florida associations.
Painting, staining or varnishing the exterior requires Committee approval and must be consistent with existing improvements, with the developer's original color schemes serving as the consistency benchmark. We could not source a printed list of approved colors or paint codes, because the recorded rules govern by reference rather than by publishing a palette. A 2026-dated approved landscape plant list exists in the association's own public document folder, but it is an image-only scan we could not extract. Request both from ICON Management.
Yes, within tight specifications. The recorded rules permit bronze aluminum rail fencing only, no other type, at a minimum height of four feet and a maximum of six, with pickets no closer than three inches on center and no thicker than one inch. Fence installations carry a $1,000 security deposit under the current ACC packet and must include an access gate for Association maintenance crews. If your fence blocks crew access, you assume lawn maintenance for that area with no dues reduction.
We could not source a numeric overnight limit or a dedicated guest-parking clause. What is verified is the general rule: parking is permitted only on driveways, inside garages, or in Association-designated parking areas. Street parking and swale parking are prohibited outright, and sidewalk parking is prohibited. That street-parking ban is the operative constraint for most households rather than any driveway count. Confirm current guest-parking practice with ICON Management.
Any exterior structure, including a permanent basketball hoop or a playset, is an alteration requiring Architectural Control Committee approval before installation. The recorded rules do not print a front-yard-specific hoop clause we could quote, so we are not going to assert a blanket permission or prohibition. Trampolines are addressed indirectly: sod under an approved trampoline becomes the owner's maintenance responsibility rather than the Association's. Submit the ACC application and get the answer in writing.
Yes, with prior written Committee consent. The recorded rules require Committee approval for any solar panel and allow the Committee to adopt guidelines on type, design, size, location and maintenance. Roof alterations including solar fall in the $5,000 security deposit category under the current ACC packet. Separately, as general Florida legal context rather than a Stonecreek document, Florida Statute 163.04 substantially limits an association's ability to prohibit solar collectors outright, though reasonable placement conditions are permitted.
We could not source a rule governing home exterior holiday lighting or decoration timing, and we will not fabricate one. The only holiday provision we found is clubhouse-specific: the recorded rules bar religious services in the Clubhouse while expressly permitting a lighted Chanukah menorah and a Christmas tree not exceeding eight feet as table decorations during the December holiday season. For your own front yard, ask ICON Management whether the Board has adopted a seasonal decoration policy.
Amenity hours existed in the community's resident packet, with different hours assigned to the clubhouse, fitness center, indoor sports court, outdoor tennis, pickleball and outdoor basketball. That packet dates to roughly 2016 to 2018 and predates the current manager, so we are not publishing those hours as current. A separate quiet-hours or curfew rule for the amenity campus was not something we could source. Get the posted current hours from the on-site CAM office at 239-256-3860.
It does more than enforce them, it performs them. The recorded rules describe Association maintenance of mowing, irrigation, fertilization, spraying, mulching, edging and sod replacement on individual lots as the default, with owner responsibility arising only where the owner's own fence blocks crew access, and expressly without any reduction in assessments in that case. Owners remain responsible for keeping the home and lot in good order generally, and enforcement runs through the Association's notice and hearing process.
Yes, and they are regulated in detail. The recorded rules permit electric and other non-combustion carts only, with gas-powered carts barred except for Association or developer use. Operation is limited to sunrise to sunset unless the cart carries headlights, brake lights, turn signals and a windshield. The driver must hold a valid driver's license, and carts must be stored in a garage with the door closed. Enforcement escalates on a strikes basis to suspension and permanent revocation.
The recorded Declaration authorizes fines and states expressly that they may exceed $1,000, with daily fines available for a continuing violation without a new hearing and without a stated cap. Before any fine or suspension, the owner is entitled to at least 14 days notice and a hearing before an independent committee of at least three members, and if that committee does not approve the fine by majority vote it cannot be imposed. We could not source a printed tiered fine schedule.
Stonecreek was built by GL Homes in two recorded phases. Year built is inferred from tax-roll onset rather than confirmed from a primary construction record: roughly 2016 for PARKLANDS PLAT ONE, lots 1 through 287, and 2018 onward for STONECREEK 2, lots 288 through 618. We label that inferred deliberately. What is verified is the recording sequence, the plat books and page ranges, and the fact that the Association was registered with the state on 2015-01-29.
Single-family detached only, one and two story, in every clean source we examined. No villa, townhome, coach home or attached product appears in the county parcel data, the recorded documents, the developer material or our MLS pull. We flag residual uncertainty rather than issuing an absolute denial, because a complete product catalog was not something we could source. One specific claim to disregard: a search snippet asserting that a Phase 3 would bring townhomes is contradicted by every other source.
We could not source a complete itemized floor-plan catalog, and we would rather say that than assemble a partial list and imply it is exhaustive. Three plans are confirmed from GL Homes' own social channels: the Rose model, the Carlyle model, and a plan called The Canyon at 2,135 air-conditioned square feet with 3 bedrooms, 3 baths and a 2-car garage. Note that GL Homes reuses plan names across its portfolio, so a plan name alone does not identify a Stonecreek home.
From real MLS rows rather than marketing copy: 2,081 to 5,047 square feet of living area, verified across the 52-row union of 36 closed and 16 active listings. Median closed living area was 3,086.5 square feet and median active living area is 3,190.5 square feet. Bedroom counts run from 2 to 6 and up. Older third-party ranges of roughly 2,150 to 4,600 square feet come from smaller samples and understate both ends.
Both exist. Many Stonecreek homes have private pools and screen enclosures, and the recorded rules and current ACC packet treat pools, spas and cages as a defined project category carrying a $5,000 security deposit, which tells you they are common enough to warrant their own rule. Above-ground pools are prohibited outright. The community separately offers a resort pool, a separate lap pool, a whirlpool spa and a children's splash park.
Stonecreek's homes are GL Homes production single-family houses built in the modern Florida Building Code era, and concrete block on the first floor is the standard construction method for this builder and this product type in Southwest Florida. We are labeling that as inferred from builder practice and construction era rather than verified from a Stonecreek-specific document, because we could not source a construction-specification sheet. The property record and a four-point inspection will confirm it for a specific address.
We could not source a community-wide answer, and it is genuinely home-specific. Natural gas availability in this part of North Naples varies by street and by builder option package, and many Southwest Florida production homes of this era were all-electric with propane as an upgrade. Check the specific listing, the utility service at the address, and whether any propane tank on the lot is owned or leased, because a leased tank transfers with its own contract.
We are not going to publish a typical lot dimension, because no clean source gives one and the two plats differ. What we can give you is the community-level arithmetic: 618 lots plus 34 tracts across a polygon that Collier's GIS measures at 645.76 geodesic acres, with GL Homes marketing 645 acres and the PUD document citing 635.20. Individual lot dimensions appear on the recorded plats, PARKLANDS PLAT ONE at Plat Book 58, Pages 37 to 66, and STONECREEK 2 at Plat Book 62, Pages 5 to 12.
Yes. Stonecreek is a lake-and-preserve community typical of GL Homes' Naples product, and view type is a field carried on every row of our MLS pull, which is how we price it. Water-view and preserve-view lots consistently support the upper end of the community's $293.93 to $548.05 sold price-per-square-foot range. If a view premium matters to your budget, we can pull the closed comparables by view type for your target price band.
There is no new construction decision to make. Stonecreek is fully built out at 618 lots with no gaps in either plat, GL Homes no longer maintains a live Stonecreek sales page, and every purchase today is a resale. That changes your diligence: you are inspecting a home that is roughly eight to ten years old rather than accepting a builder warranty, so roof age, HVAC age, water heater age and any past insurance claims move to the front of the list.
Some do and some do not, and it tracks with plan size. The confirmed Canyon plan at 2,135 air-conditioned square feet carries a 2-car garage, while larger plans in a 3,000 to 5,000 square foot community range commonly carry three-car or extended-garage configurations. We could not source a plan-by-plan garage table, so treat garage count as a per-listing verification item rather than a community-wide guarantee.
We could not source a community-wide roofing specification for Stonecreek and we are not going to guess, because it materially affects both insurance pricing and remaining service life. GL Homes' Naples product of this era commonly used concrete tile, but tile and architectural shingle both appear across Southwest Florida production communities. Confirm the roof material and installation year for the specific address, then price insurance against those two facts.
Age tracks with plat. Plat One homes date to roughly 2016 by tax-roll inference, and Plat Two homes to 2018 onward, which puts original mechanical systems at roughly eight to ten years old today unless replaced. That is squarely inside the window where Florida air conditioning systems begin to fail and where insurers start asking questions. A four-point inspection covering roof, HVAC, electrical and plumbing is worth ordering on any Stonecreek resale.
Yes. Stonecreek sits in North Naples, Collier County, ZIP 34119, on the Immokalee Road corridor with its gates off Logan Boulevard North. The legal description places it in Section 9, Township 48 South, Range 26 East, confirmed at three points against the county PLSS layer. Note the widely repeated error we corrected: the ZIP is 34119, verified from Sunbiz, live MLS listings and county parcel records, not 34120.
Stonecreek's entrance ties into Logan Boulevard North, near Immokalee Road, and the gatehouse is manned 24 hours at 239-260-5053. This is a correction worth stating plainly: many descriptions place the gates directly on Immokalee Road, but the gatehouse record and county GIS both put the access on Logan Boulevard North. Logan Boulevard North is the boundary and access road, not one of Stonecreek's fourteen interior streets.
Roughly 2.4 miles and about 5 minutes to the I-75 and Immokalee Road interchange at Exit 111. That figure is inferred from live free-flow routing rather than measured in traffic, and every drive time on this page comes from the same method, so treat all of them as off-peak baselines. Exit 111 is also the site of a planned diverging diamond interchange, FDOT project 454099-1, with construction anticipated to begin in early 2027.
About 16.3 miles and roughly 27 minutes free-flow to the Naples Pier and Fifth Avenue South area. That is inferred from live routing and does not include seasonal congestion, which is documented qualitatively on the Immokalee Road, US-41 and Airport-Pulling corridors but for which no verified in-season multiplier exists. Coastal and downtown destinations see the largest seasonal increases, so November through April will run meaningfully longer than the free-flow figure.
Vanderbilt Beach is roughly 8.9 miles and about 17 minutes free-flow from the Stonecreek gate, and Delnor-Wiggins Pass State Park is roughly 8.1 miles and about 17 minutes. Barefoot Beach Preserve is farther, with our routed proxy at 12.4 miles and about 20 minutes, which slightly understates the drive to the actual preserve entrance. All figures are inferred free-flow routing and will run longer in season.
Immokalee Road east of Valewood Drive carried an average daily traffic count of 61,315 vehicles in 2025, per Collier County's own traffic counts. Treat that as an inferred corridor proxy rather than a Logan Boulevard measurement, since Valewood sits roughly 1.5 miles west. Older corridor data showed 43,400 ADT in 2021 with volume projected to grow 67 percent by 2040. We could not source a level-of-service letter grade for the segment adjacent to Logan Boulevard, so we are not assigning one.
The nearest Publix is at Shoppes of Pebblebrooke, 15265 Collier Boulevard, roughly 1.9 miles and about 4 minutes from the gate. Logan Landings sits literally at the Stonecreek gate corner and is anchored by Sprouts Farmers Market. Seed to Table, the large-format specialty grocery and food hall on Immokalee Road, is roughly 3.2 miles and about 6 minutes away. Target is 2.4 miles, Costco 8.2 miles, and Home Depot 8.9 miles. All drive times inferred from free-flow routing.
Logan Landings is the closest, at the Stonecreek gate corner, anchored by Sprouts Farmers Market with First Watch and Oak and Stone among its tenants. Shoppes of Pebblebrooke at Collier Boulevard and Immokalee Road is 1.9 miles out and carries Publix, Walgreens, CVS, Starbucks and a broad service roster. Farther afield, Mercato is roughly 7.3 miles and about 13 minutes, Waterside Shops about 10.2 miles, and Coastland Center about 13.3 miles.
The closest cluster is at the gate: Logan Landings carries First Watch and Oak and Stone alongside Sprouts. Seed to Table on Immokalee Road, 3.2 miles out, combines a specialty grocery with prepared food, bakery, wine and dining. For a broader restaurant district, Mercato at roughly 7.3 miles and about 13 minutes is the nearest concentration, with downtown Naples and Fifth Avenue South at roughly 16.3 miles. All drive times are inferred free-flow figures.
Roughly 25.0 miles and about 33 minutes free-flow from the Stonecreek gate to Southwest Florida International Airport. Naples Municipal Airport is closer, at roughly 12.8 miles and about 19 minutes, which matters for private and charter travel. Both figures are inferred from live routing without traffic. Add meaningful time for the I-75 leg during season and during RSW's peak arrival banks.
Stonecreek has no golf course and no golf membership requirement, which is part of its cost structure rather than a gap. The Immokalee Road corridor around it carries several bundled-golf communities, including Valencia Golf and Country Club, whose Gordon Lewis course dates to 1997 and was renovated in 2010, and Heritage Bay. Buying in Stonecreek and joining or playing golf elsewhere keeps the golf cost separate and optional rather than embedded in your assessment.
The closest emergency care is the NCH Northeast Freestanding Emergency Department at 15420 Collier Boulevard, roughly 2.1 miles and about 4 minutes away, and it is Collier County's only freestanding ED. NCH North Hospital is about 5.4 miles, Physicians Regional Pine Ridge about 7.3 miles, Physicians Regional Collier Boulevard about 13.7 miles, and NCH Baker Hospital Downtown about 14.7 miles. Baker holds Collier's only Comprehensive Stroke Center.
Stonecreek sits about 2.4 miles from I-75 Exit 111 and directly on the six-lane Immokalee Road corridor, which is the practical answer for most Naples and Bonita Springs commutes. Downtown Naples runs roughly 27 minutes free-flow, Fort Myers destinations run 33 to 42 minutes. The honest caveat is seasonal: Immokalee Road is one of three corridors specifically identified in reporting as bearing the brunt of season congestion, and no verified multiplier exists to quantify it.
Careful with this one, because two different developments carry the name. The Founders Square we routed is the one in Ave Maria, at roughly 21.8 miles and about 36 minutes. A separately named Founders Square also sits on the Immokalee Road corridor closer to Stonecreek; we did not route to it and are not going to publish an unmeasured figure. For everyday North Naples shopping the relevant anchors are Logan Landings at the gate and Shoppes of Pebblebrooke at 1.9 miles.
Yes, several. North Collier Regional Park is roughly 4.3 miles and about 9 minutes away, with a water park, a fitness complex, tournament fields and a 2.5-mile walking trail. Big Corkscrew Island Regional Park is about 10.3 miles out with an aquatic complex, lighted courts and fields. Corkscrew Swamp Sanctuary, an Audubon-operated old-growth cypress boardwalk, is roughly 15.6 miles. Cocohatchee River Park, the nearest public boat ramp, is about 8.8 miles.
Roughly 7.3 miles and about 13 minutes free-flow. That figure comes from live routing and does not account for season, and Mercato is exactly the kind of coastal-side destination that runs longer between November and April. Waterside Shops is a little farther at roughly 10.2 miles and about 18 minutes, and Coastland Center is about 13.3 miles and 21 minutes.
Both are true at once, and it is one of the community's real trade-offs. Stonecreek's fourteen interior streets sit behind a manned gate on Logan Boulevard North, which is a boundary road rather than an interior street, so through traffic does not pass homes. At the same time the gate corner opens onto the Logan Landings commercial center and, a short distance beyond, a six-lane Immokalee Road corridor carrying an inferred 61,315 vehicles per day. Convenience and volume arrive together.
Laurel Oak Elementary, at 7800 Immokalee Road, currently holds an A grade under Florida's school grading system, and it is the assigned elementary school for Stonecreek addresses in the 2026-2027 assignment year per the Collier County Public Schools Interactive Zoning Tool. School grades are published annually by the Florida Department of Education and can move year to year, so verify the current grade at the source rather than relying on a listing description.
Oakridge Middle School, at 14975 Collier Boulevard, currently holding an A grade, per the CCPS Interactive Zoning Tool queried on 4250 Azalea Drive for the 2026-2027 assignment year. One caution: CCPS's own older mobile directory pages still list a Gulf Coast High feeder pattern for Oakridge, which is stale content from before Aubrey Rogers High opened in 2023. The live zoning tool supersedes it.
Aubrey Rogers High School, at 15100 Patriot Place, for the 2026-2027 assignment year. This is the single most commonly wrong fact published about Stonecreek schools. Older sources, including CCPS's own legacy mobile school pages, still name Gulf Coast High as the feeder. Aubrey Rogers opened in 2023 and absorbed a share of that attendance area. Confirm any specific address in the CCPS Interactive Zoning Tool before you rely on it.
Aubrey Rogers High School currently holds an A grade. It is a relatively new campus, having opened in 2023, which means its grade history is short compared with long-established Collier high schools. Florida school grades are published annually by the Florida Department of Education, and federal enrollment and demographic data is available through the NCES school directory. Both are linked in the Sources block below.
All three assigned schools, Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, currently hold an A grade. Collier County Public Schools as a district also carries an A. Those grades come from the Florida Department of Education's annual school grades release, not from a third-party rating site, and they change annually. We publish them with the year attached for exactly that reason.
Yes, several, plus a charter option. Community School of Naples and St. John Neumann Catholic High School are among the established independent schools in the Naples area. On the charter side, Collier County's own charter directory lists Naples Classical Academy and Innovation Preparatory Academy of Naples on the Immokalee Road corridor east of Logan Boulevard, and Mason Classical Academy's 7-12 campus on Professional Circle, in Stonecreek's own 34119 ZIP.
It can change, and in this attendance area it recently did. Aubrey Rogers High opened in 2023 and reshaped the high school assignment that older sources still describe as Gulf Coast. Collier County Public Schools adjusts attendance boundaries as capacity and enrollment shift. Never buy on the strength of a school assignment described in a listing. Query the address in the CCPS Interactive Zoning Tool, and for a high-stakes decision confirm with CCPS Student Assignment by phone.
Use the Collier County Public Schools Interactive Zoning Tool and enter the street address, not the community name. That is exactly what we did, querying 4250 Azalea Drive, the clubhouse address, to establish the 2026-2027 assignment. The tool is the district's authoritative source and it supersedes the district's own older mobile school-directory pages, which still carry a stale Gulf Coast High feeder note. The link is in the Sources block below.
We did not compile a verified daycare or preschool inventory for the Stonecreek area, and rather than assemble one from directory scrapes we will say so. The relevant starting points are the Collier County Public Schools parental choice and pre-K resources and the Florida Department of Education's scholarship programs page, both linked in the Sources block. Licensing status for any individual provider is verifiable through the state, and that is the check worth making.
Laurel Oak Elementary sits at 7800 Immokalee Road, west of the Stonecreek gate on the same corridor. We did not run a routed drive time to it, so we are not publishing a number we did not measure. For bus eligibility and stop locations, which matter more than raw distance, contact Collier County Public Schools transportation directly. Every other drive time on this page was measured, and this one was not, which is why we are flagging it.
Collier County Public Schools operates a parental choice process and publishes it on the district site, and Florida separately operates statewide scholarship programs through the Department of Education. Both are linked in the Sources block. Choice availability is capacity-dependent and application windows are fixed, so a family relying on choice rather than on the assigned zone should confirm the current cycle with the district before making a purchase decision.
We will not characterize who lives in Stonecreek or who the community is for, and fair housing law is the reason. What is verifiable: Stonecreek is an all-ages community with no age restriction anywhere in its recorded documents, its three assigned public schools all currently hold an A grade, and its amenity campus includes a playground, a tot lot and a splash zone designated for children 12 and under. Those are facts about the property, and every buyer can weigh them for themselves.
We have one clean, sourced long-run comparison and we will not manufacture a second. GL Homes' own groundbreaking announcement described Stonecreek's first phase of nearly 300 single-family homes as starting from the $400,000s. The verified median sold price over the trailing twelve months is $1,200,000. That is roughly a decade of movement between two primary-source numbers. We did not run multi-year MLS trend data, so we are not publishing an annual appreciation rate.
The measured conditions favor a prepared buyer. Median sold-to-list over the trailing twelve months was 93.84 percent, only 1 of 36 closings reached asking, median days on market was 70, and inventory sits at an inferred 5.33 months. Those are negotiating conditions rather than bidding-war conditions. Whether it is right for you depends on your holding period and your financing, and any honest answer has to start with your numbers rather than with the community's.
We do not publish price forecasts, and any page that does is selling you a guess. What we can point at is measurable: Stonecreek is a fixed-supply community at 618 built-out lots with no new construction, turnover runs about 5.8 percent of homes per year, and the community carries no CDD debt service, which keeps total cost of ownership lower than much of its corridor. Those are structural facts. What buyers pay next year is not something anyone verified.
Stonecreek's recorded rules shape the answer more than the market data does. The minimum lease term is 30 days, a home may be leased no more than four times in any twelve-month period, the fourth lease must run at least six months, and sub-letting is prohibited. That structure supports seasonal use with occasional leasing, not a high-turnover rental strategy. If your model needs frequent short stays, the recorded document rules it out. If it is a seasonal residence, the rules are workable.
Stonecreek's verified median sold price is $1,200,000 and its median sold price per square foot is $399.98. We are not going to publish comparative medians for neighboring communities on this page, because each one requires its own independently sourced MLS pull and blending them would be exactly the error we spend this page correcting. Two structural comparisons are fair: Stonecreek carries no CDD assessment, and it carries no golf membership obligation.
The evidence points that way. Across 36 closings the median sold-to-list ratio was 93.84 percent and the aggregate was 93.73 percent, meaning roughly 6 percent came off asking prices over the year. Active listings show a median 55.5 days on market with a range up to 223 days. Two closings on Caldera Circle sat 409 and 339 days and both landed at exactly $1,200,000 against asks of $1,299,000 and $1,300,000. Long market time here reliably precedes a reduction.
As of our 2026-07-29 MLS pull, 16 active listings and 3 pending, out of 618 homes. Active list prices run $865,000 to $1,988,000 with a median of $1,323,500, total active inventory value of $20,150,497, median living area of 3,190.5 square feet, and median days on market of 55.5. Against a trailing sales pace of 3.00 per month, that is an inferred 5.33 months of inventory.
The clearest evidence in our data is the price-per-square-foot stability. Sellers are asking a median $399.18 per square foot and buyers are paying a median $399.98. Those two figures being 80 cents apart across separate populations of homes suggests a market with a well-understood and consistent value per foot. That is a sign of a liquid, legible community rather than a volatile one, and it is unusual enough to be worth stating.
We are not going to attribute demand to buyer motivations we cannot measure. The verifiable attributes are these: a 13,676 square foot clubhouse with an indoor air-conditioned sports court on a 6.25-acre recreation site, five Har-Tru tennis courts and four pickleball courts, no CDD assessment, association-maintained lot landscaping, three A-rated assigned schools, a 24-hour manned gate, and a location 2.4 miles from I-75 with a Sprouts-anchored center at the gate corner.
We did not pull financing type on our 36 closed rows, so we are not going to publish a cash-versus-financed split for Stonecreek. What matters more for your offer is a related fact we did verify: 99.4 percent of Stonecreek sits inside a FEMA Special Flood Hazard Area, so any financed purchase carries a mandatory flood insurance requirement, while a cash purchase does not. That difference shapes both timelines and negotiating position here.
That is a forecast, and we do not publish forecasts. The structural differences we can verify are worth knowing: Stonecreek's housing stock dates to roughly 2016 through 2019 by tax-roll inference, so it sits under modern Florida Building Code with code-era opening protection, and it carries no CDD debt service. Older communities often carry both older mechanical systems and, in some cases, assessment obligations. How those translate into future prices is not something anyone has measured.
Our data covers a full trailing twelve months rather than a seasonal split, so we did not measure a season-versus-off-season difference in Stonecreek specifically, and we are not going to assert one. The full-year picture is a median 70 days on market and a 93.84 percent median sold-to-list ratio. Note the seasonality caveat that attaches to our inventory figure: 5.33 months of inventory projects a trailing rate forward and assumes no seasonality, which is a strong assumption in this market.
Median days on market across the 36 verified closings was 70, with a mean of 91.5 and a range from 2 days to 409 days. Current active listings show a median 55.5 days on market with a range of 4 to 223. The gap between the 70-day median and the 91.5-day mean tells the real story: a minority of badly priced listings pulls the average well above the typical experience.
Florida closings are typically handled by a title company or a real estate attorney rather than by an attorney on both sides, and the contract framework is a standard statewide form with defined inspection and financing periods. For Stonecreek specifically, add two steps that do not exist everywhere: an estoppel certificate from the Association establishing what is owed, and a Board Certificate of Approval process for the buyer. Both belong on your timeline from day one.
You are not legally required to have one, but Stonecreek carries community-specific diligence that a general search will not surface: which FEMA zone your exact parcel falls in when nine of fourteen streets carry more than one, whether the home sits in PARKLANDS PLAT ONE or STONECREEK 2, what the Association's current assessment actually is given that it is not published, and how the 45-day Architectural Control Committee window and its deemed-disapproved default affect any change you plan.
Down payment is a loan-program question rather than a community question, and it ranges from conventional minimums to the larger down payments common on second homes and jumbo loans in this price band. What is Stonecreek-specific is that the median closed price is $1,200,000 and closings ranged to $2,100,000, which puts many purchases here into jumbo territory. Get a lender's written pre-approval that already accounts for flood insurance, because the SFHA designation makes it a certainty.
Expect an association application, the Board's Certificate of Approval process, and an estoppel certificate confirming the seller's account status. The association's own public document folder carries a Sales Application alongside the lease and architectural packets, which confirms a formal buyer application exists. Because the exact current requirements and fees are set by the manager rather than by the recorded documents, request the complete buyer packet from ICON Management Services at 239-351-1820 as soon as you go under contract.
We could not source a published turnaround for buyer approval, and we are not going to invent one. For comparison, the recorded rules do print a turnaround for the architectural process, 45 days with a deemed-disapproved default, and the leasing process requires Board approval before a tenant arrives. Treat association approval as a scheduling risk in your contract timeline and get the actual current turnaround in writing from ICON Management before you agree to a closing date.
Florida's homestead exemption reduces the taxable value of a permanent primary residence and carries additional protections beyond the tax reduction. It applies only to a primary residence, not to a second home or an investment property. Applications go to the Collier County Property Appraiser, and Florida's filing deadline is March 1 for the tax year in question. If you buy a Stonecreek home as a seasonal residence, homestead will not apply, which changes your tax math materially.
Verified from three real 2025 Collier tax bills: Stonecreek's millage code is 122 and the total millage is 9.5058. A worked example from folio 74937500308 shows an assessed value of $749,816, ad valorem tax of $6,754.74, and a total bill of $7,016.65. The only non-ad-valorem line across all three bills is District 1 Garbage at $261.91. There is no CDD line, which is the single largest difference between Stonecreek and many neighboring communities.
Save Our Homes limits annual increases in the assessed value of a homesteaded Florida property, which over time can create a large gap between a long-time owner's assessed value and a new buyer's. Critically, that benefit does not transfer with the sale. When you buy in Stonecreek, the property is reassessed, so the seller's current tax bill is not a reliable predictor of yours. Run your estimate against Stonecreek's 9.5058 total millage and your purchase price.
The mechanics are largely the same, with a few practical differences: remote or mail-away closings are routine, Florida requires no attorney on both sides, and homestead exemption is unavailable unless the property becomes your permanent residence. For Stonecreek specifically, plan for the association application and Certificate of Approval process and for a flood insurance binder, since 99.4 percent of the community sits inside a Special Flood Hazard Area and lenders will require the coverage in place at closing.
Remote purchases happen in Naples, and video walkthroughs make them workable, but Stonecreek carries two site-specific variables that a video does not resolve. First, flood zone position varies within streets here, with nine of fourteen streets carrying more than one zone. Second, view and lot exposure drive a sold price-per-square-foot range from $293.93 to $548.05. If you are buying remotely, have your representative verify both on the ground before the inspection period ends.
At minimum a full home inspection plus a four-point inspection covering roof, HVAC, electrical and plumbing, because Stonecreek's stock dates to roughly 2016 through 2019 and original systems are now roughly eight to ten years old. Add a wind mitigation inspection, which affects insurance pricing directly, and obtain the elevation certificate, which matters more here than in most communities because FEMA's map carries no Base Flood Elevation for Stonecreek. A survey is also worth ordering.
There is no new construction path in Stonecreek. All 618 lots are built out across the two recorded plats with no gaps, GL Homes no longer maintains a live Stonecreek sales page, and every transaction today is a resale. That means a standard resale contract with inspection and financing contingencies, an estoppel certificate from the Association, a Board approval step for the buyer, and a title company or attorney closing rather than a builder closing department.
An estoppel certificate is the Association's written statement of exactly what a specific home owes as of a specific date: assessments, special assessments, fines, transfer fees and any other charge. It protects the buyer, because unpaid association debt attaches to the property. Florida Statute 720.30851 governs the process, capping what an association or its manager may charge and setting a delivery deadline. In Stonecreek, the estoppel is ordered through ICON Management Services.
A cash purchase can close in a few weeks; a financed purchase typically runs longer while appraisal and underwriting complete. For Stonecreek, add time for two association-controlled steps: the estoppel certificate and the Board's buyer approval process. Neither is unusual, but neither is under your control, and both have burned closing dates for buyers who scheduled as if only the lender mattered. Build the association timeline into the contract, not into the last week.
Yes, and the recorded rules accommodate it. There is no residency requirement in Stonecreek's Declaration or Rules and Regulations. What you lose as a part-time resident is the homestead exemption and the Save Our Homes cap, both of which require a permanent primary residence. What you gain is the ability to lease during periods you are away, within the recorded limits of 30-day minimum terms and four leases per twelve-month period.
Second-home and jumbo financing are both routinely available in this price band, and Stonecreek's median closed price of $1,200,000 puts many purchases above conforming limits. The Stonecreek-specific underwriting item is flood: with 99.4 percent of the community inside a Special Flood Hazard Area, a lender will require flood insurance in force at closing. Get the flood quote before you get the loan estimate, because it belongs in the payment your lender qualifies you on.
We could not source a mandatory buyer interview or orientation requirement in the Stonecreek documents we obtained. What is documented is an application and Board approval process, and an access-credential step: the community's resident materials describe complimentary gate barcodes and amenity key fobs issued at closing, with additional credentials available for a fee. Confirm the current new-owner onboarding process with ICON Management Services at 239-351-1820.
Earnest money in Florida is negotiated rather than fixed by law, and in a price band like Stonecreek's, where the median closing was $1,200,000, deposits are typically meaningful and often staged, with an initial deposit at contract and an additional deposit at the end of the inspection period. What matters more than the number is which contingencies protect it. We will structure that conversation around your position, not around a rule of thumb.
That is a risk-tolerance and liquidity question, and the Stonecreek data informs it. Inventory sits at 16 active listings against a trailing pace of 3.00 sales per month, an inferred 5.33 months of supply, and buyers negotiated a median 93.84 percent of list over the year. That is not a market where hesitating for a few weeks generally costs you the home. If your purchase depends on your sale, a well-priced contingent offer is more workable here than in a bidding-war market.
They are two separate GL Homes communities on the same corridor, and the differences are documentary. Stonecreek sits on the PARKLANDS RPUD, Ordinance 12-30, in Section 9, Township 48 South, Range 26 East, with 618 lots across two recorded plats. Riverstone sits on the Terafina PUD, ordinance number 04-15 with a GIS area of 633.36 acres, in Section 16, and is reported at 802 single-family homes built roughly 2012 through 2016 or 2017. Separate associations, separate gates, separate clubhouses.
We will not compare these on lifestyle or suitability, and we will not assert Twin Eagles' current sales status, because we could not confirm it. What is verified about Stonecreek is the structure: 618 single-family homes by a single builder, one Chapter 720 POA with no sub-associations, no golf course and no golf membership obligation, no CDD assessment, and 99.4 percent of the footprint inside a FEMA Special Flood Hazard Area. Any comparison should start from equally sourced facts on the other side.
We did not run independent primary research on Talis Park for this page, so we are not going to publish a comparison built on secondary summaries. That restraint is the point of this page. What we can state about Stonecreek from primary sources: single-builder GL Homes product, 2,081 to 5,047 square feet, a verified median sold price of $1,200,000, no golf, no CDD, and one undifferentiated property owners association. If you want a sourced side-by-side, we will pull the comparable data and run it.
"Nicer" is not something a page can verify, so here is the sourced structural difference instead. Esplanade by the Islands is a Taylor Morrison community of roughly 1,250 homes on about 525 acres, actively selling, offering single-family homes, twin villas and coach homes. Stonecreek is a sold-out GL Homes community of 618 single-family detached homes only, on a GIS-measured 645.76 acres, with no attached product and no active builder inventory.
The most important distinction is age restriction. Valencia Trails is a GL Homes 55-plus community of 853 single-family homes, and its build-out is complete or nearing complete, though the sold-out characterization comes from third-party aggregation rather than a GL Homes statement, so we soften it. Stonecreek is all ages, with no age-restriction language anywhere in its recorded documents. Valencia Golf and Country Club is a different product again: bundled golf, built by D.R. Horton and later Lennar, with a Gordon Lewis course from 1997 renovated in 2010.
On total cost of ownership, the structural comparison favors Stonecreek in two specific ways that we verified. Stonecreek has no golf course and therefore no mandatory equity membership or bundled golf fee, and Stonecreek carries no CDD assessment, confirmed by three real 2025 tax bills showing exactly one non-ad-valorem line at $261.91 for garbage. We are not publishing Stonecreek's current assessment because the Association does not publish it, so any full apples-to-apples number has to come from ICON Management.
We did not run independent research on Saturnia Lakes for this build, so we will not characterize it. Stonecreek's verified profile, for your comparison: GL Homes single builder, 618 lots recorded as PARKLANDS PLAT ONE lots 1 to 287 and STONECREEK 2 lots 288 to 618, a 13,676 square foot clubhouse on a 6.25-acre recreation site, five Har-Tru tennis courts, four pickleball courts, an indoor air-conditioned sports court, one Chapter 720 POA and no CDD.
No. Stonecreek has no golf course, no golf membership and no bundled golf fee. There is also no dormant golf entitlement we can publish: a claim about a 27-hole golf entitlement on the underlying PUD surfaced in our research but we could not verify it from the ordinance text, so we are not repeating it as fact. The amenity package here is built around racket sports, pools, fitness and the indoor court instead.
We cannot answer this honestly with numbers, and we are not going to answer it dishonestly. Stonecreek's current assessment is not published publicly, and we did not obtain Riverstone's from a primary source either. Anyone publishing a side-by-side fee comparison for these two communities is almost certainly using aggregator data of unknown vintage. Call ICON Management Services at 239-351-1820 for Stonecreek's current figure and the equivalent manager for Riverstone's.
We ran a verified trailing-twelve-month MLS pull on Stonecreek and not on Riverstone, so publishing a comparative resale claim would violate the standard this page is built on. Stonecreek's verified numbers are 36 closings, a $1,200,000 median sold price, a $399.98 median sold price per square foot, a 93.84 percent median sold-to-list ratio and 70 median days on market. Ask us to run the same pull on Riverstone and we will, with the same disclosure of method.
Stonecreek sits roughly 16.3 miles and about 27 minutes free-flow from Fifth Avenue South and roughly 2.4 miles from I-75 Exit 111. Riverstone is immediately adjacent on the same corridor, so the two are effectively equivalent on distance to town. Valencia Trails sits elsewhere in Naples and we did not route it. All of our drive times are inferred free-flow figures rather than in-season measurements.
Riverstone is the adjacent one and the single most common source of confusion, because GL Homes reuses floor plan names across its portfolio. Valencia Trails is a GL Homes 55-plus community elsewhere in Naples, and it is the community that glhomes.com/stonecreek now 301-redirects to, which is the traceable origin of the false claim that Stonecreek itself is 55-plus. GL Homes plan names such as Carlyle also appear at Valencia Parc and Valencia Vista at Riverland, well outside Naples.
An HOA, specifically a Chapter 720 property owners association, and there is no CDD. Stonecreek Property Owners Association, Inc. is registered on Sunbiz as N15000000948, FEI 47-2972018, filed 2015-01-29, currently active, with eleven annual reports through 2026. The predecessor Parklands Collier Community Development District was dissolved on 2015-02-02 by Collier County Ordinance 2015-04, which is recorded on the Florida Official List of Special Districts.
Chapter 720 of the Florida Statutes governs homeowners associations, as distinct from Chapter 718, which governs condominiums, and Chapter 719, which governs cooperatives. The distinction is not academic at Stonecreek: it is why the Milestone Inspection and Structural Integrity Reserve Study requirements, which are Chapter 718 and 719 obligations, do not apply here. Chapter 720 sets the framework for assessments, elections, records access, fining procedure and the estoppel process.
One, and this is a genuine finding rather than a gap in our research. We searched for sub-associations under any Stonecreek name and found none. There are no named enclaves, no villages and no second-tier associations. GL Homes built in construction phases, but those phases were never platted or marketed as distinct named neighborhoods. Competitor pages that imply Stonecreek enclaves are describing something that does not exist.
ICON Management Services, Inc., based in Fort Myers, which succeeded GRS Management Associates. Two phone numbers are in circulation and both are legitimately sourced, so we publish both with their roles: the ICON main line is 239-351-1820, and the community association manager's direct line at the clubhouse is 239-256-3860 with the email address [email protected], which is the number the association itself gives residents. The clubhouse and CAM office are at 4250 Azalea Drive.
Board elections at a Chapter 720 association follow the association's own bylaws within the statutory framework, including notice requirements and member voting rights. We did not obtain Stonecreek's bylaws, so we are not going to describe its specific election mechanics. One consequence we did verify from the recorded Declaration: voting rights are suspended when an owner's assessments are more than 90 days delinquent. Request the bylaws from ICON Management before you rely on any election detail.
Chapter 720 provides members with meeting access and records access rights, and Stonecreek is a Chapter 720 association. We could not source Stonecreek's published meeting calendar or annual meeting cadence, because the association's public-facing site does not post one and the resident portal is login-gated. Ask ICON Management Services for the current meeting schedule and for the minutes archive, both of which you are entitled to review as a prospective purchaser through the seller.
Faster than most communities, because Stonecreek's own official site links to a public, no-login document folder on its FRONTSTEPS portal. That folder served the recorded Declaration and the Fourth Amended and Restated Rules and Regulations as Clerk-stamped scans, along with the current lease application and architectural packets. Both recorded instruments are also independently retrievable from the Collier County Clerk's official records, and we cite the book and page for each in the Downloadable Documents table below.
The controlling instrument is the Declaration of Covenants, Restrictions and Easements for StoneCreek, recorded in Collier County at Official Records Book 5132, Page 3110, instrument 5099230, recorded 2015-03-25, 109 pages, by PARKLANDS ASSOCIATES I LLLP. It is supplemented by the Fourth Amended and Restated Rules and Regulations at Official Records Book 5708, Page 398, instrument 5805659, e-recorded 2019-12-19, 31 pages. Both are verified against the Clerk's record.
Yes. The association's official site runs on the FRONTSTEPS platform and residents register to access documents, update contact information, pay assessments, view and register for events, submit maintenance requests, and reserve tennis courts, pickleball courts and the indoor sports complex. Payments route through a manager-run portal, and gate access is managed through a separate access platform with a community code. Event signups route to an external signup service linked from the association's own site.
The recorded Declaration establishes a formal compliance process rather than an informal one. The Association notifies the owner in writing of the noncompliance and states the corrective action. No fine or suspension of use rights may be imposed without at least 14 days notice and an opportunity for a hearing before a committee of at least three members who are not officers, directors or employees of the Association or their close relatives, and if that committee does not approve by majority vote, the penalty cannot be imposed.
We could not source a home occupation clause in the recorded documents we obtained, and we are not going to assert either permission or prohibition. What is verified and relevant: commercial vehicles are barred from lots except inside a closed garage, vehicles carrying commercial lettering are presumptively commercial, and all signage requires prior written Board approval. Those three rules constrain how a home-based business could operate visibly regardless of whether a separate clause exists. Ask ICON Management.
Submit the Association's Architectural Control Committee application, currently a Board-approved packet updated 01.26.2026, with plans and specifications covering materials, color, structure, dimensions and location, plus a $100 non-refundable processing fee. Security deposits apply by project type: $5,000 for roof alterations including solar, pools, spas and cages, and $1,000 for fences, permanent generators and driveway work. The Committee has 45 days, and silence past 45 days means deemed disapproved.
Stonecreek's gatehouse is manned 24 hours and reachable at 239-260-5053, with the entrance tied into Logan Boulevard North. Visitor management runs through an online gate access platform linked from the association's own site, with a community code. Residents receive gate barcodes and amenity key fobs, with the community's resident materials describing two complimentary barcodes and two fobs per home at closing and additional credentials available for a fee.
What is verified is a 24-hour manned gatehouse with its own direct phone line at 239-260-5053, plus electronic gate access credentials and a visitor management platform. Whether the Association also contracts roving patrols is not something we could source, and we are not going to imply a level of security service the documents do not establish. Ask ICON Management Services at 239-351-1820 for the current security arrangement in writing.
Yes. The community's own dues breakdown lists roadways and streetlights among the items assessments cover, alongside common area maintenance and landscaping. Stonecreek's fourteen interior streets sit behind a manned gate and are association-maintained rather than county-maintained. Logan Boulevard North, the boundary and access road, is a public road and is not one of the fourteen.
No, and the reason is clean. Florida's Milestone Inspection and Structural Integrity Reserve Study requirements were enacted under Chapter 718 and Chapter 719, which govern condominiums and cooperatives. Stonecreek is a Chapter 720 property owners association made up of single-family detached homes with a single-story clubhouse. Neither statute reaches it. This is one of the few places where a community can give a definitive "does not apply, and here is exactly why" answer.
No. A query for any PUD named STONECREEK against Collier County's zoning layer returns zero features. The entitlement here is the PARKLANDS RPUD under Ordinance 12-30, confirmed four independent ways, including the official zoning atlas sheet 8609N and Municode's Land Development Code Appendix F ordinance history. Note that the county GIS ORD_NUM field still shows the stale 03-42; Municode proves 12-30 supersedes it, and 12-30 is the number to cite.
Selling in Stonecreek is a pricing problem before it is a marketing problem. Our verified MLS pull shows 36 closings at a median 93.84 percent of list, with exactly one reaching asking price and a median 70 days on market. Everything below follows from those measured facts.
The highest-intent seller questions come first. Where an answer depends on Association information we could not verify, we name ICON Management Services rather than guess, because a wrong number in a listing presentation becomes a wrong number in a contract.
Start from the verified anchor: the median closed price in Stonecreek over the trailing twelve months was $1,200,000, the median sold price per square foot was $399.98, and the range ran $660,000 to $2,100,000 across 36 closings. Your number moves from there on living area, view, lot, condition and improvements. Call (239) 898-6072 and we will run your address against Stonecreek comparables specifically, not against ZIP 34119 generally.
Median days on market across 36 verified Stonecreek closings was 70, with a mean of 91.5 and a range from 2 days to 409. That spread is the whole answer: correctly priced homes cluster near the median, and overpriced homes drive the tail. Current active listings show a median 55.5 days on market. Add roughly 30 to 45 days after contract for a financed closing, plus the Association's estoppel and buyer approval steps.
Net proceeds are a subtraction from your realistic sale price, and the realistic price is where most estimates go wrong. Work from the verified Stonecreek median of 93.84 percent of list rather than from your asking number. Then subtract mortgage payoff, negotiated brokerage compensation, documentary stamp tax on the deed, title and closing charges, prorated property taxes at Stonecreek's 9.5058 total millage, prorated assessments and the estoppel fee. We will build the full net sheet before you list.
Florida law now requires residential sellers to make a flood disclosure to the buyer at or before contract, covering flood history and related insurance claims, and Florida's broader disclosure duty already requires disclosure of known material facts affecting value. Practically speaking, disclosure is not the risk in Stonecreek. With 99.4 percent of the community inside a Special Flood Hazard Area, every buyer's lender surfaces it anyway. Getting ahead of it with an elevation certificate is the stronger move.
Call (239) 898-6072 or email [email protected]. We pull your address in the Southwest Florida MLS (Matrix) under Development Name STONECREEK, the same query behind every figure on this page, check the county record and folio, verify your parcel's FEMA flood zone, review your improvement history including any Architectural Control Committee approvals, and return a range with a pricing strategy. No cost, no obligation, and no automated estimate standing in for the work.
Naples is a seasonal market and listing inventory conventionally builds ahead of the November through April season. What we can tell you specifically about Stonecreek is what we measured across a full trailing year rather than a seasonal split: a 93.84 percent median sold-to-list ratio and 70 median days on market. We did not measure a season versus off-season difference in Stonecreek, so we are not going to assert a seasonal premium we did not verify.
Conditions favor a correctly priced seller and punish an ambitious one. Inventory sits at 16 active listings against a trailing pace of 3.00 sales per month, an inferred 5.33 months of supply. Buyers negotiated a median 6 percent off asking across the year. The encouraging half of the data is that list-side and sold-side price per square foot are 80 cents apart, meaning the market agrees on value. Price at the market and it transacts.
We did not measure Stonecreek seasonality, so we will not invent a rule. Two verified facts should inform the decision. First, the community turns over about 5.8 percent of its 618 homes annually, roughly 36 sales, so competition inside Stonecreek is a small, countable set of listings rather than a flood. Second, our inferred 5.33 months of inventory explicitly assumes no seasonality, which is a strong assumption. Timing should follow your competition count, not a slogan.
Naples buyer activity concentrates in the winter season, which is the general market pattern, and we are labeling that as market context rather than as a Stonecreek measurement. Our Stonecreek data set is a full trailing twelve months and was not split by month, so we cannot give you a verified fastest month for this community. What we can do is track the current active competition inside Stonecreek week by week, which is the more actionable number.
Brokerage compensation in Florida is negotiable and is not set by law, by any association or by any multiple listing service. Following the 2024 industry practice changes, buyer-side compensation is negotiated separately and documented in a written buyer agreement rather than assumed through the MLS. We will put our proposed compensation, what it funds, and how buyer-side compensation will be handled in writing before you sign anything.
Yes. Compensation is negotiable in every Florida listing, and any claim otherwise is false. The more useful question is what a given fee actually buys: professional photography and video, the pricing analysis that keeps you off the 409-day track, disclosure and estoppel handling with ICON Management, and negotiation on a deal where the community's median outcome is 93.84 percent of list. Compare scopes, not just percentages.
They are the price. Across 36 verified closings the median was $1,200,000 and the median sold price per square foot was $399.98, with a range of $293.93 to $548.05 that is driven by view, lot and finish. Comparables inside Stonecreek matter far more than ZIP-level data, because the community is a single builder, a single product type and a single fee structure, which strips out most of the usual noise.
Price to the verified median price per square foot for your view and condition tier, then let the market compress the last few percent. The alternative is documented in our own data: 4365 Caldera Circle sat 409 days and 4382 Caldera Circle sat 339 days, both starting near $1.3 million and both closing at exactly $1,200,000. Ambitious pricing did not raise either outcome; it only added a year of carrying costs.
They support the community's price level rather than your individual premium, and the honest version of that argument is stronger than the exaggerated one. Stonecreek's verified amenity package includes a 13,676 square foot clubhouse on a 6.25-acre site, an air-conditioned indoor sports court, five lighted Har-Tru tennis courts, four pickleball courts, a resort pool, a separate lap pool, a spa and a splash park, plus association-maintained lot landscaping and no CDD assessment. Buyers price all of that into the community, not into one listing.
Buyers evaluate total monthly cost, and Stonecreek's story is better than most sellers realize. The assessment funds lot-level mowing, irrigation, fertilization and sod replacement, not just common areas, and there is no CDD debt service line on the tax bill, verified against three real 2025 bills that show a single $261.91 garbage line. Presenting the fee alongside what it replaces is more persuasive than presenting the number alone.
Florida's disclosure duty covers known material facts that affect value and are not readily observable, and a pending or adopted special assessment sits squarely in that category. The estoppel certificate will surface it in any event, which is why concealment fails in practice as well as in law. Order the estoppel early through ICON Management Services so that you are disclosing from the same document the buyer will read.
Some buyers will discount for it and some will not, but discovering it late is what actually kills deals. Handle it the way we handle the flood designation in Stonecreek: put it on the table early with the document attached, quantify it, and let the buyer price it once rather than twice. We could not source any special assessment history for Stonecreek, so this belongs in your estoppel request rather than in speculation.
The Stonecreek record says no. Thirty-six homes closed in the trailing twelve months for $45,980,000 in a community where 99.4 percent of 179 FEMA point queries returned a Special Flood Hazard Area designation. Buyers financed, insured and closed anyway. What loses deals is discovery at week six rather than week one, so we put the zone, the panel number and the effective date in the listing package from day one.
An NFIP policy can generally be assigned to a buyer, which preserves the existing rate structure and the remaining term, and that assignment is worth real money to a buyer in a community where nearly every address sits in an SFHA. A private flood policy usually cannot. Ask your carrier in writing before you list, and have the answer ready, because it is a negotiating asset rather than a formality.
In Stonecreek, yes, and the reason is specific rather than generic. The FEMA National Flood Hazard Layer returns the sentinel value of negative 9999 for base flood elevation at every one of the 179 points we queried across all fourteen interior streets, so no public source can tell a buyer how your finished floor compares to the base flood elevation. A current elevation certificate is the only document that closes that gap.
Your carrier and the NFIP hold your claim history, and you should pull it before you list rather than after an offer. Florida's disclosure duty reaches known material facts that a buyer cannot readily observe, and prior water intrusion is squarely inside that. Stonecreek's documented exposure is rainfall and stormwater ponding rather than storm surge, which is a favorable context to disclose a claim in, not a reason to hide one.
Inside Stonecreek there is almost nothing to compare against, which is the useful answer. Of 179 FEMA queries, 144 returned Zone AH and 29 returned Zone AE, and exactly one point returned Zone X, on Nova Lane. With 99.4 percent of the community inside an SFHA, the zone is priced into the whole community rather than into your individual listing, and our verified median of $399.98 per square foot already reflects it.
Show them the closings. Thirty-six verified Stonecreek sales in twelve months, a median of $1,200,000, a median 70 days on market and a total of $45,980,000 transacted, all inside the same AH and AE mapping. We publish the full address-by-address closed table on this page precisely so that a seller can point at it instead of arguing. Evidence ends this objection faster than reassurance does.
Florida real estate contracts and the standard seller property disclosure used by most Florida brokerages carry flood questions covering zone, prior claims, prior damage and any elevation certificate in your possession. Your closing agent will confirm the exact form set for your transaction. What matters more than the form is the attachment: give the buyer the FIRM panel number, the effective date and your elevation certificate rather than a checked box.
It sets the community's baseline rather than a per-home penalty, because the designation is close to universal here. The three FIRM panels governing Stonecreek are 12021C0205H, 0211H and 0212H, all effective May 16, 2012, and Collier's February 8, 2024 map revision was coastal and did not touch them. Price to Stonecreek comparables, all of which carry the same designation, not to a countywide average that blends non-SFHA neighborhoods.
We measured Stonecreek and we did not run the same 179-point sweep on Riverstone, so we will not publish a comparison we did not perform. What we can hand a buyer is our own dataset: nine of Stonecreek's fourteen interior streets are internally split between AE and AH, which means the correct answer is address-specific rather than community-wide. Any Riverstone claim needs its own independent sourcing.
A written request to the Association's manager, the property address and folio, the buyer and closing dates, and the fee. Stonecreek is managed by ICON Management Services, main line 239-351-1820, with the community association manager reachable at the clubhouse at 239-256-3860 and [email protected]. The certificate discloses your assessment status, any special assessment, and whether a capital contribution, resale or transfer fee is due at closing.
Yes, in the normal case: assessments are prorated to the closing date, with the seller carrying the period through closing and the buyer picking up the balance. The estoppel certificate is the document that fixes those numbers, and the closing agent settles from it. Stonecreek bills through the Association rather than through any county non-ad-valorem line, which is why your tax bill shows only one such line, District 1 Garbage at $261.91.
Request the current budget and financial statements from ICON Management Services. We will tell you plainly what we could not verify: the Stonecreek Association does not publish its assessment schedule or its financials on the public web, and the resident portal is login-gated, so we do not publish a reserve figure. A seller with the current budget in the listing package answers a buyer's attorney before the question is asked.
We do not have survey data on that and we are not going to invent it. What is verifiable is the asset that almost no competing community can match: an air-conditioned indoor sports court inside a 13,676 square foot clubhouse on a 6.25-acre recreation site, confirmed as a real court by the house rule barring black-sole shoes. Show the indoor court, because it is the item a buyer cannot find down the road.
Yes, clearly labeled as community amenities. The verified package is substantial: five lighted Har-Tru tennis courts, four pickleball courts, beach volleyball, a full basketball court, a resort pool with cabanas, a separate lap pool, a whirlpool spa, a splash park for children twelve and under, a fitness center and the indoor sports court. Label them so no buyer thinks a shared facility is a private feature.
Yes, and the Stonecreek rule is unforgiving of assumptions. The Architectural Review process runs a 45-day window and it defaults to disapproved if the Board does not act, so silence is a denial rather than a green light. Budget a $100 processing fee plus a refundable deposit of $1,000 to $5,000 depending on the project type, and a $50 design review modification fee where one applies.
All of them, in writing, from the recorded document. The Fourth Amended and Restated Rules and Regulations, Collier OR 5708, page 398, set a 30-day minimum lease term and a cap of four leases per home in any twelve-month period, with the fourth lease requiring a six-month minimum. Sub-letting is barred, and a terminated lease still counts against the annual cap. Investor buyers price those limits, so disclose them early.
It affects the buyer pool and the timeline rather than your right to sell. A buyer wanting immediate occupancy will discount for a lease that runs past closing, and an investor buyer may value it. Note two Stonecreek specifics: amenity access transfers from the owner to the registered tenant for the lease term, and the Association requires a Board Certificate of Approval before a tenant moves in.
Assume all of them. The estoppel certificate is where an open violation or unpaid fine surfaces, and it surfaces to the buyer, the buyer's lender and the closing agent at the same time. Order it early through ICON Management Services and clear anything outstanding while you still have negotiating room. We could not source Stonecreek's itemized fine schedule, so the Association is the only reliable place to confirm a balance.
Yes, and you should build it into the contract dates rather than discover it. Stonecreek is a Chapter 720 property owners association with an application and approval step, and the Association also issues the estoppel certificate the closing agent needs. Our verified median days on market of 70 measures the marketing period only. Add roughly 30 to 45 days after contract for a financed closing plus the Association's own processing.
Assume there are and verify before you plant one. The recorded Fourth Amended and Restated Rules and Regulations run 31 pages and govern exterior conditions across the community, and gated GL Homes communities in Collier commonly regulate signage tightly. We could not source a Stonecreek-specific sign provision to quote, so confirm the current rule with ICON Management Services rather than relying on what a neighbor did last year.
Size and configuration move the number more than the plan name does. Across 36 verified closings, living area ran from 2,081 to 5,047 square feet with a median of 3,086.5, and sold price per square foot ranged from $293.93 to $548.05 around a median of $399.98. That spread is view, lot, condition and finish. We did not measure days on market by plan name, so we will not claim a plan-level ranking.
Our dataset shows a $254 per square foot spread between the weakest and strongest closing, which is where features like a pool, an extended lanai, a preserve or water view and impact glass live. We did not isolate the contribution of any single upgrade, so we will not quote a payback percentage. What we will do is price your specific improvements against the closings that actually carried them.
Stonecreek is a young community, with Plat One homes dating to roughly 2016 and Plat Two from about 2018 onward, both inferred from tax-roll onset rather than primary-source confirmed. At that age a four-point is rarely required for insurance. It can still be worth doing where a buyer's carrier asks, because in a market where buyers negotiated a median 6 percent off asking, every removed unknown is a removed discount.
Roof age is a known material fact affecting value, so disclose it. Its practical bite in Southwest Florida is on the insurance side rather than the loan side: carriers price and sometimes decline on roof age, and a buyer who cannot bind coverage cannot close. Have the roof date, the permit record and any wind mitigation report in the listing package, and the objection usually resolves before it becomes a price conversation.
Start with your original GL Homes purchase documents, because a complete Stonecreek floor plan catalog is not published anywhere we could verify. We confirmed only three plan names from GL Homes' own material: the Rose model, the Carlyle model, and a plan called The Canyon at 2,135 air-conditioned square feet, three bedrooms, three baths and a two-car garage. GL Homes reuses plan names across its portfolio, so the name alone does not identify a Stonecreek home.
Lead with what is measurable at the gate. Logan Landings sits at the Stonecreek gate corner, anchored by Sprouts Farmers Market with First Watch and Oak and Stone. The nearest Publix is Shoppes of Pebblebrooke at 1.9 miles, Target at 2.4 miles, Costco at 8.2 miles and Home Depot at 8.9 miles. The NCH Northeast freestanding emergency department is 2.1 miles out, about four minutes.
They do, and the honest answer wins more often than the deflection. Immokalee Road through this corridor is already six lanes, widened around 2007 to 2008, so the corridor is not waiting on a mainline widening. Traffic counts show an average daily volume of 61,315 vehicles east of Valewood Drive in 2025, which we label an inferred corridor proxy because Valewood sits roughly 1.5 miles west of Logan Boulevard North.
Publish school assignment as a factual community attribute available to every buyer, and let buyers self-select. The assignment from the Collier County Public Schools live zoning tool for 2026 to 2027, queried on 4250 Azalea Drive, is Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High, all three A-rated. Note that boundaries change and the district tool is the authority. Never write a listing that targets or discourages any protected class.
Possibly, and it depends on your basis, your use of the property and your filing situation rather than on anything specific to Stonecreek. Florida imposes no state income tax, so the question is federal. Get your original GL Homes closing statement, every capital improvement receipt and your depreciation history if the home was ever rented, then take those to your CPA before you sign a listing agreement, not after closing.
The primary residence exclusion is a federal rule, not a Florida one, and it turns on ownership and use tests rather than on the state where the home sits. Because Stonecreek carries a verified median sold price of $1,200,000 and closings ran as high as $2,100,000 this year, the gain on a home bought in the first phase from the $400,000s can be large. That makes a CPA conversation a pricing input, not an afterthought.
A like-kind exchange is available for property held for investment or productive use in a trade or business, so a Stonecreek home that has been genuinely rented is a different case from a second home used personally. Stonecreek's recorded rules cap leases at four per twelve-month period with a 30-day minimum, which shapes what a rental history here can look like. Confirm eligibility with a qualified intermediary and your CPA before you list.
Florida requires a seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. In Stonecreek that reaches the flood zone designation, prior water intrusion or claims, roof age and condition, any open Association violation or fine, any pending or adopted special assessment, and the leasing restrictions in the recorded rules. Your closing agent will confirm the exact form set your contract requires.
Disclose anything unresolved, and treat resolved matters as a judgment call to make with your attorney rather than alone. The practical point is that the estoppel certificate from ICON Management Services will report your account status to the buyer regardless of what you say, so a disclosure that arrives after the estoppel reads as concealment. Order the estoppel early and disclose from the same document the buyer will read.
Fix the items that produce insurance and inspection objections in Southwest Florida: roof condition, water intrusion evidence, exterior paint and caulking, screen enclosure and lanai condition, and any deferred air conditioning service. In a market where 35 of 36 closings landed below asking and the median outcome was 93.84 percent of list, every open item becomes a line in a repair request, and repair requests are negotiated at buyer prices rather than yours.
It is usually worth it here, for a specific reason. Stonecreek's own data shows what unresolved surprises cost: 4365 Caldera Circle spent 409 days on market and 4382 Caldera Circle spent 339, and both closed at exactly $1,200,000 from asks of $1,299,000 and $1,300,000. A pre-listing inspection lets you price the known defects once, on your terms, instead of renegotiating them under a contract deadline.
In our experience the recurring five are the assessment amount and what it covers, whether there is a CDD, the flood zone and insurance, whether the community is age-restricted, and how Stonecreek differs from Riverstone. Four of the five have strong answers here: there is no CDD, the community is all ages, the Association maintains lot landscaping, and Stonecreek and Riverstone are separate communities on separate entitlements.
Stage the rooms buyers are pricing, which in a 3,086.5 square foot median Stonecreek home means the great room, the primary suite, the kitchen and above all the lanai. Southwest Florida buyers underwrite outdoor living, and a bare screen enclosure photographs as unfinished. Staging is a marketing expense with no verified Stonecreek payback figure, so we will not quote one. We will tell you which rooms are carrying your price.
We measured a sold price per square foot range of $293.93 to $548.05 across 36 closings, and the top of that band is driven by view, lot, finish level and outdoor living. We did not isolate the return on any individual upgrade, so we are not going to publish a payback percentage that our own dataset cannot support. Before you spend, let us compare your specific improvements against the closings that carried them.
Neither one typically returns its full cost as a price increase, but both can decide whether a buyer can insure and close. In Southwest Florida, roof age drives carrier appetite more than almost any other factor, and a home a buyer cannot insure is a home a buyer cannot finance. Treat the decision as risk removal rather than as a price play, and get quotes before you set the asking number.
The verified answer is narrower than most sellers want. Our 36-closing dataset supports a range, not a renovation ranking, so a specific return on investment percentage for any Stonecreek project is a number we do not have. What we consistently see rewarded in this community is condition and completeness rather than novelty: a maintained roof, a clean lanai and pool deck, current mechanicals and no open Association items.
Naples buyer activity concentrates in the winter season, which we present as market context rather than as a Stonecreek measurement, because our dataset is a full trailing twelve months and was not split by month. What is Stonecreek-specific is the competition count. Sixteen homes are active against a trailing pace of 3.00 sales per month, so your real timing question is how many similar homes are listed the week your home hits the market.
Either works, and the deciding factor is condition and access rather than occupancy. A vacant home shows better and lets us hold broad showing windows, which matters when a median 70 days on market has to be earned against sixteen active competitors. An occupied home avoids carrying costs. If you are vacant and out of state, we manage access, the Association's gate protocol and vendor coordination for you.
They are prorated to the closing date and settled from the estoppel certificate, with the seller responsible through closing. The estoppel also reports whether any capital contribution, resale or transfer fee falls due, and to whom. Stonecreek's Association bills separately from the tax bill, which is why the three real 2025 Collier bills we examined carry exactly one non-ad-valorem line, District 1 Garbage at $261.91, and no CDD line at all.
We run them, and this is routine for us. Stonecreek's gatehouse is manned 24 hours at 239-260-5053, which means access is controlled and logged rather than improvised. We coordinate the gate list, showing feedback, vendor visits and any Association correspondence, and we report on a schedule you set. Reach us at (239) 898-6072 and we will build the absentee owner protocol before your listing goes live.
It is the Association's written statement of what is owed on your property as of a stated date, including regular assessments, any special assessment, violations and any transfer or capital contribution fee. In practice the closing agent orders it, but the seller should request it early. For Stonecreek that request goes to ICON Management Services at 239-351-1820 or to the community association manager at 239-256-3860 and [email protected].
Florida Statutes section 720.30851 caps what a homeowners association may charge to prepare an estoppel certificate, with a higher cap where the account is delinquent and a separate cap for expedited delivery. Who pays is a contract term rather than a statutory one, and it is negotiated between buyer and seller. Ask ICON Management Services for the current figure in writing rather than budgeting from a number you read online.
Documentation rarely raises the price directly, but it protects the price you agreed to. In a community where 99.4 percent of 179 FEMA point queries returned an SFHA designation and no base flood elevation is published in the National Flood Hazard Layer, a seller holding an elevation certificate, a current flood policy declaration page and the FIRM panel reference removes the exact uncertainty that produces a late price reduction.
Specificity, because the product is uniform. Sixteen active listings, one builder, one product type and one fee structure means a generic listing disappears. What differentiates is documented evidence: your street and lot orientation, your view, your improvement list with dates, your flood documentation, your Association status and a price supported by named Stonecreek comparables rather than by ZIP 34119 averages that include entirely different communities.
Yes, and in Stonecreek video earns its cost because a large share of buyers are shopping from out of state before they ever land. A 3,086.5 square foot median home with a lanai, a shared 13,676 square foot clubhouse and an indoor sports court does not communicate in eight still photos. Professional photography, video and floor plan graphics are standard in every listing we take.
Carefully, and in writing. Florida practice permits several approaches, and the seller chooses: counter one, counter several, or call for highest and best by a stated deadline. Set expectations against the Stonecreek reality first. Only 1 of 36 closings in the last twelve months reached asking price, so a multiple offer situation here is the exception, and it usually signals that the list price was set correctly rather than optimistically.
Financing, appraisal, inspection and often an insurability contingency, plus the Association approval step that Chapter 720 communities like Stonecreek carry. With a median 93.84 percent sold-to-list across 36 closings, buyers here have had room to keep their contingencies rather than waive them. Evaluate an offer on its whole structure, because a slightly lower price with fewer contingencies frequently nets more than a higher price that has to survive four exits.
It caps what a lender will finance, which forces a renegotiation, a cash gap contribution from the buyer, or a cancellation. Your defense is built before the appraisal, not after. We supply the appraiser with the Stonecreek comparable set directly, using our verified closed data including a median of $1,200,000 and a median sold price of $399.98 per square foot, rather than letting a ZIP-level pull define your home.
Under a standard Florida financing contingency the buyer typically recovers the deposit and the contract terminates, and you go back to market with days on market already spent. That is why we qualify the lender and not just the buyer before we recommend acceptance. In a community with a median 70 days on market and a tail out to 409 days, a failed contract is expensive in exactly the currency that matters here.
Legally, yes. A Florida owner may sell their own property. The question is what it costs you in a community with a documented pricing problem. Thirty-five of 36 closings landed below asking, the median outcome was 93.84 percent of list, and the two longest listings sat 409 and 339 days before both settled at exactly $1,200,000. Those outcomes were produced by pricing and negotiation, which is precisely what representation addresses.
Four specific ones here. Pricing against ZIP 34119 rather than against the 36 verified Stonecreek closings. Mishandling the flood disclosure in a community where 99.4 percent of queried points sit in an SFHA. Missing the Association steps, the estoppel and the buyer approval, that gate your closing date. And negotiating repair requests and appraisal gaps alone against a buyer who is represented and advised.
Ask three questions and make the answers specific. What is the community's median sold-to-list ratio and how do you know. How many homes closed here in the last twelve months and at what median price per square foot. What is your plan for the flood disclosure and the estoppel. An agent who answers with countywide statistics is going to price your home with countywide statistics.
Look for verified community-level data and verified production. We publish all 36 Stonecreek closings and all 16 active listings on this page, address by address, from our own Southwest Florida MLS pull. On the production side, McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across more than 4,000 transactions, and have been Top 1% Real Estate Agents Nationally Since 2008.
Assemble eight items: your deed and prior title policy, your survey, your elevation certificate, your current flood and hazard policy declaration pages, roof and air conditioning documentation with permit records, your improvement list with dates and costs, the recorded governing documents, and any Association correspondence. Having these in hand at listing rather than at contract is the difference between a 70-day sale and a 409-day one.
The survey is normally a closing requirement rather than a listing one, but in Stonecreek the elevation certificate is worth having up front. FEMA's National Flood Hazard Layer returns no usable base flood elevation anywhere in this community, and USGS ground elevations of 15.74 to 24.27 feet are bare-earth readings that say nothing about any individual finished floor. The certificate is the only document that answers a buyer's real question.
Plan on roughly 30 to 45 days for a financed purchase and less for cash, then add the Association steps that Stonecreek requires: the estoppel certificate and the buyer's application and approval. Build those into your contract dates rather than assuming them. Our verified median of 70 days on market measures the marketing period only, so a realistic contract-to-keys expectation sits on top of that number.
On documented differences, never on blended data. Stonecreek and Riverstone are separate GL Homes communities on separate entitlements: Stonecreek sits inside the PARKLANDS RPUD under Ordinance 12-30 in Section 9, Township 48 South, Range 26 East, while Riverstone sits on the Terafina PUD in a different section. Every Riverstone figure needs its own source. We position on Stonecreek's verified 36 closings, not on a comparison we did not measure.
Both, and the Immokalee Road corridor is where that happens. The corridor holds bundled-golf communities such as Heritage Bay and Valencia Golf and Country Club alongside non-golf communities including Riverstone, Bent Creek Preserve, Terreno by DiVosta and Esplanade by the Islands by Taylor Morrison. Stonecreek competes as an amenity-rich, non-golf community, and the buyer who wants a golf membership is usually not your buyer.
Inside Stonecreek, price discipline does. Median days on market across 36 closings was 70, the mean was 91.5, and the range ran from 2 days to 409. That gap is not a product difference, because the product is one builder and one type. It is a pricing difference. Correctly priced homes cluster near the median and ambitiously priced homes create the tail that pulls the mean up.
Frame it as total cost of ownership rather than as a criticism of any other community. Stonecreek carries no golf membership requirement and, verified three separate ways, no Community Development District, so there is no CDD debt service line on the tax bill. Three real 2025 Collier tax bills confirmed that: millage code 122, total millage 9.5058, and one non-ad-valorem line, District 1 Garbage at $261.91.
Expect to deliver the recorded Declaration, the articles and bylaws, the current rules and regulations, the current budget and financial information, and the estoppel certificate. Stonecreek's recorded documents are retrievable: the Declaration is Collier OR 5132, page 3110, instrument 5099230, recorded March 25, 2015, and the Fourth Amended and Restated Rules and Regulations are OR 5708, page 398, instrument 5805659, e-recorded December 19, 2019.
You can list with a balance, but you cannot close cleanly with one, and a delinquent account raises the statutory estoppel fee cap as well. Pull your ledger from ICON Management Services before you go to market. A buyer's attorney reads the estoppel certificate line by line, and a delinquency discovered at day 25 of a 30-day contract costs you far more than the balance itself.
You do not need Board permission to market your home. The Association's role sits at the transfer: Stonecreek is a Chapter 720 property owners association with a buyer application and approval step, and it issues the estoppel certificate the closing agent works from. Confirm the current application requirements and turnaround with ICON Management Services at 239-351-1820 and put those dates into your contract rather than hoping they fit.
It appears on the estoppel certificate and becomes a closing condition, usually with the cure or an escrow holdback landing on the seller. Cure it before you list if you can. Common exterior triggers in this community are architectural changes made without the 45-day review, non-conforming fencing where the recorded rule calls for bronze aluminum rail four to six feet, and prohibited vehicle storage in the driveway.
Go directly to ICON Management Services, main line 239-351-1820, or the community association manager at the clubhouse, 4250 Azalea Drive, 239-256-3860, [email protected], and ask about expedited delivery, which Florida law addresses separately. For the recorded documents you do not have to wait at all: the Declaration and the Fourth Amended Rules are available as Clerk-stamped scans through the public folder linked from the community's own official site.
Three Stonecreek features regularly draw a second look, and all three are favorable once explained. There is no CDD, and the predecessor district was formally dissolved by Ordinance 2015-04 on February 2, 2015. The Association maintains mowing, irrigation, fertilization and sod on individual lots rather than only common areas. And Florida's milestone inspection and structural integrity reserve study requirements do not reach a Chapter 720 community of single-family homes.
Three items, in our experience. The flood designation, because 99.4 percent of the community sits in an SFHA and buyers assume a newer gated community does not. The leasing cap, because four leases per twelve-month period with a 30-day minimum surprises investor buyers late. And the architectural review default, because a 45-day window that treats silence as disapproval means an undocumented past modification can become a closing problem.
Call Jesse McGreevy at (239) 898-6072 or email [email protected], or reach Marc Comisar at (239) 287-5873. We will bring the Stonecreek closed and active data, a net sheet built from your actual payoff and the Association's numbers, and a written marketing plan. McGreevy and Comisar have been the #1 team in the region since 2012 and are Top 1% Real Estate Agents Nationally Since 2008.
Every factual claim on this page traces to a primary or first-party source, and the list below is the full set. We publish it in full, grouped by issuing authority, so that any reader can re-run our work rather than take our word for it. Where a source contradicts another source, we said so in the body rather than quietly picking a side. Where we could not verify something, we said that too.
Market statistics come from our own Southwest Florida MLS (Matrix) pull dated July 29, 2026, run on Development Name STONECREEK, hidden dictionary key 12814, closed relative range 0 to 365, single-line display, 250 records per page. Every figure was computed three times by independent routes and cross-verified against a second MLS field.
Every document below is linked to the office or organization that issued it. We do not mirror governing documents on our own server and we do not host them in a cloud drive, because a stale copy of a recorded instrument is worse than no copy at all. If a link changes, the issuing authority is named in each row so you can find the current location.
Two Stonecreek specifics are worth knowing before you start. The community's own official association site links to a public FRONTSTEPS folder that requires no login and holds Clerk-stamped scans of the recorded documents. And both recorded instruments carry a Collier County official records book and page, so the Clerk is always an independent second route to the same text.
Document | What it gives you | Issuing authority | Official link |
|---|---|---|---|
Recorded Declaration of Covenants, Conditions and Restrictions, OR 5132, PG 3110, instrument 5099230, recorded March 25, 2015, 109 pages | The governing covenants, the leasing framework and the architectural authority | Collier County Clerk of the Circuit Court and Comptroller | |
Fourth Amended and Restated Rules and Regulations, OR 5708, PG 398, instrument 5805659, e-recorded December 19, 2019, 31 pages | The 30-day minimum lease term, the four-lease annual cap, pet and vehicle rules, and the 45-day architectural review window | Stonecreek at Naples POA | |
Stonecreek HOA documents, forms and applications index | The association's own current forms hub, including architectural and leasing packets | Stonecreek at Naples POA | |
Lease application and Addendum to Lease | The $100 lease application fee, the $100 tenant administrative transfer fee, and the Certificate of Approval requirement | Stonecreek at Naples POA, via ICON Management Services | |
Resident welcome packet issued under the prior management company | Historic fee schedule detail, badge, fob and gate barcode charges | GRS Management Associates | |
PARKLANDS PLAT ONE, Plat Book 58, pages 37 to 66, and STONECREEK 2, Plat Book 62, pages 5 to 12 | The recorded lot and tract geometry behind all 618 lots | Collier County Clerk of the Circuit Court and Comptroller | |
Official zoning atlas sheet 8609N | The PARKLANDS RPUD polygon, the zoning label and the lot numbering that tops out at 618 | Collier County Growth Management | |
Collier County PUD Master List, June 11, 2026 | Confirmation that the entitlement is PARKLANDS RPUD and that no PUD named Stonecreek exists | Collier County Planning and Zoning | |
FEMA National Flood Hazard Layer flood zone data | The AE and AH zone boundaries we queried at 179 points across all fourteen interior streets | Federal Emergency Management Agency | |
FEMA FIRM panel data for panels 12021C0205H, 0211H and 0212H, effective May 16, 2012 | The panel identifiers and effective dates that govern Stonecreek addresses | Federal Emergency Management Agency | |
Collier County Floodplain Management frequently asked questions | The county's own explanation of the 50 percent substantial improvement rule and CRS participation | Collier County Community Planning and Resiliency | |
Sunbiz corporate record and eleven annual reports for Stonecreek Property Owners Association, Inc., document N15000000948 | Formation date, officers, registered agent and filing history | Florida Division of Corporations | |
Florida Official List of Special Districts, dissolved districts export | The record confirming that Stonecreek's predecessor district was dissolved, which is why there is no CDD | Florida Department of Commerce, Special District Accountability Program | |
Collier County Public Schools attendance zone lookup for a specific address | The current assigned elementary, middle and high school for any Stonecreek address | Collier County Public Schools | |
Florida Department of Education 2026 school grades results packet | The A grades held by Laurel Oak Elementary, Oakridge Middle and Aubrey Rogers High | Florida Department of Education | |
Collier County 2025 traffic counts | The Immokalee Road average daily traffic figures behind our corridor discussion | Collier County Traffic Operations | |
National Hurricane Center Tropical Cyclone Report on Hurricane Irma | The official storm record behind the wind exposure discussion | NOAA National Hurricane Center | |
National Weather Service Hurricane Milton impact narratives | The official post-storm impact record for Southwest Florida | NOAA National Weather Service | |
Florida Statutes section 720.30851 | The statutory framework and fee caps for homeowners association estoppel certificates | The Florida Senate | |
Florida Statutes section 553.899 | The milestone inspection statute, which reaches condominium and cooperative buildings and does not reach Stonecreek | The Florida Senate |
Two documents we could not obtain, stated plainly so that nobody mistakes silence for absence. The Association's current assessment schedule and current budget are not published publicly and the resident portal is login-gated, so request them from ICON Management Services at 239-351-1820 or from the community association manager at 239-256-3860 and [email protected]. And the full text of Ordinance 12-30 was not retrieved during this research, so we cite the ordinance number from four independent proofs rather than quoting its language.
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.
