Stoneybrook Villas is the attached-villa neighborhood inside Stoneybrook in Estero: 174 two-bedroom villas on Knighton Run and Portrush Run, built 1999 to 2003, with every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Stoneybrook Villas is a villa neighborhood inside the master-planned community of Stoneybrook in Estero, Florida. It is the attached-villa rung of Stoneybrook Golf and Country Club, a gated community of 1,119 stated homes in ZIP 33928: 174 two-bath villas on two streets, Knighton Run and Portrush Run, a $358,750 median across 22 Southwest Florida MLS closings in the 24 months to September 29, 2026, and a published master fee of $440 a quarter. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers the Stoneybrook Villas of Estero, Lee County, ZIP 33928, inside Stoneybrook Golf and Country Club. It is not Stoneybrook at Gateway or the Village of Stoneybrook condominiums, which are a separate Fort Myers community in ZIP 33913, and it is not Stoneybrook Villas I at Gateway, a different Fort Myers association on the state's corporate register. It is also not one of the Sarasota County condominium projects that carry the Stoneybrook name.
If you own a villa here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Stoneybrook villa costs to buy and to carry, which two associations you would join besides the master, and which records are public. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Stoneybrook Villas because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every recent MLS closing we could place, the county's parcel-by-parcel roll and the state's corporate register.
If you're searching for the best realtor for Stoneybrook Villas in Stoneybrook, Estero, whether you're ready to sell your Stoneybrook Villas home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific villa from its own recent sales, and we do that below in the open.
Recent Stoneybrook Villas track record (last 12 months): In the last 12 months Stoneybrook Villas has seen 8 resales that we could place in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $362,500 (n = 8, even, the mean of the middle pair $360,000 and $365,000), a range of $299,000 to $450,000, $2,993,000 in total volume, a median of 25.5 days on market and a median sold-to-list ratio of 96.1%. The highest-priced resale in that window was $450,000 for a two-bedroom-plus-den, 1,369 square foot villa in November 2025. We publish no count of Stoneybrook Villas sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 8 Stoneybrook Villas closings that the Southwest Florida MLS lets us place, and we tracked all 65 closings we can place here since October 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only. The placement method is stated on this page, because the MLS does not label this village by name.
For Stoneybrook Villas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the value buyer who wants a gated golf community at a villa price, and the paperwork has to be ready early: the master association's sales application filed at least 20 days before closing, the villa association's own application through its manager, and the two associations' estoppels.
For Stoneybrook Villas buyers: the first question is which street, because Knighton Run and Portrush Run belong to different villa associations with different managers, and the county record shows Knighton Run villas trading about $42,500 above Portrush Run villas over the last 24 months (small samples). The second is the carry, because the master fee is published at $440 a quarter but the villa association's dues are not. The third is the approval, because both the master association and the villa association review a buyer.
Honors and recognition:
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Stoneybrook Villas means an attached two-bedroom, two-bath villa on its own platted lot in a gated golf community, with a master association that runs the clubhouse, pools, courts and gate, a villa association on top of it, and a golf course that residents may play or ignore.
Stoneybrook Villas is 174 residential parcels on the 2026 Lee County tax roll, all coded single-family residential and all on two streets: 72 on Knighton Run and 102 on Portrush Run. Each parcel is its own platted lot, which is why the villas are not in the state's condominium register. The 174 count matches, to the unit, the 174 six-plex units in the CDD's own unit breakdown (read in May 2026 for our roster), and the CDD's FY2027 budget carries a 6plex assessment category. We treat the two-street boundary as our inference, because the roll does not mark a villa plat.
The master association's 2026 sales and lease applications name the villa managers by street. Knighton Run is Villas I, managed by Alliant Property Management, the same firm that manages the master association. Portrush Run is Villas II, managed by Schoo Association Management. The state's corporate register lists Stoneybrook Villas I Association, Inc. (filed July 23, 1998) and Stoneybrook Villas II Association, Inc. (filed August 24, 2000) as active, and a Stoneybrook Villas III Association, Inc. filed the same day as II that is inactive after a 2005 merger.
Knighton Run has 72 villas on the roll, built 1999 to 2001 (median 2000: 24 in 1999, 30 in 2000 and 18 in 2001), with heated area of 1,292 to 1,385 square feet (median 1,365). Sixty-seven parcels are two-bedroom and five are three-bedroom. The recorded legal descriptions place these lots in blocks F and G of the original Stoneybrook plat, recorded in plat book 63.
Portrush Run has 102 villas on the roll, built 2001 to 2003 (24 in 2001, 18 in 2002 and 60 in 2003), with heated area of 1,299 to 1,411 square feet (median 1,355). One hundred and one parcels are two-bedroom and one is three-bedroom. The lots sit in blocks CC and DD of Unit 5 of the Stoneybrook plat, recorded in plat book 68. Portrush also has one of the community's two satellite pools, which the Residents Guide names in its overnight parking rules.
Five things buyers sometimes assume. Not a condominium: the villas are lots with deeded homes, so Florida's condominium milestone inspection and structural reserve study rules for condominium buildings do not describe them the way they describe Pinecrest at Stoneybrook. Not the single-family streets: the 732 detached homes on the 50, 60 and 75 foot lots are a separate product with its own price band. Not Pinecrest: the 208 condominiums on Lancaster Run are a separate 718 regime. Not a public golf membership: the golf course is a separate facility. Not age-restricted: the master association's rules apply to every resident regardless of age, and no age restriction appears in the documents we read.
The MLS does not label this neighborhood. Its Sub field carries only three community-wide strings, so we assigned each MLS closing to Stoneybrook Villas only when its price equals a Lee County qualified sale of a Knighton Run or Portrush Run parcel and the recording falls within 45 days of closing. Of 290 community closings in the pool, 65 matched here, 4 closed after the county file ends on July 29, 2026 and cannot be placed, and 221 matched no villa parcel. We never quote MLS active listings for this village, because an active listing carries no recorded price to match.
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Stoneybrook Villas closed 22 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $358,750 median and 36.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 8 closed at a $362,500 median, all between October 2025 and March 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. Every closing here was matched to the county record by price and date, so a village closing that the county file does not show cannot appear on this page, and the latest closing we can place is March 31, 2026.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) | $273.53 | 25.5 | 96.1% |
24 months, first window with 10+ | 22 | $358,750 (mean of $357,500 and $360,000) | $272.15 | 36.5 | 96.1% |
36 months | 31 | $380,000 | $278.39 | 40 | 96.3% |
60 months | 65 | $390,000 | $286.37 | 18 | 97.6% |
The 24-month window totals $8,057,500 in volume, with a range of $299,000 to $450,000, days on market averaging 67.6 and a mean of the per-sale sold-to-list ratios of 95.3%. Twenty-one of the 22 sold below the final list price and one sold at it. Nine of the 22 closed at $350,000 or less and three at $400,000 or more.
Twenty-two closings is enough for a median, but a village this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Mar 2026 | 2 plus den and 2 | 1,364 | $357,500 | $350,000 | 97.9% | 3 |
Mar 2026 | 2 plus den and 2 | 1,307 | $374,000 | $360,000 | 96.3% | 18 |
Mar 2026 | 2 and 2 | 1,307 | $370,000 | $355,000 | 95.9% | 229 |
Jan 2026 | 2 and 2 | 1,307 | $469,900 | $429,000 | 91.3% | 33 |
Dec 2025 | 2 and 2 | 1,307 | $395,000 | $385,000 | 97.5% | 0 |
Dec 2025 | 2 and 2 | 1,307 | $340,000 | $299,000 | 87.9% | 78 |
Nov 2025 | 2 plus den and 2 | 1,369 | $495,000 | $450,000 | 90.9% | 0 |
Nov 2025 | 2 plus den and 2 | 1,365 | $379,000 | $365,000 | 96.3% | 176 |
Sep 2025 | 2 and 2 | 1,307 | $350,000 | $350,000 | 100.0% | 25 |
Aug 2025 | 2 plus den and 2 | 1,369 | $415,000 | $390,000 | 94.0% | 134 |
Aug 2025 | 2 and 2 | 1,307 | $349,000 | $325,000 | 93.1% | 222 |
Jul 2025 | 2 and 2 | 1,311 | $359,000 | $350,000 | 97.5% | 101 |
Jun 2025 | 2 plus den and 2 | 1,367 | $345,000 | $320,000 | 92.8% | 103 |
May 2025 | 2 and 2 | 1,307 | $379,900 | $350,000 | 92.1% | 12 |
May 2025 | 2 and 2 | 1,311 | $369,000 | $357,500 | 96.9% | 68 |
Mar 2025 | 2 plus den and 2 | 1,373 | $420,000 | $410,000 | 97.6% | 21 |
Mar 2025 | 2 plus den and 2 | 1,365 | $415,000 | $395,000 | 95.2% | 14 |
Mar 2025 | 2 plus den and 2 | 1,352 | $389,900 | $373,000 | 95.7% | 12 |
Jan 2025 | 2 and 2 | 1,311 | $349,999 | $340,000 | 97.1% | 53 |
Jan 2025 | 2 and 2 | 1,307 | $399,900 | $390,000 | 97.5% | 2 |
Dec 2024 | 2 and 2 | 1,307 | $389,900 | $379,000 | 97.2% | 40 |
Oct 2024 | 2 plus den and 2 | 1,357 | $349,800 | $335,000 | 95.8% | 144 |
The county recorded-sales file for the same two streets shows 23 qualified sales in the same 24 months, with a median of $357,500, a low of $299,000 and a high of $450,000. Its count is one higher than the MLS-placed 22 because a recorded sale need not have been marketed through the MLS.
In the last 12 months we tracked 8 closings, from $299,000 to $450,000. Four were two-bedroom flats at $299,000 to $429,000 and four were two-bedroom-plus-den villas at $350,000 to $450,000. Volume was $2,993,000. Eight is a small sample, so the median of $362,500 is a description of eight sales, not a forecast. Two of the eight took more than 90 days and four closed in 18 days or fewer.
The MLS carries 1,307 square feet on more sales than any other area figure here. Over 24 months, ten villas at 1,307 square feet closed from $299,000 in December 2025 to $429,000 in January 2026, a $130,000 spread, at a median of $357,500 (n = 10, even, the mean of $355,000 and $360,000). The lowest sold at 87.9% of list after 78 days and the highest at 91.3% of list after 33 days. Size does not set the price alone; condition, updates, street and how the seller priced it do.
The MLS lists a den on 38 of the 65 placed closings. Over 24 months, the 12 two-bedroom sales had a median of $352,500 (n = 12, even, the mean of $350,000 and $355,000) and a median of 46.5 days on market, and the 10 two-bedroom-plus-den sales had a median of $369,000 (n = 10, even, the mean of $365,000 and $373,000) and 19.5 days. Over 60 months the two-bedroom median was $378,250 on 24 and the den median $395,550 on 38. All are small or mixed samples, and the county roll records two bedrooms on nearly every villa, so the den is an MLS listing feature, not a roll field.
Every year below is a small sample of placed MLS closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Oct to Dec) | 4 | $332,500 (mean of $325,000 and $340,000) | $315,000 to $375,000 | 2 | 101.5% |
2022 | 17 | $400,000 | $350,000 to $435,000 | 9 | 100.0% |
2023 | 13 | $420,000 | $377,500 to $453,500 | 10 | 100.0% |
2024 | 11 | $380,000 | $335,000 to $425,000 | 105 | 96.5% |
2025 | 16 | $361,250 (mean of $357,500 and $365,000) | $299,000 to $450,000 | 39 | 96.0% |
2026 to March | 4 | $357,500 (mean of $355,000 and $360,000) | $350,000 to $429,000 | 25.5 | 96.1% |
The pattern is a seller's market through 2023, when ten of the 34 closings from October 2021 to December 2023 sold above the final list price and the median was 2 to 10 days on market, and a buyer's market from 2024, when the median jumped to 105 days and no placed closing has sold above list since. Prices fell about 14 percent from the 2023 median of $420,000 to the 2025 median of $361,250, and the 2026 median of $357,500 is nearly flat with 2025.
The 36-month median ($380,000, n = 31) and 60-month median ($390,000, n = 65) sit above the 24-month figure because their older sales closed in the 2022 and 2023 peak, when villas sold for $350,000 to $453,500, most within days. Four of the 65 rows carry MLS areas of 1,448, 1,629, 1,652 and 2,011 square feet, larger than any villa on the roll (largest 1,411), so they may be price-and-date coincidences with another product; all four closed between 2021 and 2023, none is in the 36-month window, and they are the reason we lean on the 24-month figure. Read the longer windows as history, and the 12-month and 24-month figures as today.
We do not quote a Stoneybrook Villas active count. The MLS Sub field does not separate villas from Pinecrest or the single-family streets, and an active listing carries no recorded sale to match, so any count we gave would mix products. The community-wide MLS showed active listings on September 29, 2026 that we cannot assign to a street. Call Marc at (239) 287-5873 for the live Knighton Run and Portrush Run list.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures. One 1976 record for the whole plat is excluded.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $357,500 |
2025 | 16 | $353,750 |
2024 | 13 | $386,000 |
2023 | 12 | $416,000 |
2022 | 16 | $399,950 |
2021 | 12 | $300,000 |
2020 | 18 | $233,250 |
2019 | 13 | $228,000 |
2018 | 16 | $219,000 |
2017 | 9 | $234,750 |
2016 | 8 | $232,500 |
2015 | 16 | $218,500 |
2014 | 11 | $195,000 |
2013 | 12 | $172,500 |
2012 | 7 | $165,500 |
2011 | 10 | $149,500 |
2010 | 5 | $155,000 |
2009 | 12 | $161,750 |
Since September 29, 2025 the county file shows 9 qualified sales at a median of $360,000. From a $172,500 median in 2013 to $416,000 in 2023 is a 141 percent rise, and from $416,000 to $353,750 in 2025 is a 15 percent fall. Small counts move medians, so we describe the direction and not a precise rate. The newest villa sale in the county file is March 26, 2026, so the file shows no villa recording from April through July 2026.
Over the last 24 months, 12 qualified sales on Knighton Run had a median of $387,500 and 11 on Portrush Run a median of $345,000, a gap of $42,500 or about 11 percent. Over 60 months the medians were $390,000 (n = 30) and $380,000 (n = 35), and since January 2022 both are $390,000. The gap is recent and the samples are small, so we describe it and do not explain it: view, condition, updates and how sellers priced could each be behind it. County price per heated square foot, never compared with MLS figures, was $290.60 for Knighton Run and $259.30 for Portrush Run over the same 24 months.
This is a public-record sale, not one of ours. A two-bedroom, two-bath, 1,307 square foot villa closed in March 2026 at $355,000 after 229 days on market, against a final list of $370,000. Four facts stand out. It closed at 95.9% of list, below the 96.1% 24-month median. It sat 229 days, the longest wait of the 22 closings. It closed $74,000 below the January 2026 sale of a same-size villa at $429,000, which took 33 days. And it shows the reset that patient sellers accepted: villas listed at $357,500 and $374,000 closed in 3 and 18 days that same month, while the $370,000 ask waited until it came down.
For the buyer, that sale carried costs the price does not show: a $2,000 capital contribution to the master association at closing, the villa association's own charges, and then the master fee of $1,760 a year, the CDD assessment on the tax bill and the villa association's dues (our arithmetic on the published schedules; the villa dues are not public).
Stoneybrook Villas has 174 villas on the county roll, a master fee of $440 a quarter, and a two-year record of 22 closings at a $358,750 median. In a village where two associations plus the master review a sale, the seller who prices to the recent closings and has the paperwork moving 20 days before closing is the one who closes.
Selling a Stoneybrook villa in Estero? Get a free Stoneybrook Villas home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Stoneybrook and see what a Stoneybrook home is worth.
Buying at Stoneybrook Villas? Call Marc at (239) 287-5873, start with our Stoneybrook buyer's guide, or read how we represent buyers.
See what your Stoneybrook Villas home is worth today.
Stoneybrook Villas began inside a 1998 Lee County approval: the Development of Regional Impact for Stoneybrook was adopted on April 21, 1998, the master association was filed as a Florida not-for-profit on February 27, 1998, Stoneybrook Villas I followed on July 23, 1998, and the villas were built out between 1999 and 2003 according to the Lee County tax roll.
The Florida Division of Corporations lists Stoneybrook, A Golf Course Community of Estero, Inc. with a filing date of February 27, 1998 and an active status. The register shows a name change amendment on May 23, 2022, and the recorded declaration was still signed in 2020 under the earlier name, Stoneybrook, A Golf Course Community of Fort Myers, Inc. That is why older documents say Fort Myers and current ones say Estero. The association's principal address and registered agent are c/o Alliant Property Management in Fort Myers.
The recorded declaration describes Stoneybrook as a residential planned development of at least 805 acres and states a site plan of 737 single-family and 382 multi-family units, 1,119 in all. The 382 equals 174 villas plus 208 Pinecrest condominiums exactly, so the developer's multi-family count is the two attached products together. The Pinecrest at Stoneybrook guide covers the other half of that count.
Stoneybrook Villas I Association, Inc. was filed on July 23, 1998, five months after the master, and it has filed an annual report every year since, the latest on April 23, 2026. Its principal address, mailing address and registered agent are all c/o Alliant Property Management, LLC, Fort Myers, which is the manager the master association's 2026 applications list for Knighton Run.
Stoneybrook Villas II Association, Inc. and Stoneybrook Villas III Association, Inc. were both filed on August 24, 2000. Villas II is active, its articles were amended and restated on March 21, 2022, its latest annual report was filed April 15, 2026, and its address is c/o Schoo Association Management in Fort Myers. Villas III shows a corporate merger on August 22, 2005 and an inactive status. Villas II carries a merger event dated the same day, so our reading is that III merged into II, which is why the master's applications name only Villas I and Villas II. The register does not say so in words.
The county roll's year-built field runs from 1999 to 2003 across the 174 parcels, with a median of 2001. Knighton Run holds the earlier group, 1999 to 2001, and Portrush Run the later, 2001 to 2003, with 60 of its 102 villas dated 2003. Every Stoneybrook villa is therefore older than the Pinecrest condominiums of the same years only by a year or so, and newer than most of the single-family lots on the earliest plat units.
The master declaration was amended by a vote of the membership on June 1, 2020, and the certificate of amendment, 74 pages, was recorded with the Lee County Clerk on December 7, 2021. The original declaration is recorded in Official Records Book 3069, Page 2495. A buyer reading the covenants should read the amended and restated text, not the 1990s original, and should ask the villa association for its own recorded neighborhood covenants, which we have not read.
A Stoneybrook villa is an attached two-bedroom, two-bath home of about 1,300 to 1,410 square feet of heated area on its own platted lot, built between 1999 and 2003, with the roll showing two bedrooms on 168 of 174 parcels and three on the other six.
The roll's heated area runs from 1,292 to 1,411 square feet with a median of 1,363. The MLS shows the same band in three clusters: about 1,307 to 1,317 square feet on the smaller two-bedroom plans, about 1,352 to 1,373 on a larger group that often lists a den, and 1,392 to 1,411 on the largest. We have no association plan sheet and do not name floor plans. All 174 parcels have two baths.
The CDD's assessment schedule labels the villa category 6plex, and both streets divide evenly by six (72 and 102 parcels), which fits villas built in attached groups of six. We did not confirm building footprints, and we make no claim about how many units share a wall in any one building. Our Stoneybrook guide describes the villas as single-story homes; the county data we hold carries no story count, so treat that as a description to verify on the unit, not a recorded fact.
The Residents Guide allows motor vehicles only on an individual driveway or inside a garage, bars parking on lawns and across sidewalks, and prohibits on-street parking without a permit, with no on-street parking from 2 a.m. to 5 a.m. under any circumstances. Guests need an on-street permit from the gatehouse. Whether a given villa has a garage, and how many cars its driveway holds, depends on the unit; the roll and the MLS do not say.
Year built is the county's only condition proxy, and it is a blunt one. A villa from 1999 to 2003 is now 23 to 27 years old, so roofs, air handlers, water heaters and windows are in or near replacement age unless updated. The county's permit records and the villa association's records would show what has been replaced, and who pays for a roof on an attached building is a question for the neighborhood covenants, not for the master declaration.
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Knighton Run and Portrush Run are the two streets of Stoneybrook Villas. Knighton Run holds 72 earlier villas managed as Villas I by Alliant, and Portrush Run holds 102 later villas managed as Villas II by Schoo. They sit about three-quarters of a mile apart, share the master gate and amenities, and trade at different prices.
Factor | Knighton Run (Villas I) | Portrush Run (Villas II) |
|---|---|---|
Villas on the 2026 roll | 72 | 102 |
Built | 1999 to 2001, median 2000 | 2001 to 2003, 60 of 102 in 2003 |
Heated area | 1,292 to 1,385, median 1,365 | 1,299 to 1,411, median 1,355 |
Bedrooms (roll) | 67 two, 5 three | 101 two, 1 three |
Plat | Original plat, blocks F and G | Unit 5, blocks CC and DD |
Villa association | Stoneybrook Villas I Association, Inc., filed 1998 | Stoneybrook Villas II Association, Inc., filed 2000 |
Manager named in the master's 2026 applications | Alliant Property Management | Schoo Association Management |
County sales, last 24 months | 12, $387,500 median | 11, $345,000 median |
County sales, since September 29, 2025 | 6, $375,000 median | 3, $345,000 median |
County sales, since January 2022 | 28, $390,000 median | 33, $390,000 median |
Sources: Lee County Property Appraiser 2026 roll and recorded-sales file, which never mix with MLS square-foot figures; the Florida Division of Corporations; the master association's 2026 applications.
Knighton Run has out-priced Portrush Run by $42,500 at the median over the last 24 months, but since January 2022 the two streets have the same $390,000 median on 28 and 33 sales. A gap that appears in the last two years and vanishes across four is a small-sample signal, and we do not attribute it to location or age without an address in hand.
Choose Knighton Run if you prefer the earlier, slightly larger-per-parcel group and the Alliant-managed association, and choose Portrush Run if you want the newer build years, the Portrush satellite pool nearby and more resale volume: Portrush has 102 villas against 72 and has recorded more sales over five years (35 against 30). The master fee, gate, clubhouse and CDD assessment are identical, so the deciding differences are the villa association's dues, its rules and the specific home.
A Stoneybrook villa comes with access to the master association's amenities through the quarterly fee: a clubhouse and community center, a main pool and spa with two satellite pools, a 24-hour fitness center, tennis and pickleball courts, bocce, basketball, volleyball, ball fields, a playground, a library and a manned gate.
The Community Center at 11800 Stoneybrook Golf Drive houses the offices, fitness center and library. The Residents Guide sets the main pool and spa open from dawn to 10 p.m. and the satellite pools from dawn to dusk, with no lifeguard, and pool access by key fob. The Portrush and Lancaster satellite pools are the two named in the guide's overnight parking rules, and Portrush is on the villa side.
The fitness center is open 24 hours with a key fob, and children under 14 are not permitted inside it. Recreational facilities, including basketball, bocce, volleyball, tennis and pickleball courts, the playground and ball fields, run from dawn to 10 p.m., with lights on timers and an outdoor curfew at 10 p.m. Ball field lights must be reserved 24 hours ahead. The association's site lists a baseball field, soccer field, spa and horseshoe as well.
The library is open from 5 a.m. to midnight. The community's lakes allow catch-and-release fishing from the pier or from areas the CDD designates, and no boats. Feeding alligators is prohibited by law, and the guide directs nuisance alligator calls to the property manager.
Stoneybrook has a front gate and a back gate. Barcode decals are required to enter at the back gate and the resident lane of the front gate, and the 2026 sales application prices a vehicle decal at $15 and a pool and fitness key fob at $10 each. Double-entry, or piggybacking, is prohibited. The guide notes that Stoneybrook's roads are not owned by the private residents, so Lee County deputies may patrol and ticket.
The master fee does not include the villa association's dues, golf, a restaurant or club dining, or private party room rental, which carries an hourly fee and a refundable damage deposit through the Community Center. Pools and the fitness center may not be rented for private use.
A Stoneybrook villa owner gets a view, not a membership. The recorded declaration says the golf course is owned by the Stoneybrook CDD, is separate from the residential development, and that owning or living in Stoneybrook grants no special privileges or use rights in the course, so a villa owner plays on the same terms as anyone the course admits.
The declaration's development plan states that the golf course property is constructed and owned by the CDD, does not include the clubhouse facility, and was financed through CDD revenue bonds that are not an obligation of individual homeowners. Its language describes the course as open to the public. The 2026 Residents Guide adds that the course and its cart paths are CDD property, not common area, and that a resident found on the course may be reported to the Lee County Sheriff for trespassing.
Green fees and any annual passes are set by the golf operator, not by the villa or master associations, and we publish none, because rates change by season and we did not fetch a current rate sheet. A buyer who plays should ask the course for current rates and treat them as a cost separate from every association fee on this page.
The Residents Guide allows registered golf carts on Stoneybrook's roads and parking lots, not on sidewalks, walking paths or the golf course, driven by a licensed driver and displaying the community's registration number. The recorded declaration caps cart speed at 15 miles an hour. A cart is therefore a way to reach the Community Center from either villa street, but it does not open the course.
Stoneybrook Villas owners pay three sets of charges: the master association's $440 a quarter published for villas and condominiums, the Stoneybrook CDD's assessment on the Lee County tax bill, listed at $1,429.58 for a six-plex unit in fiscal 2026 and $1,514.11 in the fiscal 2027 budget, and the villa association's own dues, which are not published.
The most recent published fee statement we found is the master association's FAQ dated January 2022: $440 a quarter for condominiums and villas and $450 for single-family homes, due on the first of January, April, July and October, or $1,760 and $1,800 a year. Because that document is dated, confirm the current figure on the estoppel.
The Stoneybrook CDD is a Chapter 190 special district that maintains stormwater, lakes and much of the community's infrastructure, and its assessment is collected as a non-ad valorem charge on the annual Lee County property tax bill. The district's FY2026 budget lists a 6plex assessment of $1,429.58: $635.85 for Series 2022 debt service, $676.55 for operations and maintenance and $117.18 for irrigation. The FY2027 budget document posted on the district's site lists $1,514.11 for the same category: $486.18, $808.28 and $219.65. The single-family 50, 60 and 75 foot categories carry the same amounts.
The villa associations' dues are not published. The master association's FAQ answers no to the question of membership in any other association, yet its 2026 sales and lease applications say villas require an additional application from the sub-association, and the state's register lists Villas I and Villas II as active corporations with managers. We treat the villa association as real and its dues as unknown until the estoppel states them.
The declaration lets the board levy assessments for the master's operating expenses, common areas, security and community services, and to contract bulk services such as cable television, internet and security where it decides to. The master's public materials that we read do not state whether a bulk cable or internet contract is in force today, so we do not claim one and tell buyers to confirm it on the estoppel.
At the 24-month median of $358,750, the master fee of $1,760 is about 0.5 percent of the price a year, the FY2026 CDD assessment about 0.4 percent, and the two together $3,189.58 or 0.9 percent, about $266 a month. With the FY2027 CDD figure the pair is $3,274.11, about $273 a month. The villa association's dues come on top. We do not publish an all-in figure for Stoneybrook Villas because the villa dues are not public.
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Stoneybrook Villas buyers pay layered costs: the master fee, the villa association's dues, the CDD assessment on the tax bill, a $2,000 capital contribution to the master at closing, application and decal fees, Lee County property tax and insurance. The master and CDD charges are published; the villa association's are not.
The published master charges are $440 a quarter, a $2,000 capital contribution paid by the buyer at closing, a non-refundable transfer fee for tenants, a $15 vehicle gate decal and $10 pool and fitness key fobs under the 2026 applications. The declaration lets the board set a resale capital assessment at a uniform rate; the FAQ states $2,000. The Residents Guide waives the capital resale fee for an intra-Stoneybrook move by a resident of 18 months or more who will occupy the new home, once every three years.
Not public. Villas I is managed by Alliant and Villas II by Schoo. The estoppel from the right one is the document that states the current dues, any special assessment, any capital contribution or transfer fee the villa itself charges, whether board approval of a sale is required, and any amounts owed on the unit.
The CDD assessment is billed on the county tax bill, once a year, and the Lee County Tax Collector's early-payment discount schedule applies to the combined bill: 4 percent in November down to none in March. The assessment includes debt service on the district's 2022 bonds, which the FY2027 budget shows amortizing through 2028 for one series and much longer for the larger ones.
Beyond the price, a buyer's closing includes the $2,000 capital contribution, the villa association's charges if any, decals and fobs, and the usual lender and title costs. The master's sales application must be submitted online at least 20 days before closing and occupancy, and the villa application goes to the villa manager.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Stoneybrook Villas because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Insurance is a homeowner's policy on the structure and contents unless the villa association's covenants say the association insures the buildings, which the declaration leaves to each neighborhood.
At a $358,750 price, cash at closing beyond the price and any lender costs includes the $2,000 capital contribution, decals and fobs, and the villa's own charges, then about $3,190 to $3,275 a year to the master and the CDD, plus the villa association's dues. We do not add these into one all-in figure because the villa dues are unpublished.
The recorded master declaration, its 2020 amendment, the bylaws, the Residents Guide and the Architectural Review Committee guidelines govern Stoneybrook Villas together with the villa association's own neighborhood covenants. The master documents are public on the association's website, and the villa covenants must be requested from the villa manager.
The declaration is a 74-page amended text recorded on December 7, 2021. It defines a Living Unit to include an attached single-family home or villa on a Lot, defines a Neighborhood as a group of villas or homes under a single recorded neighborhood declaration, and provides that a Neighborhood's covenants may not conflict with the master but may be stricter on pets, parking, architectural controls, leasing and guest occupancy.
The bylaws provide a board of up to seven members serving staggered two-year terms, an annual meeting in March or April, a 30 percent quorum and one vote per lot or living unit. The bylaws PDF on the association's site is an image file, so we cite it and read the amendment text from the recorded declaration instead.
All exterior changes need prior written approval from the Architectural Review Committee: repainting, a screen enclosure, landscaping, a driveway, a satellite dish or a pool. The declaration also fixes for-sale sign specifications, and the Residents Guide sets a dark green sign on a step stake. Homeowners may display flags under Section 720.304, Florida Statutes, and a flagpole up to 20 feet.
The guide allows roll-down, accordion, clear panel and mesh or fabric shutters with Architectural Review Committee approval, and permits galvanized steel, aluminum, plywood or similar shutters only when the National Weather Service has issued a hurricane watch or warning for Lee County, per the declaration's wording.
Guests staying more than 30 days are fined up to $100 a day unless approved. The master has a lien on each Lot for unpaid assessments, and Section 720.3085, Florida Statutes, makes a buyer jointly and severally liable with the seller for assessments unpaid at transfer, which is why the estoppel matters.
At Stoneybrook Villas, maintenance is split three ways: the CDD maintains stormwater systems, lakes and ponds and the community's infrastructure, the master association maintains its common areas, gate and amenities, and the villa association or the owner handles the buildings and lots as the neighborhood covenants provide, which we have not read.
The declaration makes the CDD responsible for all surface water management systems, ditches, canals, lakes and retention ponds, and the district's budget carries the cost of the roads, stormwater and irrigation infrastructure. Villa owners see this as the CDD line on the tax bill.
The master association runs the Community Center, pools, courts, fields, gate and common landscaping, and its board enforces the declaration through the Residents Guide and the Architectural Review Committee.
Roofs, exterior paint, lawn care and building insurance on an attached villa are set by the neighborhood covenants, and the master declaration requires the owner or the neighborhood association to keep replacement-cost property insurance on the living units and to repair casualty damage within six months, with Architectural Review Committee approval of the repairs. Ask the villa manager who insures the buildings, what the villa dues cover and what reserves exist.
Stoneybrook Villas is not a 55-plus community. Stoneybrook is all-ages, and the master declaration and the Residents Guide set no minimum age for owners or residents; they set supervision rules for children in the amenities. We describe the property, not who may live in it, and age status is stated here only as the legal fact in the documents we read.
The Residents Guide requires children under 8 to be supervised at all recreational facilities, children under 14 to be accompanied at the Community Center and pools, and bars children under 14 from the fitness center. Those are amenity safety rules, not an occupancy restriction, and we found no age-restricted housing declaration for the community or for the villas.
A buyer of any age can buy a Stoneybrook villa, subject to the master and villa associations' ordinary approval process. Every person over 18 who will own or reside must complete an application with the appropriate fees.
Renting out a Stoneybrook villa is allowed with approval: the master declaration sets a 30-day minimum lease term, requires a written lease and an application at least 14 days before occupancy, and the master's 2026 lease application asks for a background check of every resident over 18, with a second application to the villa association.
Leases must be in writing, run at least 30 days, cover the whole home with no room rental, and be to a natural person, not an entity. The association may charge an application fee and a security deposit up to the legal maximum, may set its own lease form, and may disapprove a lease only for good cause. An unapproved lease may be treated as void, and the association may evict in its own name.
The 2026 lease application must be submitted online at least 20 days before the lease start, and unregistered occupancy before approval is strictly prohibited. The Residents Guide adds that a non-refundable transfer fee applies and that the owner's amenity rights are rescinded during the lease term, so the tenant, not the owner, holds them.
Neighborhood covenants may be stricter on leasing and guest occupancy, so a villa association may set a longer minimum term, a lease cap or its own fees. The villa rules are not public. Ask Alliant for Villas I or Schoo for Villas II for the current rule in writing before you buy for rental.
The declaration's 30-day minimum rules out stays shorter than a month, and any occupancy by someone other than the owner's family counts as a lease. Florida's transient rental tax rules apply to any short-term rental an association does allow. A seasonal lease of 30 days or more is possible if the villa association permits it.
A landlord should request the villa association's lease rules, both applications and fees, the master's transfer fee, whether tenants may have pets, how gate decals and parking pass to a tenant, and how the 14-day and 20-day submission windows fit the lease start date.
Pet rules at Stoneybrook Villas start with the master declaration: not more than two commonly accepted household pets such as a dog or cat, leashed outdoors, no roaming, owners cleaning up, and no commercial pet activity. The villa association may add stricter rules, and tenants may be held to stricter conditions than owners.
The declaration allows two household pets plus reasonable numbers of tropical fish or caged birds, says the ability to keep a pet is a privilege, and lets the board require removal of a pet that becomes an unreasonable nuisance or whose owner will not comply. Pets may not be left unattended or leashed in yards, garages, porches or lanais.
Animals are not permitted in the Community Center, fitness center, pool areas, tot lot or any recreational facility area, must be leashed outdoors and may not roam free, and owners must clean up on common areas.
Assistance animals for a person with a disability are handled under federal fair housing rules, which apply regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
The declaration permits Neighborhood covenants stricter than the master on pets, so ask the villa manager for its rule and any breed or size limit, and get it in writing before you make an offer.
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Stoneybrook Villas sale needs the master association's approval and, per its own application, an additional application to the villa association. The master's 2026 sales application is filed online at least 20 days before closing, and the association's FAQ states that all leases and sales of units must be approved by the Board of Directors.
The master association's 2026 application for sales is completed on an online portal and must be submitted at least 20 days before the expected closing and occupancy. Every person over 18 who will own or reside must apply, occupancy before approval is prohibited, and the vehicle decal ($15) and key fobs ($10) can be bought once the approval is emailed.
The application states that villas require an additional application from the sub-association and lists the managers: Alliant Property Management for Knighton Run, Villas I, and Schoo Association Management for Portrush Run, Villas II. The villa's own timeline, fee and form are not public.
Section 720.30851, Florida Statutes, requires a homeowners' association to issue an estoppel certificate within 10 business days of a written request, and the form asks for the regular assessment, amounts owed, any capital contribution or transfer fee, any open violation, whether the board must approve the transfer and whether there is a right of first refusal. If the villas are homeowners' associations, which is our reading, that form is the villa's answer sheet.
A contract should give the buyer time for the disclosure summary that Section 720.401 requires before signing, the estoppels, and both applications. Because the master wants 20 days before closing, a 30-day close leaves about 10 days of slack, and any board interview or delay in the villa's application comes out of it.
Open houses may be held any day and must end by 5 p.m., realtors register through the Community Center office ahead of time by email, the association places a single Open House sign at the gate, and no other Open House signs are allowed. The for-sale sign is a dark green sign on a metal step stake.
At five street-level points we geocoded on Knighton Run and Portrush Run in Stoneybrook Villas, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the map panel effective December 7, 2018. That is a map reading for those points, not an elevation survey of any villa.
FEMA's National Flood Hazard Layer returned Zone X at all five test points, three on Knighton Run and two on Portrush Run, and its special flood hazard area flag was false at each. The governing panel is 12071C0592G, effective December 7, 2018. Lee County publishes its own flood zone reference tools, and the Village of Estero's flood page says that anywhere it rains, it can flood.
A federally backed mortgage requires flood insurance inside a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require it and any owner may buy it. FEMA's FloodSmart site explains the federal program, and Citizens Property Insurance publishes its own flood requirement.
Stoneybrook is inland, and its exposure in a hurricane is mostly wind and rain. Lee County evacuation zones are storm surge zones and are separate from flood zones, and we have not confirmed the letter for the villa streets, so look it up on the state's Know Your Zone tool. Hurricane Ian came ashore in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, per the National Hurricane Center reports.
The master declaration says the owner or the neighborhood association must insure to replacement cost and repair casualty damage within six months. Which one applies to a villa depends on the villa association's covenants, which we have not read. If the association carries a master policy, ask for its summary, the hurricane deductible and the roof age. If you insure the structure yourself, ask your agent for a wind mitigation inspection using the state's uniform mitigation verification form.
Hurricane shutters need Architectural Review Committee approval under the Residents Guide, and temporary plywood or metal panels may go up only under a hurricane watch or warning. A villa buyer who wants permanent shutters should confirm the approved types before ordering.
Stoneybrook Villas sits beside Pinewoods Elementary, at 11900 Stoneybrook Golf Drive, and the Village of Estero lists Three Oaks Middle School and Estero High School as the public middle and high schools for Estero. Lee County assigns by choice zone, not by a hard address boundary, so confirm options with the district before relying on a school.
The Village of Estero's schools page, dated February 7, 2025, lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth grade at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth grade at 21900 River Ranch Road.
The Residents Guide describes a pedestrian gate to Pinewoods Elementary near the tennis-court lot, open to residents only, and a school bus stop at the Community Center. We did not measure the walk from either villa street and make no claim about it.
The district runs a choice system with East, South and West zones. Families rank schools within the options open to them, and assignment depends on preference, proximity and seat availability. The district's website and its school pages are the place to confirm the current year.
The Village of Estero's Community Development Department issues building permits and inspections inside the Village, so permit history for a Stoneybrook villa sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific villa, and a buyer should before writing an offer.
The Village's permits page directs building and remodeling questions to Community Development at 9401 Corkscrew Palms Circle, telephone 239.221.5036. Incorporation in 2014 moved this work from Lee County to the Village for properties inside its limits.
For a villa built between 1999 and 2003, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel and any lanai enclosure or interior remodel. A permit with a final inspection is evidence. An unpermitted change is a question for the seller and for the Architectural Review Committee, which must approve exterior work.
We did not read a permit list for any Stoneybrook villa address, the villa associations' recorded neighborhood covenants, or the minutes of either villa board. Those are the documents that would show a roof project, a special assessment or a rule change, and we ask for them on every purchase.
Near Stoneybrook Villas, the plan on file is the declaration's own: a 3,000-unit development plan for the community, and a golf course owned by the CDD. We did not read the Village's zoning map or land-use amendments for the surrounding parcels, so we make no claim about what may be built next door.
The recorded declaration describes a development plan of 737 single-family and 382 multi-family units, and the county roll now carries 1,114 residential parcels against the 1,119 units the CDD states. Inside the gates, the buildout is done. The remaining open land is the golf course and the CDD's water management tracts.
Corkscrew Road and I-75 are the main corridors near the community, and the Village and the state road agencies publish current project lists. We did not confirm a specific project, and we point buyers to the Village's Community Development Department and to the Southwest Florida road project pages for the current list.
The Village of Estero's zoning and future land use maps are the documents that would answer this question for a parcel next to a specific villa. We list the question as open in our build notes.
Daily life at Stoneybrook Villas runs through Stoneybrook's front and back gates and the Community Center at 11800 Stoneybrook Golf Drive, whose office is open Monday through Friday from 9 a.m. to 5 p.m. and closed from noon to 1 p.m. Miromar Outlets and I-75 are close, and Southwest Florida International Airport is about 10 to 15 minutes by our estimate.
Guests need a gate pass or resident authorization, and the Residents Guide sets the rules for the barcode decals, the resident lane and the back gate. For open houses, agents register with the Community Center ahead of time, the association places a single sign at the front gates, and open houses end by 5 p.m.
Parking is on individual driveways and in garages. On-street parking needs a permit, and no on-street parking is allowed from 2 a.m. to 5 a.m. The Portrush and Lancaster pool lots each allow three overnight spaces.
We did not read the villa associations' rules for trash pickup or mail. Lee County solid waste and the Village publish current service information, and the master declaration lets the board arrange bulk services such as cable and internet, which we could not confirm as in force. Ask the villa manager which providers serve your street.
Destination | Approximate drive |
|---|---|
Miromar Outlets | under 1 mile, about 2 minutes |
Coconut Point | 5 to 8 minutes |
Southwest Florida International Airport | 10 to 15 minutes |
Lee Health Coconut Point emergency department | 5 to 8 minutes |
Gulf Coast Medical Center | 15 to 20 minutes |
Downtown Fort Myers | 23 to 28 minutes |
Downtown Naples | 30 to 40 minutes |
These are our estimates from the community's main entrance area, in normal traffic, and they change by season and time of day. Interstate 75 has an interchange on Corkscrew Road near the community.
Stoneybrook Villas is one of two attached neighborhoods inside Stoneybrook in Estero. It holds 174 villas on two streets, against 208 condominium flats at Pinecrest at Stoneybrook and 732 single-family homes on the rest of the plat. The villas sit between them on price, size and the way each is governed.
Factor | Stoneybrook Villas | Pinecrest at Stoneybrook | Single-family plat (reference) |
|---|---|---|---|
Homes on the 2026 roll | 174 | 208 | 732 |
Home type | Attached villas on platted lots | Condominium flats | Detached homes |
Regime | Homeowners association, Chapter 720 (inferred) | Condominium, Chapter 718 | Master association |
Built | 1999 to 2003, median 2001 | 2000 to 2003, median 2002 | not read here |
Heated area (roll) | 1,292 to 1,411, median 1,363 | 1,080 to 1,225, median 1,172 | not read here |
Bedrooms (roll) | 168 two, 6 three | all two | not read here |
Associations | Villas I and II, plus the master | Pinecrest I to IV, plus the master | the master |
MLS closings, 12 months | 8, $362,500 median (small sample) | 12, $268,750 median | not read here |
MLS closings, 24 months | 22, $358,750 median | 24, $277,500 median | not read here |
County sales since September 30, 2025 | 9, $360,000 median | 13, $270,000 median | 22, $540,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (placement method described above); Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026; Florida Division of Condominiums register; McGreevy and Comisar Stoneybrook sub-community roster. MLS and county figures are never mixed.
On the county's count, a villa has sold for about $90,000 more than a Pinecrest flat since September 2025, and about $180,000 less than a single-family home. The villas are the middle rung of Stoneybrook's price ladder, and they are larger than the flats by about 190 square feet at the median.
Pinecrest is the only condominium regime in Stoneybrook, so the Florida condominium statutes on reserves and milestone inspections apply to it. The villas are platted lots with deeded homes, so we read them as a Chapter 720 homeowners' association, and the villa declarations that would settle it are among the documents we did not read. That is why we describe the milestone inspection statute as applying to condominium and cooperative buildings only.
The Pinecrest at Stoneybrook guide covers the flats, and the Stoneybrook neighborhood guide covers the whole community, including the single-family streets and the golf course.
Choose Stoneybrook Villas for about 190 more square feet, a private front door on a platted lot and a $358,750 median across 22 MLS closings in 24 months; choose Pinecrest at Stoneybrook for the lowest entry price in Stoneybrook, a $277,500 median across 24 closings, under condominium rules.
Factor | Stoneybrook Villas | Pinecrest at Stoneybrook |
|---|---|---|
Homes on the 2026 roll | 174 | 208 |
Regime | Homeowners association (inferred) | Condominium, four associations |
Built | 1999 to 2003, median 2001 | 2000 to 2003, median 2002 |
Bedrooms (roll) | 168 two, 6 three | all two |
Heated area (roll) | 1,292 to 1,411, median 1,363 | 1,080 to 1,225, median 1,172 |
MLS, 12 months | 8 closings, $362,500 median (small sample) | 12, $268,750 |
MLS, 24 months | 22, $358,750 | 24, $277,500 |
MLS, 36 months | 31, $380,000 | 31, $290,000 |
MLS, 60 months | 65, $390,000 | 58, $295,000 |
Median $ per MLS sq ft, 24 months | $272.15 | $234.01 |
Median days on market, 24 months | 36.5 | 62 |
Median sold-to-list, 24 months | 96.1% | 96.5% |
County sales since September 30, 2025 | 9, $360,000 median | 13, $270,000 median |
Master fee per quarter | $440 (January 2022 FAQ) | $440 (January 2022 FAQ) |
Sub-association dues | not published | not published here |
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Sources: Southwest Florida MLS Matrix; Lee County Property Appraiser; Stoneybrook master association FAQ. MLS and county figures are never mixed, and neighborhood actives are never quoted.
Price. Over 24 months, the villas closed at a $358,750 median and Pinecrest at $277,500, a gap of $81,250 or about 29 percent. Over 60 months the gap is $95,000, about 32 percent. The MLS price per square foot also differs, $272.15 against $234.01, so the villa premium is not only size.
The villas' median days on market over 24 months is 36.5 against 62 at Pinecrest, and the sold-to-list medians are close, 96.1 and 96.5 percent. On the MLS record, a villa has taken less time to sell without giving up more of the list price. Both windows contain closings that took several months.
Choose Stoneybrook Villas if you want more space, a two-bedroom with a den, or a home on its own platted lot, and if you accept an unpublished villa association fee. Choose Pinecrest at Stoneybrook if entry price is the constraint and you accept condominium rules, four associations and a smaller flat. The master fee, gates and amenities are identical. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Stoneybrook Villas' strengths are a private front door in a gated golf community at a price well below the single-family homes, a shorter time on market than Pinecrest, and a low-flood-hazard map reading; its weaknesses are an unpublished villa association fee, a CDD line that rose in the FY2027 budget, and prices below their 2023 peak.
The villas fit a buyer who wants a low-maintenance home inside Stoneybrook's amenities without a single-family price and who is comfortable asking the right questions about the villa association. They fit less well a buyer who needs a published all-in monthly cost before making an offer.
If you're searching for a Stoneybrook Villas listing agent, or thinking, 'I need someone to sell my Stoneybrook villa...' you are selling into Stoneybrook's middle rung, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 Stoneybrook Villas closings placed in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 65 placed since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Stoneybrook Villas home valuation. Jesse follows up with the closings that fit your villa: the same size and street, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Stoneybrook seller guide.
(239) 898-6072, text or call. Confidential conversations welcome. Our Stoneybrook Villas seller's guide walks through the sale step by step, and the Stoneybrook Villas home valuation page shows how homes here are priced.
For a villa priced to the recent closings, the market is workable: the 12-month median days on market is 25.5 and the 24-month median is 36.5. The rate has slowed from 2022 and 2023, when villas closed at or above list within about 10 days, so today's sellers should price to the recent closings (Southwest Florida MLS, September 29, 2026).
Against Stoneybrook Villas' own recent sales, by size and den. In the last 24 months, 2-bedroom villas closed at a $352,500 median on 12 sales and two-bedroom-plus-den villas at $369,000 on 10 sales.
The 24-month median is 36.5 days and 12 months is 25.5 days, with the longest at 229 days in 24 months. Four of the 8 sales in 12 months closed in 18 days or fewer.
Yes for the master: its FAQ says all sales must be approved by the board, and its 2026 application is due 20 days before closing. The villa application is separate; ask Alliant for Villas I or Schoo for Villas II.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the declaration requires a written lease of at least 30 days, so confirm the tenant's status with both associations.
Stoneybrook Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Stoneybrook Villas sale and public record before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Stoneybrook Villas guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Stoneybrook Villas home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Stoneybrook Villas homes for sale, villas for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Stoneybrook Villas and points to the section that holds the detail. Where a record is not public, the answer says so.
Stoneybrook Villas is a neighborhood of 174 attached two-bedroom and three-bedroom villas on Knighton Run and Portrush Run inside Stoneybrook, a gated golf community in Estero, Florida. The villas were built between 1999 and 2003 and are governed by two villa associations under the Stoneybrook master association.
No. Village of Stoneybrook and Stoneybrook at Gateway are separate communities in Fort Myers, ZIP 33913, and Stoneybrook Villas I at Gateway is a different association. This page covers the villas inside Stoneybrook in Estero, ZIP 33928, along Knighton Run and Portrush Run, and none of the Sarasota Stoneybrook associations.
Stoneybrook Villas is inside the gated Stoneybrook community in Estero, near Corkscrew Road and I-75. The Community Center is at 11800 Stoneybrook Golf Drive, Pinewoods Elementary is at 11900 Stoneybrook Golf Drive, and Miromar Outlets is under a mile from the main entrance area by our estimate.
The Lee County 2026 roll carries 174 residential parcels, 72 on Knighton Run and 102 on Portrush Run, all with residential use code 01. The master declaration counts 382 multi-family units, which equals these 174 villas plus the 208 Pinecrest condominium units exactly.
The county roll records 1,292 to 1,411 heated square feet with a median of 1,363. The MLS shows the same band, with about 1,307 square feet common on the smaller plans. Four older MLS rows show areas above the roll maximum, so confirm the size on the specific villa before comparing prices.
The roll shows two bedrooms on 168 of the 174 parcels and three on six, and every parcel has two baths. On the MLS, some two-bedroom villas list a den. In 24 months, 12 two-bedroom villas closed at a $352,500 median and 10 with a den at $369,000.
Between 1999 and 2003 per the county roll, with a median year of 2001. Knighton Run holds the earlier group, 1999 to 2001, and Portrush Run the later group, 2001 to 2003. Stoneybrook Villas I was filed with the state in July 1998 and Villas II in August 2000.
The MLS showed no Stoneybrook Villas actives that we could place on September 29, 2026, and the MLS subdivision field does not separate the villas from Pinecrest, so we never quote neighborhood actives. Call Marc at (239) 287-5873 for the live list and we will match it to the streets.
In the 24 months to September 29, 2026, 22 MLS closings had a $358,750 median. In the last 12 months, 8 closed at a $362,500 median, a small sample. Those are the villas that actually closed, and the county's nine recorded sales since September 29, 2025 have a $360,000 median.
The 24-month median is $272.15 per square foot of MLS living area, and the 12-month median is $273.53. County and MLS square-foot figures measure different things, so we never compare them. On county data alone, Knighton Run has run about $290.60 per heated square foot and Portrush Run about $259.30.
Down from 2023. The MLS median was $420,000 in 2023 (n = 13), $380,000 in 2024 (n = 11), $361,250 in 2025 (n = 16) and $357,500 in 2026 to date (n = 4, a small sample). The county's recorded sales since January 2022 have a $390,000 median on both streets.
The master association's January 2022 FAQ states $440 a quarter for villas and condominiums, $1,760 a year. The villa association's dues are not published. See the fees section above for the CDD assessment and the one-time charges.
Yes. The Stoneybrook Community Development District bills a non-ad valorem assessment on the Lee County tax bill. Its schedule lists a 6plex category at $1,429.58 for fiscal 2026 and $1,514.11 in the fiscal 2027 budget. Ask your closing agent to confirm the category for the specific villa.
The master association runs the Community Center, pools, spa, fitness center, courts, fields, library, gates and common areas, per its Residents Guide. Golf, dining and the villa association's charges are separate, and the declaration lets the board arrange bulk cable or internet, which we could not confirm is in force.
We found none in the public documents we read, and we have not read the villa associations' minutes or budgets. The estoppel certificate is the document that discloses any pending special assessment, and Florida requires its delivery within 10 business days of a written request.
Yes with approval. The master declaration requires a written lease of at least 30 days for the whole home to a natural person, with an application at least 14 days before occupancy, and the 2026 lease application asks for 20 days. The villa association may set stricter terms.
Not under 30 days. The master declaration sets a 30-day minimum lease term, and neighborhood covenants may be stricter on leasing. A stay of 30 days or longer with a written lease and approval is possible if the villa association allows it.
Yes, up to two household pets under the master declaration, leashed outdoors and kept out of the amenity buildings and pool areas. The villa associations may add stricter rules, so ask the manager for Villas I or Villas II in writing. Assistance animals follow federal fair housing rules.
No. Stoneybrook is all-ages, and we found no age-restricted covenant for the villas. The Residents Guide sets supervision rules for children in the amenities, which are safety rules, not an occupancy limit.
Yes. Stoneybrook has a front gate and a back gate, and residents use barcode decals, priced at $15 in the 2026 applications. Guests need a pass or resident authorization, and the Community Center office handles registrations for open houses and showings.
At five street-level points we geocoded on Knighton Run and Portrush Run, FEMA's map shows Zone X, minimal flood hazard, panel 12071C0592G effective December 7, 2018. That is a map reading, not a survey, and Zone X still floods in heavy rain.
A lender does not require flood insurance in Zone X on the map alone, and any owner may buy it. Ask about the building policy, the hurricane deductible and the roof age, and read the hurricane section above for the storm details.
That depends on the villa association's covenants, which we have not read. The master declaration requires the owner or the neighborhood association to insure the living unit to replacement cost and repair within six months of a casualty. Ask the villa manager who insures the building.
We do not know. The county roll carries no story count, and our Stoneybrook neighborhood guide describes the villas as single-story homes, which is a description to verify on the specific unit before you rely on it.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district. See the schools section above for addresses and the resident pedestrian gate to Pinewoods.
No. The golf course is owned by the Stoneybrook CDD, and the declaration says owning a home in Stoneybrook grants no special privileges or use rights in it. Golf carts may travel Stoneybrook's roads when registered but not the course or cart paths.
Knighton Run has 72 earlier villas managed as Villas I by Alliant, and Portrush Run has 102 later villas managed as Villas II by Schoo. Over 24 months county sales were $387,500 at the median on Knighton Run and $345,000 on Portrush Run.
Pinecrest is a condominium of 208 flats of 1,080 to 1,225 square feet, and the villas are 174 attached homes of about 1,363 square feet. Over 24 months, MLS medians were $358,750 for the villas and $277,500 for Pinecrest.
Yes, per the master association's FAQ and its 2026 sales application, which is due at least 20 days before closing, and the application says villas need an additional sub-association application. Each adult who will own or live in the villa applies.
The master association's FAQ states a $2,000 capital contribution paid by the buyer, and the Residents Guide waives the resale capital fee for a resident moving within Stoneybrook after 18 months as a primary resident, once every three years. The villa may charge its own.
Ask the seller and the villa manager. The master's declaration, bylaws, Residents Guide and applications are on the association's website, and Section 720.401, Florida Statutes, requires a disclosure summary before you sign a contract for a home in a homeowners' association.
Start with the recent closings for the same street and size, then decide on price and terms, leave time in the contract for the disclosure summary, both applications and the estoppels, and call Marc at (239) 287-5873. Our buying guide covers representation.
Yes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Marc Comisar can walk you through recent Stoneybrook Villas closings, the two applications and the estoppels. We have no represented-sale count in these villas and publish none.
These are the questions sellers ask most about selling a Stoneybrook Villas home, answered from the records cited below. Each answer names Stoneybrook Villas and points to the section that holds the detail. Where a record is not public, the answer says so, and Jesse McGreevy answers the rest at (239) 898-6072.
Against recent closings for the same street and size. In the 24 months to September 29, 2026, 22 Stoneybrook Villas MLS closings had a $358,750 median, and 8 in the last 12 months had a $362,500 median, a small sample. A free valuation matches your villa to the closest sales.
Near the recent closings for your street and size, because 21 of the 22 villas that closed in 24 months sold below their final list price. A villa listed far above the closings usually waits and then reduces, so we set the ask from the sold record.
The record is workable, not hot. The 12-month median days on market is 25.5, against about 10 in 2022 and 2023, and prices eased from a $420,000 MLS median in 2023 to $357,500 in early 2026. Price to the recent closings and expect showings, not bidding.
The 24-month MLS median is 36.5 days, the 12-month median is 25.5 days, and the longest 24-month sale took 229 days. Four of the 8 sales in 12 months closed in 18 days or fewer, and two took more than 90.
The MLS subdivision field does not split Pinecrest from the villas, so we assign each closing by matching its price and date to a Lee County recorded villa sale, the same price within 45 days. Of 290 community closings, 65 matched the villas, 4 closed after the county file ends, and 221 matched nothing here.
In the last 24 months, county sales were $387,500 at the median on Knighton Run (12 sales) and $345,000 on Portrush Run (11). Since January 2022 both streets have a $390,000 median, so we treat the gap as a small-sample signal and match your comparables to your own street.
The MLS suggests a den does: in 24 months, 10 two-bedroom-plus-den villas closed at a $369,000 median, against $352,500 on 12 two-bedroom villas. The roll shows only six three-bedroom villas, so we have too few sales to price a third bedroom.
At the 24-month median of $358,750, Florida documentary stamps at $0.70 per $100 are about $2,511.60, and a promulgated owner's title policy is about $1,868.75. Each estoppel may cost up to $299, and the two associations could mean about $598. Commission and your payoff come on top.
By local custom the seller pays the owner's title policy and the doc stamps on the deed in Lee County, though the contract controls, and we negotiate the point when it matters. Florida's title insurance rates are set by rule, and the state publishes the schedule.
Yes for the master: its FAQ says the board approves all sales, and its 2026 application is due at least 20 days before closing. The villa application is separate. Ask Alliant for Villas I on Knighton Run or Schoo for Villas II on Portrush Run.
The master declaration and Residents Guide, the villa association's covenants and rules, the current budget, your last dues statement, any special assessment notice, the CDD assessment on your tax bill, and permits for roof, windows and air conditioning. Florida also requires a homeowners' association disclosure summary before the buyer signs.
An estoppel certificate states what you owe the association and any transfer terms. Under Section 720.30851, Florida Statutes, the association must issue it within 10 business days of a written request, and the form asks about any capital contribution, any board approval requirement and any right of first refusal.
It is a right that lets an association buy before an outside buyer. The estoppel form asks about it, and we did not find one in the master documents we read, but we have not read the villa covenants, so check the estoppel for each association.
Per the master's FAQ, yes, the buyer pays a $2,000 capital contribution at closing, and the Residents Guide waives the resale capital fee for a resident moving within Stoneybrook after 18 months, once every three years. The villa association may charge its own, which is unpublished.
It can. The master's application is due 20 days before closing, the villa application runs separately, and every adult who will own or live in the villa applies. Start both the day you have a signed contract, or before, and build the timing into the contract.
Generally yes. The buyer takes the lease, the declaration requires written leases of at least 30 days, and unapproved leases may be treated as void. We check the lease, the tenant's approval and the amenity rights with both associations before listing.
The CDD assessment is billed on the Lee County tax bill, and your closing agent prorates the year's tax bill with the buyer. The FY2026 six-plex assessment is $1,429.58 and the FY2027 budget lists $1,514.11. Confirm the category on your bill.
Dues are prorated to the closing date on the settlement statement, and any unpaid amount is paid from your proceeds. Under Section 720.3085, Florida Statutes, the buyer is jointly liable for unpaid assessments, which is why the estoppel is settled before closing.
Unpaid assessments are a lien on the lot, and the estoppel states the amount. The closing agent pays the balance from your proceeds, and any open violation or fine should be cleared or disclosed. Ask us to review your estoppel before you list.
Fix what a buyer's inspector or lender will flag: roof, air conditioning, water heater and any unpermitted work. Cosmetic updates matter less than a fair ask. Villas built in 1999 to 2003 are at replacement age for major systems, so documented service records help.
Buyers and insurers commonly ask. Ask your agent for a wind mitigation inspection, the roof age and the insurance declarations page, and find out whether the villa association or you insure the building, since the master declaration leaves that to the neighborhood covenants.
Section 553.899, Florida Statutes, covers condominium and cooperative buildings, so it does not describe lot-based villas, though we have not read the villa declarations. Pinecrest, the only condominium regime here, is the neighborhood the statute reaches.
Yes within the declaration's limits: a sign of up to 10 by 18 inches, dark green with white lettering, from the designated vendor. The Residents Guide also sets a step-stake style. Open houses must end by 5 p.m., and the association places one open-house sign at the gate.
Agents register with the Community Center ahead of time, the association places a single open-house sign at the front gates, and an open house must end by 5 p.m. Gate rules apply to visitors, so we submit the registration before the event.
Possibly. The Residents Guide waives the resale capital fee for a Stoneybrook resident who has lived in the community 18 months as a primary resident and moves to another home in Stoneybrook, once every three years. The villa association's own fee terms are unpublished.
That depends on your basis and use. The IRS treats a primary residence sale under its home-sale exclusion rules, described in Publication 523, and Topic 701 covers sales of your home. We are not tax advisers, so talk to your CPA before you list.
Start with the probate or trust documents, then the estoppels and applications, since the buyer's approval steps are the same. Ask for the title work early. Jesse can walk you through the sequence at (239) 898-6072, and your attorney handles the legal authority.
Yes. Florida allows as-is contracts, but the buyer's inspection period, the association applications and the estoppels still apply, and the price should reflect the condition. An as-is villa is compared with recent closings, adjusted down for what a buyer must replace.
Yes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. We have no represented-sale count in these villas and publish none; we walk you through every recent public-record closing for your street and size.
We start with the recorded closings and price your villa to them, then prepare the documents and both associations' forms before the first showing. Jesse McGreevy follows up on every valuation request personally, and the team's process is described on our about page.
Request a free home valuation, gather your association documents, and ask us which recent closings match your street and size. Then decide timing around the 20-day master application. Call Jesse direct at (239) 898-6072.
We do not forecast prices. The MLS record shows villa medians that eased from 2023 through early 2026 and faster sales in the most recent 12 months. If you must sell within a year, price to the recent closings and do not wait for a peak.
Not yet. Our Stoneybrook Villas seller's guide walks through the sale step by step, and the Stoneybrook Villas home valuation page shows how homes here are priced. Until then, the Stoneybrook seller guide covers the process, and the Stoneybrook valuation page starts a valuation.
The comparison table and the Pinecrest section above show the county medians since September 30, 2025: $360,000 for the villas, $270,000 for Pinecrest and $540,000 for the single-family homes. The Stoneybrook buyer guide covers the buyer side.
Every fact on this Stoneybrook Villas guide traces to a primary record below: the master association's own documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our sub-community roster. Parcel and sale facts come from the county roll and the Southwest Florida MLS, which are never mixed. Web sources were accessed September 30, 2026.
Stoneybrook Villas' key documents are published by the master association, the Stoneybrook CDD, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The villa associations' recorded neighborhood covenants and estoppels come through the Lee County Clerk's official records and the villa managers.
Document | Issued by | Date | Link |
|---|---|---|---|
Amended declaration of covenants (certificate recorded December 7, 2021) | Stoneybrook master association | recorded 2021 | |
Residents Guide and Rules and Regulations | Stoneybrook master association | June 2026 | |
Master sales application | Stoneybrook master association | 2026 | |
Master lease application | Stoneybrook master association | 2026 | |
Architectural Review Committee guidelines | Stoneybrook master association | January 2024 | |
Master association FAQ | Stoneybrook master association | January 2022 | |
Fiscal 2027 budget and assessment schedule | Stoneybrook Community Development District | 2027 | |
Fiscal 2026 budget and assessment schedule | Stoneybrook Community Development District | 2026 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Stoneybrook Villas. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
