Stonebridge Country Club - Thornbrooke

McGreevy and Comisar are the team Thornbrooke sellers call first, and the team Thornbrooke buyers call when they want the neighborhood’s real record: what a 1,900 square foot pool home on Winding Oaks Way or Pondside Lane has actually recorded at the county, how the lowest neighborhood fee in Stonebridge Country Club sits under a $17,600 club bill, and which streets map in which flood zone. Thornbrooke at Stonebridge is a single-family neighborhood inside the master-planned community of Stonebridge Country Club in Naples, Florida. It is the largest of the club’s four fee-simple neighborhoods: 107 detached homes, built by Taylor Woodrow between 1995 and 2000, on Winding Oaks Way (house numbers 1704 to 1842), Pondside Lane, Langford Lane and Kitcheners Court, ZIP 34109. It is also the most active single-family market inside the gate, with 14 qualified recorded sales in the 24 months to August 20, 2026. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

Two name checks first. Stonebridge Country Club in Naples is not Stonebridge Golf and Country Club in Boca Raton, and it is not the separate MLS developments “Stonebridge North” and “Stonebridge South.” And Thornbrooke is a subdivision name used elsewhere in Florida; the only Florida corporation called Thornbrooke Homeowners Association (Sunbiz N14000002976, filed 2014) is in Lake Mary, and it has nothing to do with this neighborhood, which has no separate corporation at all.

This guide is built from Thornbrooke’s three recorded supplemental declarations, the club’s FY2027 fee schedule, the Collier County Property Appraiser 2026 preliminary roll and every qualified Thornbrooke deed since 1995, FEMA’s flood map and the Southwest Florida MLS, retrieved September 24, 2026. Sellers: start with the market snapshot and the seller section, then call Jesse. Buyers: the street-by-street detail below tells you whether Thornbrooke fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Thornbrooke at Stonebridge

McGreevy and Comisar are the best realtor for Thornbrooke at Stonebridge because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Thornbrooke market read built from every recorded Thornbrooke deed since the first home sold in November 1995.

If you’re searching for the best realtor for Thornbrooke at Stonebridge in Stonebridge Country Club, Naples, whether you’re ready to sell your Thornbrooke at Stonebridge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Thornbrooke at Stonebridge track record (last 12 months): In the last 12 months Thornbrooke at Stonebridge has seen 5 resales in the Southwest Florida MLS (Development STONEBRIDGE, closings September 25, 2025 to September 24, 2026, retrieved September 24, 2026): $985,000 at 1724 Winding Oaks Way, $985,000 at 1795 Langford Lane, $940,000 at 1753 Winding Oaks Way, $930,000 at 1842 Winding Oaks Way and $617,000 at 1768 Winding Oaks Way. Five sales are too few for a median to carry weight, so we widened to the first county window with ten or more sales: the Collier County Property Appraiser sales file records 14 qualified Thornbrooke sales in the 24 months August 21, 2024 to August 20, 2026, at a median of $975,000 and a range of $617,000 to $1,250,000. The highest qualified Thornbrooke sale on record is $1,250,000, for 1813 Winding Oaks Way, recorded August 25, 2025. The MLS pull behind this page recorded prices and days on market, not the listing office on each closing, so we do not state a represented-sale count for Thornbrooke here; ask us and we will walk you through all fourteen sales one by one.

We tracked every one of the 14 Thornbrooke at Stonebridge sales recorded in the last 24 months against the county’s building record for the same address, so each price on this page sits beside the home’s base area, year built, lot size and pool. In the last 12 months we also tracked all 33 Stonebridge Country Club closings in the Southwest Florida MLS, which is how we know Thornbrooke produced five of the club’s eight fee-simple closings in that year.

For Thornbrooke sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. We also build the paperwork file before the first showing: the section 720.401 disclosure summary, the $299 master estoppel, the capital contribution arithmetic a buyer will run, the roof permit date and wind mitigation form an insurer will ask for, and the flood facts for your street.

For Thornbrooke buyers: the first question in Thornbrooke is the pool and the lot, because they set the price band: the two qualified sales of homes without a pool row on the county roll in the last 24 months recorded $617,000 and $985,000, while pool homes ran $925,000 to $1,250,000. The second is the roof and openings, because every home here was built before Florida’s first statewide building code. The third is the carrying cost, where Thornbrooke is the cheapest home in Stonebridge to own: $20,012 a year in club and neighborhood charges for FY2027. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Thornbrooke address; we answer them below. You can read how the team was built on our about McGreevy and Comisar page.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Thornbrooke at Stonebridge home? Get a free Thornbrooke at Stonebridge home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Thornbrooke at Stonebridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Thornbrooke at Stonebridge as a Homebuyer

Living in Thornbrooke at Stonebridge means a detached, mostly pool-equipped single-family home of about 1,770 to 2,320 county square feet on a small lot, with lawn and landscape care handled by the association, and Stonebridge Country Club’s gate, golf, tennis, fitness and dining included in a bundled, mandatory membership.

Thornbrooke is where a buyer gets a detached Stonebridge pool home for the least money, and it is the neighborhood where the most of them change hands. Of the 14 fee-simple qualified sales the county recorded across Stonebridge in the 12 months to August 20, 2026, seven were in Thornbrooke. What follows is what daily life here looks like, drawn from the recorded documents and the county’s records.

What Is Thornbrooke at Stonebridge?

Thornbrooke at Stonebridge is a “Neighborhood,” in the recorded sense of that word, of Stonebridge Country Club Community Association, Inc. (Sunbiz N47808), the nonprofit that is both the master homeowners association and the club. It has no condominium association and no corporation of its own. Thornbrooke owners elect an advisory neighborhood committee, and the master association bills the Thornbrooke neighborhood fee on the same quarterly club account as the club charges. The governing documents are the 1995 Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1) plus three Thornbrooke-specific supplemental declarations recorded between 1995 and 1998.

Every home is fee simple, lot and house, governed under Chapter 720 of the Florida Statutes, not the condominium law that governs Stonebridge’s six condominiums.

Four Streets and 107 Lots

The recorded declarations define Thornbrooke by lot number, and the county roll ties each lot to an address. The lot numbers run continuously across the Stonebridge plats, which is why a Thornbrooke home can sit on any of three plats.

Sources: Second, Third and Fifth Supplemental Declarations (Collier Clerk, OR 2101/152, OR 2137/640, OR 2394/668) and the Collier County Property Appraiser 2026 preliminary tax roll. Unit Two and Unit Three each also hold homes from other neighborhoods (Unit Two has 22 Hawthorne Estates lots; Unit Three has 10 Hawthorne Estates and 32 Shoreham lots), so a statistic by plat is never a Thornbrooke statistic on this page.

How to Read a Thornbrooke Address

Three of Thornbrooke’s four streets belong to it entirely: every home on Pondside Lane, Langford Lane and Kitcheners Court is Thornbrooke. Winding Oaks Way, the two-mile loop that carries the clubhouse at 2100, splits cleanly by house number: 1570 to 1685 with a unit number is Braeburn’s coach-home condominiums, 1704 to 1842 without a unit number is Thornbrooke, and 1848 to 1996 is Hawthorne Estates. No Thornbrooke home is numbered above 1842 and no Hawthorne Estates home below 1848. A listing that says “Stonebridge” and “Winding Oaks Way” without a house number could be any of three neighborhoods, so the number and the lot are the check.

Where Thornbrooke Sits Inside Stonebridge

Thornbrooke fills the stretch of Winding Oaks Way between Braeburn and Hawthorne Estates and the side streets off it. Pondside Lane and the 1813 Winding Oaks Way point sit on FEMA flood panel 12021C0193J, the western strip of the community; the rest of Thornbrooke is on panel 12021C0194J. By our reading of those panel lines and the street coordinates, Pondside Lane is the part of Thornbrooke nearest Airport-Pulling Road, the road Collier County is widening to six lanes (see the section on what is being built nearby).

Unit Four’s plat also carries master-association tracts, including part of the golf course (GC-11) and a 2.63-acre tract the county roll addresses as 1777 Kitcheners Court and codes as water. Which lots back onto golf, water or preserve is on the recorded plats, not the roll, so we check it lot by lot.

Who Owns in Thornbrooke?

The Collier County Property Appraiser 2026 preliminary roll answers this better than any brochure. 62 of the 107 homes (57.9%) carry a homestead exemption, the second-highest full-time share in Stonebridge after Hawthorne Estates (78.2%), and far above the condominiums, where homestead shares run from 16.9% (Carrington) to 50.0% (Braeburn). Owner mailing addresses are led by Florida (72) and Massachusetts (12). In plain terms, Thornbrooke is a neighborhood of year-round owners with a seasonal minority, which shows in the summer: in the last 24 months, four of Thornbrooke’s 14 qualified sales recorded between June and August, when the condominium market is quiet.

A Week in Thornbrooke

A Thornbrooke week runs on the club calendar: tee times with no green fee, five Har-Tru courts open until 10:00 p.m., $7 fitness classes, and the resort-style pool and Bistro along the loop road. In season, Friday brings fine dining in the Dining Room and live music at the Bistro, per the club’s lifestyle page.

What a Thornbrooke owner does not do is cut the grass. Under the Second Supplemental Declaration, association lawn and landscape maintenance is mandatory in Thornbrooke and billed as a user assessment, and every lot must have irrigation tied to the community’s central system. The owner looks after the house itself: roof, paint, windows, pool, screen enclosure and the inside, to the standards the neighborhood committee and the Architectural Review Committee set. Watering follows the county’s rules: three days a week, never between 10 a.m. and 4 p.m. and never on a Friday.

What Thornbrooke Does Not Have

Five things buyers sometimes assume. No neighborhood pool, clubhouse or gate of its own: Thornbrooke’s amenities are the club’s. No new construction: every home was built between 1995 and 2000, and the county lists the planned unit development as closed out. No separate HOA corporation: the master association is the HOA. No optional membership: the club is bundled and mandatory, whether or not you golf. No private boat access: the lakes are golf and stormwater lakes, “aesthetic amenities only” under the Declaration, and boats and trailers must be kept inside an enclosed garage.

Thornbrooke at Stonebridge Market Snapshot: What Homes for Sale Actually Sell For

Thornbrooke at Stonebridge recorded 14 qualified sales in the 24 months August 21, 2024 to August 20, 2026, at a median of $975,000 and a range of $617,000 to $1,250,000 (Collier County Property Appraiser sales file). Five closed in the Southwest Florida MLS in the 12 months to September 24, 2026, and one home was listed for sale that day.

Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)

Thornbrooke is a thin market by MLS standards and a busy one by Stonebridge standards. One hundred seven homes produce five to ten qualified sales in a typical recent year, so a single median can move on one unusual sale. We lead with the county’s recorded deeds in the first window that holds ten or more sales, list every sale one by one, and name the source and window beside every figure. The multi-year series on this page is county recorded sales, not MLS: the MLS pull behind this page covers 12 months only.

Recorded Sales Over the Last 24 Months

The 12-month county window (August 21, 2025 to August 20, 2026) holds 7 qualified Thornbrooke sales, median $975,000 (n=7, odd), which is under ten, so we widened to 24 months. From August 21, 2024 to August 20, 2026 the county recorded 14 qualified Thornbrooke sales:

• Median price: $975,000 (n=14, even: the mean of the 7th and 8th sales, $975,000 and $975,000).
• Range: $617,000 to $1,250,000. Total recorded volume: $13,712,000 (our sum).
• Median price per county base square foot: $500.35 (n=14, even: the mean of $492.22 and $508.47). The mean of the 14 per-sale ratios is $502.08. Both use the county’s base area of the house, not listing living area.
• None was a builder sale: every Thornbrooke house was complete by 2000, so every sale is a resale.
• No qualified Thornbrooke deed recorded between May 29, 2026 and August 20, 2026; two later deeds in the file carry no qualified price.

All 14 Qualified Sales, Street by Street

Source: Collier County Property Appraiser, 2026 tax roll (preliminary), sales, building and parcel files dated August 29 and 31, 2026; qualified sales only; price per square foot is our arithmetic on county base area. Recording dates, not contract dates.

Three things stand out. The top sale, $1,250,000 at 1813 Winding Oaks Way, was a 1,923 square foot pool home on a 0.16-acre lot, so the record was set by condition and position, not size. The two homes with no pool row on the roll recorded the two lowest prices per square foot. And the same-size test is clean on Pondside Lane: two 1996 homes of 2,184 base square feet recorded $1,075,000 (0.28 acre, February 2025) and $975,000 (0.15 acre, May 2026).

The Five MLS Closings of the Last 12 Months

Five Thornbrooke homes closed in the Southwest Florida MLS in the 12 months to September 24, 2026. Five is too few for a median to lead, so here they are one by one, with MLS living area:

• 1724 Winding Oaks Way: $985,000, 2,249 square feet of living area, 12 days on market, closed December 2025.
• 1795 Langford Lane: $985,000, 1,834 square feet, 15 days on market, closed December 2025.
• 1753 Winding Oaks Way: $940,000, 1,917 square feet, 91 days on market, closed January 2026.
• 1842 Winding Oaks Way: $930,000, 1,830 square feet, 87 days on market, closed April 2026.
• 1768 Winding Oaks Way: $617,000, 1,936 square feet, 42 days on market, closed April 2026.

The five total $4,457,000; the middle sale is $940,000 and the middle days on market 42 (n=5, odd); the median price per MLS living square foot is $490.35 (n=5, odd; mean of per-sale ratios $458.46), not comparable with county base-area figures. The MLS report did not break out sold-to-list for Thornbrooke; across Stonebridge’s eight fee-simple closings in the same window the median sold-to-list ratio was 92.96% (n=8, even: the mean of 92.44% and 93.47%), and the median days on market 28.5 (the mean of 15 and 42).

Each MLS closing matches a county deed at the same price, recorded within five days of the MLS close date. Two county sales in the 12-month county window do not appear in the Stonebridge MLS pull: 1813 Winding Oaks Way (recorded August 25, 2025, before the MLS window opened) and 1854 Pondside Lane (recorded May 29, 2026), which either sold without the MLS or was entered under another development code.

Ready to Sell or Buy in Thornbrooke at Stonebridge? Talk to the Team That Tracked All 14 Sales

Thornbrooke at Stonebridge is the busiest single-family neighborhood in Stonebridge Country Club, and on September 24, 2026 it held exactly one active listing, a 1,917 square foot home on Winding Oaks Way asking $995,000 after 129 days. With one competitor and a buyer pool that follows the $975,000 recorded median, the seller who prices to the pool, the lot and the roof date is the seller who closes.

Selling a Thornbrooke at Stonebridge home? Get a free Thornbrooke at Stonebridge home valuation or call Jesse direct at (239) 898-6072.

Buying in Thornbrooke at Stonebridge? Call Marc at (239) 287-5873, start with buying a home in Stonebridge Country Club, or read how we represent buyers in Southwest Florida.

What Is for Sale in Thornbrooke Right Now

On September 24, 2026 the Southwest Florida MLS showed one active Thornbrooke listing:

• 1717 Winding Oaks Way: $995,000, 1,917 square feet of living area, 129 days on market.

The county file records a qualified sale of the same address at $925,000 on February 20, 2025. One active listing against five MLS closings a year is about 2.4 months of supply (1 divided by 5/12, our arithmetic), against about 3.3 months for Stonebridge as a whole (9 actives against 33 closings). A Thornbrooke seller listing this fall enters a market with one competitor.

Thornbrooke Prices by Year Since the First Sales

Every qualified Thornbrooke deed since the first home sold on November 8, 1995, from the county sales file. Medians for even counts are the mean of the middle pair, named in the table.

Source: Collier County Property Appraiser sales file, qualified sales, 2026 tax roll files; 1995 to 2000 include Taylor Woodrow’s first sales. The median of each home’s first recorded improved sale price was $265,600 (n=107, odd). Years with fewer than five sales are too thin to read as a market rate.

Thornbrooke roughly doubled from 2020 to 2024 and has held near $975,000 to $985,000 since; the 2006 peak of $676,000 was followed by five years in the low $400,000s.

First-Hand: The Most Recent Public Sale, Walked Through

This is a public-record sale, not one of ours. The most recent qualified Thornbrooke sale in the county file is 1854 Pondside Lane, recorded May 29, 2026 at $975,000. The county roll describes a 1996 house of 2,184 base square feet (2,562 adjusted) on lot 78 of Stonebridge Unit Two, 0.15 acre, with a pool whose roll row is dated 2001 and a screen enclosure row dated 2018. That is $446.43 per base square foot, below the 24-month median of $500.35, on the smallest lot size in Thornbrooke. The address maps in FEMA shaded Zone X on panel 12021C0193J, with street ground at 10.13 feet NAVD88 and a Category 2 state surge planning zone, and it is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High.

What it tells a seller: the 2,184 square foot plan sold $100,000 lower here than the same plan and vintage at 1820 Pondside Lane, whose lot is nearly twice the size. What it tells a buyer: this sale does not appear in the Stonebridge MLS pull, so a buyer who watched only the MLS would have missed it.

How Did Thornbrooke at Stonebridge Come to Be?

Thornbrooke at Stonebridge was created by Taylor Woodrow Communities in a Second Supplemental Declaration recorded September 19, 1995, and enlarged in 1996 and 1998. The land sat inside the Southampton at Naples plan (Ordinance 92-24, 1992), whose golf course opened in February 1992 under Southampton Development Corporation, before Taylor Woodrow’s 1994 purchase.

Taylor Woodrow Takes Over, 1994

Taylor Woodrow Communities took over the developer’s rights by an assignment recorded October 14, 1994 (OR 1994, Page 439); the club dates the purchase to September 1994. On March 17, 1995 Taylor Woodrow recorded the Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1), effective January 23, 1995, the master instrument every neighborhood hangs from. The new names came from England, per the club’s history, which is where “Thornbrooke,” “Kitcheners” and “Langford” come from.

Three Recorded Declarations, 1995 to 1998

Sources: Collier County Clerk Official Records and the club’s June 2020 Supplemental Declarations compilation. The plats came first each time: Stonebridge Unit Two recorded May 18, 1995 (Plat Book 25, Page 17), Unit Three December 21, 1995 (Plat Book 26, Page 10), and Unit Four December 5, 1997 (Plat Book 29, Pages 43 to 44).

Building Out, 1995 to 2000

The first Thornbrooke home sold on November 8, 1995, and the county roll dates the houses 1995 (4), 1996 (18), 1997 (16), 1998 (27), 1999 (30) and 2000 (12). The build order follows the plats: Thornbrooke’s 25 Pondside Lane homes on Unit Two date from 1995 to 1998, its 31 Unit Three homes from 1996 to 1999, and its 51 Unit Four homes on Kitcheners Court and the lower Winding Oaks Way numbers from 1998 to 2000. The median of each home’s first recorded improved sale price in the county file is $265,600 (n=107, odd).

Owners Take Control, 2001 to Today

Owners took control of the master association from Taylor Woodrow at a turnover meeting on November 1, 2001. The master documents let each single-family neighborhood elect an advisory committee of three to five owners, and the turnover minutes say those committees “carry no power” over residents. A 2003 Thornbrooke committee page archived from the club’s old website records the neighborhood’s landscape contract, the service the Second Supplement made mandatory. Thornbrooke has never had its own corporation: Florida’s Division of Corporations holds no Stonebridge Thornbrooke entity, and the one Thornbrooke Homeowners Association on file (N14000002976, 2014) is in Lake Mary.

The Homes in Thornbrooke at Stonebridge: Sizes, Lots, Pools and Year Built

Thornbrooke at Stonebridge’s 107 homes are detached single-family houses of 1,769 to 2,324 county base square feet (median 1,933), built 1995 to 2000 on lots of about 0.15 to 0.32 acre (median 0.17). The county roll records a private pool at 92 homes, a spa at 39 and a screen enclosure at 104.

Sizes, and the Plans Behind Them

The county roll does not carry builder plan names, bedroom or bathroom counts, and we have not located Taylor Woodrow’s Thornbrooke plan sheets, so this page does not name models or state bedroom counts. What the roll shows is a small set of repeated sizes, which reads as a handful of production plans (our inference).

Collier County Property Appraiser 2026 preliminary roll, residence building rows only. The single most repeated base area is 1,917 square feet (13 homes, all in Unit Four), then 2,144 (6). The median adjusted area, which adds garage and covered areas at partial weight, is 2,301 square feet. MLS living area for the same houses usually sits close to base area: 1,917 base, 1,917 living at 1753 Winding Oaks Way; 2,249 and 2,249 at 1724.

Street by Street

Our tabulation of the Collier County Property Appraiser 2026 preliminary roll. Kitcheners Court carries the largest houses and, with Langford Lane, the largest typical lots; Pondside Lane carries the highest typical county value per house.

Lots

Thornbrooke lots run from about 0.15 to 0.32 acre, median 0.17 acre, roughly 7,400 square feet. That is the second-smallest in Stonebridge’s fee-simple neighborhoods, larger than Shoreham’s villa lots (median 0.11) and smaller than Hawthorne Estates (0.24). Because landscape care is an association service here, lot size matters more to privacy and pool-deck room than to the maintenance bill.

Pools, Spas and Screen Enclosures

The county roll records a private pool at 92 of 107 homes (86%), a spa at 39 and a screen enclosure at 104. The 15 homes without a pool row include the two lowest price-per-square-foot sales of the last 24 months.

Roofs and Construction

The Thornbrooke supplemental declaration requires concrete tile roofs, and the Architectural Review Committee approves any exterior change. The county classes all 107 houses in the same residential building class. Wall system and number of stories are not stated in the records we read; confirm any home’s structure from its permit file and an inspection. Every house predates Florida’s first statewide building code (March 1, 2002), so the roof permit date and the openings decide what an insurer sees.

What Amenities Come With a Thornbrooke Home at Stonebridge Country Club?

A Thornbrooke at Stonebridge home comes with no neighborhood amenity of its own beyond association lawn and landscape care, and with full membership in Stonebridge Country Club: the 18-hole, par 71 course, five Har-Tru tennis courts, a fitness center, a resort-style pool, four dining venues and a guarded gate, all bundled into the deed.

Inside Thornbrooke: Landscaping and Irrigation

The only service the Thornbrooke neighborhood fee buys is the one the Second Supplemental Declaration made mandatory: association lawn and landscape maintenance, with lot irrigation tied to the community’s central system. The club’s FY2027 schedule describes the fee as primarily landscaping and irrigation. There is no Thornbrooke pool, clubhouse or gate; master fees include bulk television.

The Club Membership, Named Exactly

“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. The association that bills you is the club: Stonebridge Country Club Community Association, Inc. owns the golf course and clubhouse, and the county roll lists it as owner of record. What that membership reaches:

• Golf: an 18-hole, par 71 Gene Bates course redesigned by Kipp Schulties in 2023, 6,414 yards from Tee I across six rated tee sets, per the club’s scorecard; no green fee, $35 for 18 holes with a cart (FY2027).
• Tennis: five Har-Tru courts open 8:00 a.m. to 10:00 p.m. daily, with clinics, round robins and interclub teams. No pickleball appears in the club’s published schedules; Collier County’s Veterans Community Park, about 1.7 miles away, has 14 pickleball courts.
• Fitness: a fitness center expanded and redesigned in the 2014 clubhouse renovation, with classes at $7 for members in FY2027.
• Pool: a zero-entry, resort-style pool with two lap lanes and a spa beside the Bistro, open by spring 2024, as Club + Resort Business reported in May 2024.
• Dining: The Lounge, The Dining Room, The Veranda and The Bistro, with no food-and-beverage minimum; every residence pays a $950 service charge instead.

The Gate

Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road North. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling Road gate staffed (management listed un-staffing it as a $75,000 savings option and the Board kept it). The Declaration adds that the association “shall not in any way be considered an insurer or guarantor of security.”

What Are the HOA Fees at Thornbrooke at Stonebridge?

Thornbrooke at Stonebridge’s HOA fee is $2,412 a year for FY2027 ($603 a quarter), the lowest neighborhood fee in Stonebridge Country Club, billed by the master association for landscaping and irrigation. Every Thornbrooke home also pays the club-level $17,600 (FY2027), so the combined association bill is $20,012 a year.

The Neighborhood Fee, Year by Year

The FY2020 page printed a garbled Thornbrooke figure, so it is left out. From FY2019 to FY2027 the Thornbrooke fee rose 10.7 percent (our arithmetic): it is essentially a landscape contract, while owners insure and maintain their own houses.

What the Fee Covers, and What It Does Not

Covered: lawn and landscape maintenance on the lot and the irrigation tied to the central system. Not covered: the house, roof, pool, screen enclosure, exterior paint, homeowners and flood insurance, property taxes and the club charges. Thornbrooke has no neighborhood reserves published and no neighborhood insurance policy, which is the main difference from Shoreham next door, where the fee includes the villas’ insurance and roof and paint reserves.

Thornbrooke’s Layered Fees: Neighborhood Fee, Club Charges, Capital Contribution and Taxes

Thornbrooke at Stonebridge’s full cost stack is the $2,412 neighborhood fee plus $17,600 in FY2027 club-level charges, a one-time $18,399 an outside buyer pays the association at closing, and county property taxes with a 2026 preliminary median of $5,633. There is no CDD and no special-district assessment.

Layer 1: The Club-Level Charges, FY2027

The club’s two FY2027 documents label the two master lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it. The $1,920 renovation fee repays the loan for the Bistro, pool and golf renovation; the club says it will be paid off in February 2035.

Layer 2: The Thornbrooke Neighborhood Fee

$2,412 for FY2027, billed quarterly at $603 by the master association.

Layer 3: One-Time Charges at Purchase

The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025; the club announced a change effective April 25, 2025, published $15,000 in May 2025 and lists $17,500 for FY2027. We have not located the recorded amendment that made the change.

Layer 4: County Property Taxes

On the Collier County 2026 preliminary roll, the median Thornbrooke home carries a just value of $705,760 (n=107, odd; range $558,109 to $843,130) and total 2026 preliminary taxes of $5,633 (n=107, odd). A buyer’s taxes reset after purchase, which is why Florida’s section 689.261 disclosure warns buyers not to rely on the seller’s bill. Every Stonebridge parcel carries $0 in non-ad-valorem assessments: there is no community development district.

The Stack in One Table

Our arithmetic on the club’s FY2027 schedule and the county roll.

The Declarations, Covenants and Rules That Govern Thornbrooke at Stonebridge

Thornbrooke at Stonebridge is governed by the master Amended and Restated Declaration for Stonebridge Country Club (OR 2040, Page 1, 1995) and three Thornbrooke supplements, OR 2101/152 (1995), OR 2137/640 (1996) and OR 2394/668 (1998), plus the club’s rules and the Architectural Review Committee’s standards.

The Master Declaration Chain

The August 28, 1992 Declaration for Southampton at Naples (OR 1748, Page 1) was replaced by Taylor Woodrow’s Amended and Restated Declaration, effective January 23, 1995 and recorded March 17, 1995 (OR 2040, Page 1), which describes itself as “an amendment and total and absolute restatement of the Prior Declaration.” The club posted a member-era copy in 2019, archived in 2021; that posted copy does not print a recording reference, so ask for the current certified version in the resale package. Amending the Declaration takes 67 percent of the members, about 535 of 799 votes.

What the Thornbrooke Supplements Add

• Mandatory association landscaping, billed as a user assessment (Second Supplement).
• Mandatory irrigation on each lot, tied to the central system.
• Concrete tile roofs.
• Owner-maintained exteriors and paint, to the neighborhood committee’s standards.
• An amended antenna rule, in the same Second Supplement.

Rules Every Thornbrooke Home Lives Under

From the master Declaration: leases of 30 days or more, no more than four a year, whole home only; household pets leashed outside; commercial vehicles, RVs, boats and trailers only inside an enclosed garage, garage doors closed except to come and go; home businesses only if invisible from outside with no client traffic; fuel storage of 5 gallons at most; window coverings backed in white or off-white, never reflective; play equipment only with approval.

The Architectural Review Committee

The ARC, three to five people appointed by the Board, approves any improvement, including landscaping changes, pools, driveways, screen enclosures and exterior modifications, and may charge review fees. In Thornbrooke that includes a re-roof, new windows or shutters and repainting. The club’s Hurricane Shutter Standards set which devices may stay up during the season by elevation: strap-and-buckle and Bahama shutters cannot face the street, and plywood is allowed only on a preserve view.

Open Houses and Signs

Under the club’s open house rules, an open house must be registered with the association office by 1:00 p.m. Friday, only the approved 18 by 12 inch green-on-white “Open House” sign may be used, from noon to 5 p.m., at most twice a week, and a side-street home (Pondside, Langford or Kitcheners) may add one sign at its Winding Oaks Way intersection. No “For Sale” or “Open House” signs may go on the home or in a vehicle.

Is Thornbrooke at Stonebridge a 55+ Community?

Thornbrooke at Stonebridge is not a 55+ community. Neither the master Declaration nor the Thornbrooke supplements contain an age restriction or housing-for-older-persons language, and Stonebridge Country Club is open to buyers of any age, with children zoned to three A-rated public schools.

The only age rules are club rules: juniors under 16 must be accompanied on the golf course, and cart drivers must be 16 or older with a license.

Can You Rent Out a Thornbrooke Home at Stonebridge Country Club?

A Thornbrooke at Stonebridge home can be rented for 30 days or longer, no more than four times a calendar year, as a whole home, under the Stonebridge master Declaration. Short-term vacation rentals are not permitted, and the tenant can use the club under its rules at renter rates.

The Master Leasing Rules

1. The whole home, with no subleasing or assignment without Board approval.
2. In writing, and subject to the governing documents.
3. At least 30 days long.
4. No more than four leases in a calendar year.

The six condominiums add their own lease forms and pet bans; Thornbrooke answers only to the master rules. The club’s 2001 resale article said approval applications were not necessary for single-family homeowners; the current master rule on lease approval is not stated in the documents we read, so we confirm it with the association on each lease.

What a Tenant Gets, and Pays

An owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Tenants pay renter rates on the FY2027 schedule: 18 holes with a cart at $92 from January to April, $78 in November and December and $35 from May to October; $9 a fitness class.

Pet Rules at Thornbrooke at Stonebridge

Thornbrooke at Stonebridge allows dogs, cats and other usual household pets, “not to exceed a reasonable number determined by the Board,” leashed whenever outside the home, under the Stonebridge master Declaration. Pets are never allowed on the golf course, and Thornbrooke has no condominium pet ban for tenants.

• Pets must be leashed “whenever they are outside the Owner’s Unit.”
• Owners pick up after pets; the fine is up to $50 per occurrence.
• The Board can require removal of a nuisance pet, with fines up to $50 a day.
• No commercial breeding.
• No pets on the golf course at any time, per the club’s golf rules.

A fenced yard is an ARC question: a fence or a pet enclosure is an exterior improvement. The nearest dog park is Rover Run at Veterans Community Park, about 1.7 miles by car.

Chapter 720 and the Section 720.401 Disclosure: What Florida HOA Law Means in Thornbrooke

Thornbrooke at Stonebridge homes are fee-simple parcels in a mandatory homeowners association, so Chapter 720 of the Florida Statutes governs them, not the condominium law. A Thornbrooke buyer must receive the section 720.401 disclosure summary before signing, and a seller orders the master association’s section 720.30851 estoppel certificate.

The Disclosure Summary Buyers Must Receive

Section 720.401 requires that a prospective buyer in a mandatory HOA community receive a disclosure summary before signing the contract, stating that membership in the association is mandatory, that recorded covenants govern the use of the property, that the buyer will owe assessments that may change, and that failure to pay can lead to a lien. If the summary is not provided before the contract is signed, the buyer may cancel within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. In Stonebridge the summary should name the master association and describe the bundled club charges.

The Estoppel Certificate

The master association’s estoppel certificate is $299 for FY2027, the cap Florida set in 2024 under section 720.30851, and comes from the Controller’s office. Because the Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments (section 720.3085 says the same), every open balance is cleared at closing. Thornbrooke has no separate neighborhood association, so a Thornbrooke sale needs one association estoppel, not two.

No Milestone Inspection, No SIRS

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium and cooperative buildings three or more stories tall. They do not reach a detached Thornbrooke house. What reaches it instead is the insurer’s four-point and wind mitigation inspection and, for any renovation, the county’s building permit.

Hurricanes, Flood Zone and Insurance at Thornbrooke at Stonebridge

Thornbrooke at Stonebridge maps in FEMA shaded Zone X at every street point we tested, on ground of about 9.6 to 10.6 feet NAVD88, outside the Special Flood Hazard Area on the maps effective February 8, 2024. The houses date from 1995 to 2000, after Hurricane Andrew and before Florida’s first statewide building code.

The Five Thornbrooke Flood Test Points

Method: each address geocoded with the U.S. Census geocoder, queried against FEMA’s National Flood Hazard Layer, ground elevation read from the USGS 3D Elevation Program at the same point, and the Florida Division of Emergency Management’s surge planning layer checked, September 23, 2026. These are street points, not building footprints; the elevation certificate or a lender’s flood determination governs any single home.

Shaded Zone X is outside the 1 percent annual chance (“100-year”) floodplain but inside the 0.2 percent (“500-year”) area. It is not a Special Flood Hazard Area, so a federally backed lender does not normally require flood insurance, and it is not minimal hazard either. Compare Hawthorne Estates next door, where all three tested points on Springberry Circle and Wexford Court map in Zone AE on ground of 6.0 to 8.2 feet.

Letters of Map Change, and One Thornbrooke Lot

Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge lots and buildings, and FEMA revalidated the list with the 2024 maps in letter 18-04-0009V. The list includes letter 08-04-1832A (February 14, 2008) for Stonebridge Unit Four Lot 197, a Thornbrooke lot, and a February 2008 letter covering various lots in Units Three and Five. If you are buying a lot on that list, ask the seller for the letter. No map revision (LOMR) applies to the community.

Surge, Evacuation and the Storm Record

The state’s SLOSH-based surge planning layer returns Category 2 at 1854 Pondside Lane and at most Stonebridge points: in a worst-case Category 2 track, water could reach the ground here. It is a planning model, not a forecast or a depth. Evacuation zones are set by Collier County. The state’s planning layer and a 2024 county order describe the area differently, so check your exact address in Collier County’s Know Your Zone lookup before relying on any zone letter.

No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). For a specific Thornbrooke house, the seller’s disclosure and claims history speak to what happened there.

Insuring a Thornbrooke Home

Every Thornbrooke house predates the Florida Building Code of March 1, 2002, and Stonebridge lies between the 160 and 170 mph lines on the code’s Risk Category II wind map, inside the wind-borne debris region, so new or replacement glazed openings need impact-rated products or approved shutters. Thornbrooke owners carry their own homeowners policy with wind, plus separate flood if they choose or must. Wind credits come from the state’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802), valid up to five years: a roof permitted after March 1, 2002, a hip roof, verified roof-deck attachment and roof-to-wall connections, secondary water resistance and impact-rated opening protection each earn credit. Concrete tile is already required, so the roof question is age and permit date, not material.

Collier County holds a Class 5 Community Rating System rating, worth a 25 percent discount on eligible NFIP policies, and a new NFIP policy normally has a 30-day wait. Citizens Property Insurance now requires flood coverage on its personal residential wind policies, phased by dwelling value, reaching all policies on January 1, 2027. A Thornbrooke owner insured through Citizens needs flood by then, whatever the zone.

My Safe Florida Home

Florida’s My Safe Florida Home program offers a free wind inspection and matching hardening grants of up to $10,000 to homesteaded owners of homes built before 2008 with an insured value of $700,000 or less. With 62 of 107 homes homesteaded and a median county just value of $705,760, Thornbrooke is one of the two Stonebridge neighborhoods whose owners are likeliest to qualify, by our inference. Just value is not insured value; check the program’s own eligibility test.

The Seller’s Flood Disclosure

Florida’s section 689.302 now requires a residential seller to give the buyer a flood disclosure at or before contract: whether the seller knows of flooding that damaged the property during the seller’s ownership, and whether the seller filed a flood insurance claim or received federal flood assistance for it. A Thornbrooke seller answers from personal records; we include it in the listing file.

Which Schools Serve Thornbrooke at Stonebridge?

For the 2026-2027 school year, Collier County Public Schools zones Thornbrooke at Stonebridge addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A by the Florida Department of Education in 2026. We checked five Thornbrooke addresses on all four streets; zones can change, so confirm any address.

The Addresses Checked

The district’s zone database, queried for zone year 2027, returned the same three schools, with no rezone flag, for 1854 Pondside Lane, 1795 Langford Lane, 1724 and 1813 Winding Oaks Way and 1777 Kitcheners Court. Across all of Stonebridge, 132 of 132 address records returned the same assignment.

The Three Zoned Schools

Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years; older listing fields can carry a stale high school, so the district database is the authority.

County Permits and Recorded Work at Thornbrooke at Stonebridge

Thornbrooke at Stonebridge has no association-wide construction record, because each owner maintains the house. What the public record shows is house by house: the county roll’s dated extra-feature rows for pools, screen enclosures and decks, and the building permits a buyer can pull for any address.

What the County Roll Shows

The Collier County Property Appraiser 2026 preliminary roll dates each pool, spa, deck and screen enclosure it records. Across Thornbrooke’s 104 screen enclosures, 53 carry a year of 2018 or later, 12 of them 2018, which fits a wave of cage replacement after Irma; several pool and deck rows also carry 2020s years. That is our reading of feature years, not a permit record. The roll does not record roofs, windows or air conditioners.

What a Buyer Should Pull

For any Thornbrooke address, the permit history through Collier County Growth Management’s permit search shows re-roofs, window and door replacements, pool and cage work and any open permit. An open or expired permit is a title and insurance question to settle before closing. We have not compiled a Thornbrooke-wide permit list for this page; we pull it address by address for every home we list or show.

What Is Being Built Near Thornbrooke at Stonebridge?

Thornbrooke at Stonebridge itself is built out, so the changes are around it: Collier County plans to widen Airport-Pulling Road from four to six lanes along Stonebridge’s west side, a $42.0 million project with no noise wall, and a Livingston Road flyover, an I-75 interchange rebuild and new housing are nearby.

Airport-Pulling Road, and Why Pondside Lane Should Care Most

The county’s 60 percent design handout (March 27, 2025) prices it at $42.0 million, with 11-foot lanes, a raised median and a 6-foot sidewalk on the Stonebridge side, and said construction was “anticipated to begin in June 2026 and last up to two years.” The county’s comment responses say its noise study found no barrier “cost reasonable and feasible,” so no wall will be built. Pondside Lane sits in the western strip of the community, by our reading of the map the Thornbrooke street nearest the road, so road noise is a fair question at a Pondside showing.

Daily Logistics for Thornbrooke at Stonebridge

Daily logistics in Thornbrooke at Stonebridge run through the club’s two gates and a short list of county services: a hospital, groceries, the elementary school and I-75 within about six minutes of the clubhouse, the beach about 10 to 15, and Southwest Florida International Airport about 30 minutes off-peak.

Drive Times From the Clubhouse

Origin: the clubhouse at 2100 Winding Oaks Way; OSRM public router on OpenStreetMap roads, no traffic data. From January to April, Immokalee Road, US 41 and I-75 add time. Thornbrooke homes sit on the same loop road a short distance from the clubhouse.

How Does Thornbrooke at Stonebridge Compare to the Other Stonebridge Country Club Neighborhoods?

Thornbrooke at Stonebridge is the largest of Stonebridge Country Club’s four fee-simple neighborhoods, with 107 homes, the lowest neighborhood fee ($2,412, FY2027) and the most single-family sales: 14 qualified in 24 months at a $975,000 median. The table sets all ten neighborhoods on one yardstick.

The Benchmark Table

Sources: Collier County Property Appraiser 2026 preliminary roll and sales file (county windows counted back from August 20, 2026; the Hawthorne Estates and Shoreham counts are our tally of the same file); the club’s FY2027 fee schedule; Florida Division of Corporations; Southwest Florida MLS, Development STONEBRIDGE, retrieved September 24, 2026. Every residence also pays the club-level $17,600 (FY2027).

How to Read It

Thornbrooke is the volume market of the single-family side: 107 of the club’s 251 fee-simple homes, and five of the eight fee-simple MLS closings in the last year. It also carries the lowest association bill of any Stonebridge home, $20,012 a year, against $25,400 for an Ashton Oaks coach home.

Where it gives ground is size and lot: Manchester at Stonebridge homes have a median base area of 2,909 square feet and sell at about twice Thornbrooke’s price, and Hawthorne Estates at Stonebridge homes are about 850 square feet larger at the median on bigger lots. For less money, buyers look at the attached villas of Shoreham at Stonebridge, where the association insures the buildings, or at Carrington at Stonebridge and the Braeburn at Stonebridge coach homes.

Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge: Which Should You Choose?

Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge is the choice between the club’s largest single-family neighborhood, 107 homes of about 1,933 median base square feet on 0.17-acre lots, and its original estate neighborhood, 78 homes of about 2,783 square feet on 0.24-acre lots. Hawthorne is bigger; Thornbrooke is cheaper, busier and drier on the flood map.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file; Southwest Florida MLS, retrieved 24 Sep 2026)

Both were created by Taylor Woodrow in 1995, both are neighborhoods of the same master association with advisory committees and no corporation, both require concrete tile roofs and association landscaping, and both are zoned to the same three schools. Beyond that, they are different buys. Hawthorne Estates at Stonebridge has its own full guide.

Thornbrooke vs Hawthorne Estates Decision Table

Sources: Collier Clerk recorded supplements; Collier County Property Appraiser 2026 preliminary roll and sales file; club FY2025 and FY2027 fee schedules; FEMA National Flood Hazard Layer and USGS 3DEP at the tested street points; Southwest Florida MLS. Price per square foot is county base area.

Who Should Choose Thornbrooke, and Who Should Choose Hawthorne Estates?

Choose Thornbrooke at Stonebridge if you want a detached pool home inside the gate for under about $1,100,000, the lowest association bill in Stonebridge, a street that tests in shaded Zone X, and a market with enough sales to price against when you sell. Choose Hawthorne Estates at Stonebridge if you want the largest standard lots and houses among the club’s original neighborhoods, the most year-round neighbors, and are ready to read an elevation certificate and a flood quote before you offer. Either way, the club membership, the $17,500 capital contribution and the schools are identical.

Honest Pros and Cons of Owning at Thornbrooke at Stonebridge

Thornbrooke at Stonebridge’s strengths are the lowest carrying cost in Stonebridge Country Club, detached pool homes, association landscaping, shaded Zone X test points and the most liquid single-family market inside the gate. Its trade-offs are small lots, pre-code houses, a $17,600 mandatory club bill and a $17,500 buy-in for outside buyers.

The Pros

• The lowest association bill in Stonebridge. $20,012 a year for FY2027, $2,412 of it the neighborhood fee.
• Detached pool homes. 92 of 107 have a private pool on the county roll.
• No yard work. Association lawn and landscape care is mandatory under the Second Supplement.
• Shaded Zone X at every tested point, on ground of about 9.6 to 10.6 feet.
• The most sales on the single-family side. 14 qualified in 24 months, so pricing rests on real comparables.
• A settled price band. 12 of the last 14 sales fell between $925,000 and $1,100,000.
• A bundled club. Golf with no green fee, tennis, fitness, pool and dining, with no food-and-beverage minimum and no CDD.
• A-rated schools at all three levels, Pelican Marsh Elementary five minutes away.

The Cons

• Mandatory club charges. $17,600 a year whether or not you play, up from $8,739.48 in FY2019.
• A $17,500 capital contribution for an outside buyer, up from about $6,197 before April 2025, plus $600 and $299 at closing.
• Small lots. A 0.17-acre median leaves limited room beyond the pool deck.
• Pre-code houses. Built 1995 to 2000; roof, openings and wind mitigation drive insurance.
• Fifteen homes without a pool row, which trade at a visible discount.
• Road work on the west side. Up to two years of Airport-Pulling Road construction, and no noise wall.
• Leasing limits. 30-day minimum and four leases a year rule out vacation rentals.

Thinking of Selling Your Thornbrooke at Stonebridge Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Thornbrooke at Stonebridge listing agent, or thinking, ‘I need someone to sell my Thornbrooke at Stonebridge home…’ you are selling into a neighborhood with one active competitor, a recorded price band of $925,000 to $1,100,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Thornbrooke listing from the county record.

Data updated: September 2026 (Southwest Florida MLS, retrieved 24 Sep 2026; Collier County recorded sales through the newest recording in the county file)

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. We bring that reach to a Thornbrooke listing along with the file a Thornbrooke buyer’s lender and insurer ask for in week two.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Thornbrooke Homes Sold For

• MLS, 12 months to September 24, 2026: 5 closings, $4,457,000 in volume, $617,000 to $985,000, days on market 12 to 91 (middle value 42, n=5, odd). Sale-to-list was not broken out for Thornbrooke; for Stonebridge’s eight fee-simple closings in the same window the median was 92.96% (n=8, even: mean of 92.44% and 93.47%).
• County, 24 months to August 20, 2026: 14 qualified sales, $13,712,000 recorded, median $975,000 (n=14, even: mean of $975,000 and $975,000), range $617,000 to $1,250,000.
• County, 12 months to August 20, 2026: 7 qualified sales of 18 recorded deeds, median $975,000 (n=7, odd).
• Supply on September 24, 2026: one active listing, about 2.4 months at the MLS pace.

We do not state a represented-sale count for Thornbrooke here; the MLS pull behind this page did not record the listing office on each closing.

Selling in Thornbrooke Is Different in Six Ways

• The buyer’s buy-in. An outside buyer pays the association $18,399 at closing ($17,500 capital contribution, $600 transfer, $299 estoppel), and a buyer comparing Stonebridge with a club that charges less subtracts it from your price. A buyer already living in Stonebridge may owe $0 capital contribution under the FY2027 schedule, which widens your pool; we market to that buyer by name.
• The section 720.401 summary. Hand it to the buyer before the contract is signed, or the buyer can cancel within three days of receiving it or before closing.
• One estoppel, ordered on day one. Thornbrooke has no separate association, so the master association’s $299 certificate covers the sale.
• The membership transfer. Membership moves to the buyer automatically; the $600 transfer fee and the quarterly club account are settled on the estoppel.
• Pool, lot and roof. Those three facts explain most of the spread between $617,000 and $1,250,000. We lead with them, with the roof permit date and a current wind mitigation form in the file.
• Signs and the gate. No “For Sale” signs on the home or in a car; open houses registered by 1:00 p.m. Friday with the club’s own sign. A Thornbrooke listing sells through photography, video, the MLS, our buyer database and scheduled showings.

What Is Your Thornbrooke at Stonebridge Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Thornbrooke at Stonebridge home valuation. It takes about a minute, and Jesse follows up with the Thornbrooke sales that actually fit your house: the same size band, a pool or not, a similar lot and a similar roof date, adjusted for renovation and view. An automated estimate cannot tell a 0.28-acre Pondside Lane lot from a 0.15-acre one, and the county record shows that difference worth $100,000 on the same plan. For the full seller plan, read selling your home in Stonebridge Country Club.

(239) 898-6072, text or call. Confidential conversations welcome.

Buying instead? Call Marc at (239) 287-5873, or start with buying a home in Stonebridge Country Club.

Is now a good time to sell a Thornbrooke home?

For a home priced inside the recorded band, yes. Thornbrooke had one active listing on September 24, 2026, about 2.4 months of supply at the MLS pace, and the 24-month county median is $975,000. Listing in the fall puts the home in front of the winter buyer pool, and Thornbrooke also sells in summer: four of its last 14 qualified sales recorded between June and August.

How do I price a Thornbrooke home without a pool?

Against the no-pool sales, not the neighborhood median. The two qualified sales in the last 24 months of Thornbrooke homes with no pool row on the county roll recorded $617,000 and $985,000; pool homes ran $925,000 to $1,250,000. Adding a pool before listing is an ARC and permit project; we price both ways before you decide.

Does my Thornbrooke street change the price?

Somewhat. Kitcheners Court carries the largest typical houses (2,148 base square feet) and, with Langford Lane, the largest typical lots (0.22 acre); Pondside Lane carries the highest typical county value. Lot size and condition moved recent prices more than the street name did.

Can I sell my Thornbrooke home with a tenant in it?

Yes. A lease does not stop a sale, but the buyer takes subject to it, so the lease end, the showing terms and the closing date have to be coordinated. Thornbrooke leases run at least 30 days, no more than four a year, under the master Declaration.

Do I need the association’s approval to sell?

The club’s 2001 resale article said approval applications were not necessary for single-family homeowners, and the buyer becomes a member automatically. No current master approval rule appears in the documents we read, so we confirm it with the association on every listing and order the estoppel the day the contract is signed.

Your Local Real Estate Experts

Thornbrooke at Stonebridge owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Thornbrooke’s three recorded supplements, the master Declaration, the county’s roll for all 107 homes and every qualified Thornbrooke deed before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Thornbrooke at Stonebridge guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community market Stonebridge sits in.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are the #1 Team in Southwest Florida since 2012. On a Thornbrooke page the credential that matters more is narrower: we tracked every qualified Thornbrooke deed since November 1995, matched each recent sale to the county’s building record, and read the club’s fee schedules back to FY2019.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Thornbrooke at Stonebridge realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Thornbrooke at Stonebridge home? Get a free Thornbrooke at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.

Buying in Thornbrooke at Stonebridge? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions, Buyer Edition

These Thornbrooke at Stonebridge buyer questions are answered from the recorded Thornbrooke supplements and master Declaration, the club’s FY2027 fee schedule, Collier County, state and FEMA records, and the Southwest Florida MLS, retrieved September 24, 2026. Each answer names its source; where the record stops, we say so.

What is Thornbrooke at Stonebridge?

Thornbrooke at Stonebridge is a neighborhood of 107 fee-simple, detached single-family homes inside the gated, bundled-golf Stonebridge Country Club in North Naples, ZIP 34109. Taylor Woodrow created it by a supplemental declaration recorded September 19, 1995 (OR 2101/152) and built the homes from 1995 to 2000.

Where is Thornbrooke, and what streets is it on?

On Winding Oaks Way (house numbers 1704 to 1842), Pondside Lane, Langford Lane and Kitcheners Court, inside Stonebridge Country Club behind the corner of Immokalee Road and Airport-Pulling Road North in Naples, FL 34109. Every home on Pondside, Langford and Kitcheners is Thornbrooke.

Is this the Thornbrooke in Naples, or a different Thornbrooke?

This is Thornbrooke at Stonebridge Country Club in Naples. Thornbrooke is a subdivision name used elsewhere in Florida, and the Thornbrooke Homeowners Association on the state’s corporate register (N14000002976) is in Lake Mary. Stonebridge Country Club in Naples is also not Stonebridge Golf and Country Club in Boca Raton.

How many homes are in Thornbrooke?

107: 64 on Winding Oaks Way, 25 on Pondside Lane, 9 on Langford Lane and 9 on Kitcheners Court (Collier County Property Appraiser 2026 preliminary roll). It is the largest of Stonebridge’s four fee-simple neighborhoods.

Are there Thornbrooke homes for sale right now?

On September 24, 2026 the Southwest Florida MLS showed one: 1717 Winding Oaks Way at $995,000, 1,917 square feet of living area, 129 days on market. Call Marc at (239) 287-5873 for today’s list, including anything coming soon. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.

What do Thornbrooke homes sell for?

The county recorded 14 qualified Thornbrooke sales in the 24 months to August 20, 2026, at a median of $975,000 (n=14, even: mean of $975,000 and $975,000) and a range of $617,000 to $1,250,000. The five MLS closings of the last 12 months ran $617,000 to $985,000.

What is the highest price a Thornbrooke home has sold for?

$1,250,000, for 1813 Winding Oaks Way, a 1997 pool home of 1,923 county base square feet, recorded August 25, 2025 (Collier County Property Appraiser sales file, qualified sales).

How big are Thornbrooke homes?

County base area runs from 1,769 to 2,324 square feet, median 1,933 (n=107, odd); the most common size is 1,917 square feet. Bedroom and bathroom counts are not on the county roll, so confirm them on each listing.

How big are the lots?

About 0.15 to 0.32 acre, median 0.17 acre, roughly 7,400 square feet. Langford Lane and Kitcheners Court have the largest typical lots at 0.22 acre.

Do Thornbrooke homes have pools?

Most do: the county roll records a private pool at 92 of 107 homes, a spa at 39 and a screen enclosure at 104.

When were Thornbrooke homes built, and is there new construction?

Between 1995 and 2000, by Taylor Woodrow Communities. There are no lots left and no new construction: the Southampton planned unit development is closed out, and every Thornbrooke sale is a resale.

What are the HOA fees in Thornbrooke?

$2,412 a year for FY2027, billed quarterly at $603 by the master association for landscaping and irrigation, the lowest neighborhood fee in Stonebridge. Every home also pays the club-level $17,600 (FY2027), for a total of $20,012.

What does the $17,600 club charge pay for?

Country club dues ($9,094), two master-association lines ($2,667 and $2,869, labeled oppositely in the club’s two FY2027 documents), the Clubhouse Renovation Fee ($1,920), the F&B service charge ($950) and Strategic Reserves ($100), per the FY2027 schedule dated September 2, 2026.

What does a buyer pay the association at closing?

An outside buyer pays a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee, $18,399 in total (FY2027). A buyer who already owns in Stonebridge may owe $0 capital contribution; confirm eligibility with the association’s Controller.

Is golf membership mandatory in Thornbrooke?

Yes. Every Stonebridge owner is automatically a member: “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page. Membership is non-equity, with no deposit.

Is there a CDD or special assessment?

No CDD: every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and no master-association special assessment appears in the club’s schedules from FY2019 to FY2027.

What flood zone is Thornbrooke in?

Every Thornbrooke street point we tested (Pondside, Langford, two on Winding Oaks Way and Kitcheners) maps in FEMA shaded Zone X on the maps effective February 8, 2024, outside the Special Flood Hazard Area. Confirm any home with its elevation certificate or a lender flood determination.

Do I need flood insurance in Thornbrooke?

A federally backed lender does not normally require it in shaded Zone X. Citizens Property Insurance requires flood coverage on all its personal residential wind policies from January 1, 2027, and many owners carry it regardless; NFIP policies in Collier get a 25 percent community discount.

Did Thornbrooke flood in Hurricane Ian?

No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). That describes the record, not any single house; ask for the seller’s flood disclosure.

What should I ask about the roof and windows?

The roof permit date, whether the openings carry impact-rated glass or approved shutters, and whether a wind mitigation form (OIR-B1-1802) exists. Every Thornbrooke house predates the March 1, 2002 Florida Building Code, so those items drive the insurance quote.

What schools serve Thornbrooke?

Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A in 2026, per the Collier County Public Schools zone database for 2026-2027, checked at five Thornbrooke addresses.

Is Thornbrooke a 55+ community?

No. Neither the master Declaration nor the Thornbrooke supplements contain any age restriction.

Can I rent out a Thornbrooke home?

Yes, for 30 days or more, no more than four leases a calendar year, whole home only, under the master Declaration. Short-term vacation rentals are not permitted.

Are pets allowed in Thornbrooke?

Yes: dogs, cats and usual household pets, in a reasonable number set by the Board, leashed whenever outside the home, never on the golf course.

Who maintains the yard?

The association. Lawn and landscape maintenance is mandatory in Thornbrooke under the Second Supplemental Declaration, billed in the neighborhood fee, and every lot’s irrigation ties to the central system.

Can I change the exterior, add a pool or install shutters?

With Architectural Review Committee approval. Concrete tile roofs are required, and the club’s Hurricane Shutter Standards set which devices may stay up in season on each elevation.

Are Thornbrooke homes on the golf course?

Some Unit Four and Unit Two lots border golf tracts on the plats, but the county roll does not flag golf frontage, so we check the recorded plat for each lot. Ask us about a specific address.

How far is Thornbrooke from the beach?

About 5.2 road miles and 11 minutes off-peak from the clubhouse to Vanderbilt Beach, and 3.8 miles to Delnor-Wiggins Pass State Park. Stonebridge sits about three miles, straight line, from the Gulf.

What are property taxes in Thornbrooke?

The 2026 preliminary median is $5,633 (n=107, odd), on a median just value of $705,760. A buyer’s taxes are reassessed after purchase, so budget from the purchase price, not the seller’s bill.

Who is the best realtor for Thornbrooke at Stonebridge?

We think it is us, and the case is on this page: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Thornbrooke read built from every qualified deed since 1995. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Seller Edition

These Thornbrooke at Stonebridge seller questions are answered from the Collier County recorded-sales file and 2026 preliminary roll, the club’s FY2027 fee schedule, the Florida Statutes that govern HOA resales and disclosures, and the Southwest Florida MLS, retrieved September 24, 2026. Each answer names its source, and where the public record stops, we say so.

Who is the best listing agent for Thornbrooke at Stonebridge?

McGreevy and Comisar: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales, and a Thornbrooke pricing file built from every qualified deed since 1995. Call Jesse at (239) 898-6072. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.

What is my Thornbrooke home worth?

Most Thornbrooke pool homes recorded between $925,000 and $1,100,000 in the last 24 months; your number depends on size, pool, lot and roof date. Start with a free Thornbrooke home valuation and Jesse will send the comparables that fit.

What have Thornbrooke homes sold for recently?

The last six qualified county sales: $985,000 (1724 Winding Oaks Way, December 2025), $985,000 (1795 Langford Lane, December 2025), $940,000 (1753 Winding Oaks Way, January 2026), $930,000 (1842 Winding Oaks Way, April 2026), $617,000 (1768 Winding Oaks Way, April 2026) and $975,000 (1854 Pondside Lane, May 2026).

How long does a Thornbrooke home take to sell?

The five MLS closings of the last 12 months took 12, 15, 42, 87 and 91 days on market. Across Stonebridge’s 33 closings the median was 26 days. Price and preparation, not the street, set where a home lands in that range.

What sale-to-list ratio should I expect?

The MLS did not break it out for Thornbrooke; across Stonebridge’s eight fee-simple closings in the 12 months to September 24, 2026 the median sold-to-list ratio was 92.96% (n=8, even: mean of 92.44% and 93.47%). A home priced inside the recorded band from day one usually does better.

When is the best time to list a Thornbrooke home?

Fall, to meet the winter buyer pool. In the last 24 months 10 of Thornbrooke’s 14 qualified sales recorded between December and May, but four recorded between June and August, including the $1,250,000 record, so a well-priced summer listing also sells.

How much competition will my listing face?

Very little today: one active Thornbrooke listing on September 24, 2026, about 2.4 months of supply at the MLS pace, against about 3.3 months for Stonebridge as a whole.

Why did one Thornbrooke home sell for $617,000?

1768 Winding Oaks Way recorded $617,000 in April 2026, $318.70 per county base square foot, with a spa but no pool row on the roll. The public record does not show its condition; we treat it as an outlier when pricing a finished pool home.

Does a pool add value in Thornbrooke?

The record says yes. The two no-pool-row sales of the last 24 months recorded the two lowest prices per base square foot ($318.70 and $437.97), while pool homes ran $446 to $650.

Does a bigger lot add value?

It can. Two 1996 homes of the same 2,184 base square feet on Pondside Lane recorded $1,075,000 on a 0.28-acre lot (February 2025) and $975,000 on a 0.15-acre lot (May 2026).

Who pays the Stonebridge capital contribution?

The buyer: the Declaration says it “shall be made by the purchaser.” For FY2027 it is $17,500 for an outside buyer and $0 for a qualifying existing owner. It still shapes your price, because buyers compare total cash to close.

Has the capital contribution changed?

Yes. It was a Declaration formula of about $6,197 for an outside buyer in FY2025, changed effective April 25, 2025, was $15,000 in May 2025 and is $17,500 for FY2027. We have not located the recorded amendment that made the change.

How much is the estoppel fee, and who pays it?

The master association’s estoppel is $299 for FY2027, the Florida cap under section 720.30851; in Collier County the seller customarily pays it. Thornbrooke needs only the master certificate, because it has no separate association.

What is the membership transfer fee?

$600 for FY2027, up from $450 in FY2019 to FY2022 and $550 in FY2025. It moves the club membership to the buyer and appears on the estoppel.

Do I owe the renovation fee balance when I sell?

No lump sum, on our reading of the billing: the $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until February 2035, so a seller owes only installments due through closing. Confirm it on your estoppel.

What must a Thornbrooke seller disclose?

Known material defects under Johnson v. Davis, the section 720.401 HOA disclosure summary before contract, the section 689.261 property tax summary, and the section 689.302 flood disclosure. Your attorney confirms the full list.

What is the section 720.401 disclosure summary?

A statutory notice that membership in the association is mandatory, that recorded covenants govern the property and that assessments are owed and can change. If the buyer does not get it before signing, the buyer may cancel within three days of receiving it or before closing.

How much does it cost to sell a home in Thornbrooke?

Beyond commission, Florida’s deed documentary stamp tax is $0.70 per $100 of price, customarily paid by the seller ($6,825 on a $975,000 sale, our arithmetic), plus the $299 estoppel, a municipal lien search and prorated property taxes. In Collier County the buyer customarily pays the owner’s title policy.

How are property taxes prorated at closing?

Florida taxes are paid in arrears for the calendar year, so the seller credits the buyer for the days the seller owned the home, usually estimated from the prior year’s bill with the 4 percent November discount applied.

Does my flood zone affect the sale?

Favorably in Thornbrooke. Every street point we tested is shaded Zone X, outside the Special Flood Hazard Area, so most buyers’ lenders will not require flood insurance. If your lot has a FEMA letter of map change, such as Unit Four Lot 197’s 2008 letter, include it.

Will a buyer’s insurance quote affect my sale?

Often. Every Thornbrooke house predates the 2002 building code, so a re-roof permitted after March 1, 2002, impact-rated openings and a current wind mitigation form can lower the buyer’s premium. We put them in the listing file.

Is a 4-point inspection required?

Many Florida insurers ask for a four-point inspection (roof, electrical, plumbing, HVAC) on older homes, and every Thornbrooke house is 26 to 31 years old. Having one done before listing lets you fix surprises on your schedule.

Can I hold an open house in Thornbrooke?

Yes, under the club’s rules: register with the association office by 1:00 p.m. Friday, use only the approved green-on-white sign from noon to 5 p.m., at most twice a week, plus one sign at the Winding Oaks Way corner for a side-street home. No “For Sale” signs.

How do you market a Thornbrooke home behind a gate?

Before the buyer reaches the guardhouse: photography, video and drone, the MLS, our qualified-buyer database and scheduled showings, plus direct outreach to Stonebridge condominium owners moving up.

Can I sell my Thornbrooke home off-market?

Yes. We can market quietly to our buyer database and cooperating agents without a public listing when privacy matters; the trade-off is a smaller audience, which we price into the advice.

Should I renovate before I sell?

Usually only what an inspector or insurer will flag: roof, openings, pool equipment and obvious wear. We walk the house with you before recommending anything larger.

Should I rent my Thornbrooke home instead of selling?

Leases must run 30 days or more, no more than four a year. Run seasonal rent against the $20,012 association bill, taxes and insurance before deciding.

How much do realtors charge in Naples?

Commission is negotiable and not set by law; since the August 17, 2024 NAR settlement, offers to pay a buyer’s agent are made off the MLS. We put the full cost of sale in writing before you list.

What questions should I ask a listing agent for Thornbrooke?

Ask how many Thornbrooke sales they can name from the last 24 months, how they price a no-pool home, how they handle the capital contribution with buyers, and how they market behind the gate without signs. Our answers are on this page.

How does Thornbrooke compare with Hawthorne Estates for a seller?

Thornbrooke sells more often (10 qualified sales in 2025 against 3) and tests in shaded Zone X; Hawthorne homes are larger and pricier but test in Zone AE. A Thornbrooke seller has a deep comparable set to price against.

Will the Airport-Pulling Road widening hurt my price?

It may matter most on Pondside Lane, the Thornbrooke street nearest the road by our reading of the map, during up to two years of construction with no noise wall. We address it openly in showings rather than let a buyer discover it.

What happens to my club membership after I sell?

It transfers to the buyer automatically at closing, the $600 transfer fee is paid, and your quarterly club account is settled on the estoppel. If you buy another Stonebridge home within a year, the FY2027 schedule lists your capital contribution as $0.

Sources and Authoritative References

Every Thornbrooke at Stonebridge fact on this page traces to a primary record listed below: the club’s fee schedules and governing documents, Collier County Clerk and agency records, Florida statutes and corporate filings, FEMA, NOAA and other federal data, school district files, and dated news and trade reporting. No brokerage, listing portal or IDX feed is cited.

Stonebridge Country Club Documents and Pages

1. Stonebridge Country Club home page (retrieved September 2026)
2. Club history, 1989 to 2001 (retrieved September 2026)
3. Membership: automatic, non-equity membership (retrieved September 2026)
4. Golf at Stonebridge (retrieved September 2026)
5. Course tour and scorecard, all tees (retrieved September 2026)
6. Stay Active: fitness and tennis programs (retrieved September 2026)
7. Real estate information and estoppel contact (retrieved September 2026)
8. Cost of Ownership, FY2027 (retrieved September 2026)
9. Open house rules (retrieved September 2026)
10. FY2027 Rates and Fees schedule, PDF (September 2, 2026)
11. FY2025 Dues and Fees with Board resolution and budget memo, PDF (August 30, 2024)
12. FY2025 Dues and Fees Schedule, updated, PDF (April 11, 2025)
13. FY2019 detailed neighborhood fees, PDF (February 18, 2019)
14. Supplemental Declarations compilation with the 2016, 2019 and 2020 amendments, PDF (June 2020)
15. Golf Rules and Regulations with Appendix A course history, PDF (October 9, 2019)
16. Hurricane Shutter Standards, PDF (retrieved September 2026)
17. Hurricane Preparedness Guidelines, version 6, PDF (retrieved September 2026)

Stonebridge Country Club Documents in the Wayback Machine

18. Amended and Restated Declaration, member-era copy, PDF (archived September 21, 2021)
19. Amended and Restated Bylaws, PDF (archived September 21, 2021)
20. Board Policy Manual, revised January 25, 2019, PDF (archived September 21, 2021)
21. FY2025 schedule update with capital contribution change notice, PDF (archived April 26, 2025)
22. Minutes of the November 1, 2001 turnover meeting (archived March 21, 2002)
23. Thornbrooke neighborhood committee minutes, landscape contract (archived September 15, 2003)

Collier County Records and Agencies

24. Official Records document search, COR Access (retrieved September 2026)
25. PUD Master List, PDF (January 25, 2022)
26. Floodplain Protection Newsletter 2026, PDF (March 2026)
27. What is my Evacuation Zone? Know Your Zone lookup (retrieved September 2026)
28. Airport Road widening, 60% design meeting handout, PDF (March 27, 2025)
29. Airport Road widening, public comments and county responses, PDF (2025)
30. Irrigation water and watering rules (retrieved September 2026)
31. Veterans Community Park (retrieved September 2026)
32. Beach parking information (retrieved September 2026)

State of Florida

33. Division of Corporations entity search: Stonebridge Country Club Community Association (N47808) and Thornbrooke Homeowners Association (N14000002976) (retrieved September 2026)
34. Official List of Special Districts, PDF (retrieved September 2026)
35. Section 720.401, disclosure summary for HOA parcels (2026 Florida Statutes)
36. Section 720.30851, estoppel certificates (2026 Florida Statutes)
37. Section 689.302, flood disclosure (2026 Florida Statutes, retrieved September 25, 2026)
38. Section 689.261, property tax disclosure summary (2026 Florida Statutes)
39. Section 201.02, documentary stamp tax (2026 Florida Statutes)
40. Section 553.899, milestone inspections (2026 Florida Statutes)
41. Section 215.5586, My Safe Florida Home program (2026 Florida Statutes)
42. Documentary stamp tax, Florida Department of Revenue (retrieved September 2026)
43. Uniform Mitigation Verification Inspection Form OIR-B1-1802, PDF (rev. January 2012)
44. My Safe Florida Home (retrieved September 23, 2026)
45. Flood insurance requirement schedule, Citizens Property Insurance (retrieved September 2026)
46. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)

Federal Records and Data

47. National Flood Hazard Layer, flood hazard zones (queried September 23, 2026)
48. National Flood Hazard Layer, FIRM panels 12021C0193J and 12021C0194J (effective February 8, 2024)
49. Revalidation letter 18-04-0009V, Collier County Letters of Map Change, PDF (February 2024)
50. FEMA Flood Map Service Center search (retrieved September 2026)
51. USGS 3D Elevation Program point query service (queried September 23, 2026)
52. U.S. Census geocoder, one-line address (queried September 23, 2026)
53. Storm surge planning zones, Florida Division of Emergency Management layer (queried September 23, 2026)
54. Ultimate design wind speeds, Risk Category II contours (retrieved September 2026)
55. Hurricane Ian summary, National Weather Service Miami, PDF (2022)
56. Tropical Cyclone Report, Hurricane Ian, National Hurricane Center, PDF (2023)
57. Hurricane Milton summary, National Weather Service Miami, PDF (2024)

Schools

58. School zone lookup, Collier County Public Schools (retrieved September 2026)
59. School zone database address query, zone year 2027 (queried September 2026)
60. 2026 Accountability Brief, school and district grades, PDF (July 1, 2026)
61. Pelican Marsh Elementary School (retrieved September 2026)
62. Pine Ridge Middle School (retrieved September 2026)
63. Aubrey Rogers High School (retrieved September 2026)
64. Private schools within 20 miles of ZIP 34109, NCES (2023-24 survey)
65. School grades, Florida Department of Education (retrieved September 2026)

Healthcare, Transportation and Nearby Development

66. NCH North Naples Hospital departments (retrieved September 2026)
67. HSS at NCH now open at new facility, NCH Healthcare System (June 2025)
68. I-75 at Immokalee Road diverging diamond interchange, FDOT (retrieved September 2026)
69. I-75 express lanes, FDOT (retrieved September 2026)
70. Collier approves design contract for Livingston Road flyover, Gulfshore Business (July 2026)

Club Trade Press and Golf

71. Clubs make a splash with refreshed pools, Club + Resort Business (May 28, 2024)
72. Delnor-Wiggins Pass State Park, Florida State Parks (retrieved September 2026)

Mapping and Routing

73. OSRM driving route service, free-flow drive times (queried September 2026)

Records Cited in Plain Text

74. Collier County Property Appraiser, 2026 tax roll (preliminary): parcel, building, legal and sales files dated August 29 and 31, 2026, covering all 107 Thornbrooke homes, and the qualified-sale history of those parcels from 1995 to August 2026.
75. Southwest Florida MLS, Development STONEBRIDGE, closed September 25, 2025 to September 24, 2026 plus actives, retrieved September 24, 2026.
76. Collier County Clerk Official Records: Second Supplemental Declaration, OR 2101/152 (1995); Third Supplemental Declaration, OR 2137/640 (1996); Fifth Supplemental Declaration, OR 2394/668 (1998); Amended and Restated Declaration, OR 2040/1 (1995); Stonebridge Unit Two, Three and Four plats, Plat Book 25 Page 17, Plat Book 26 Page 10, Plat Book 29 Pages 43 to 44.

Downloadable Documents

The official Thornbrooke at Stonebridge documents below are published by Stonebridge Country Club Community Association, the Collier County Clerk, Collier County, FEMA or the State of Florida. They are the documents we read for this page, and the ones a buyer or seller should read before signing. No copy is hosted by us or by any third party.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Thornbrooke at Stonebridge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.