Sell Your Home in Braeburn at Stonebridge

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

Why Sell Your Braeburn at Stonebridge Home With McGreevy and Comisar?

Braeburn at Stonebridge is 132 coach-home condominiums in 22 six-unit buildings on Winding Oaks Way inside Stonebridge Country Club in North Naples, and 11 of them closed through the MLS in the last 24 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Braeburn home from those closings, plan by plan and level by level.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

This page is written for the owner. For the full picture of the neighborhood itself, from the 1998 declaration and the four floor plans to the fee history, flood letters and schools, read our complete Braeburn at Stonebridge neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Braeburn coach home for the most money, with the fewest surprises, on a date you choose. Call Jesse direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Braeburn Coach Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the two-association paperwork on every listing they take. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

• 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

Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number. Learn more about the wider team at DomainRealtyGroup.com.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole Braeburn market, which is small enough to show in full. We tracked every Braeburn closing in the Southwest Florida MLS for the five years to September 26, 2026, all 26 of them, and every qualified Braeburn deed in Collier County’s file back to the first developer sales of 1998. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

How We Work a Braeburn Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Stonebridge gate, buyer agent conversations, inspections and walkthroughs for owners who are out of state. Jesse McGreevy runs pricing, marketing, data and the paperwork, which on Braeburn means two associations, two estoppel certificates and a condominium resale package. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.

What Makes Selling a Braeburn Coach Home Different?

Selling a Braeburn coach home differs from a typical Naples condominium sale in five ways: four floor plans on two levels are compared line by line, two associations each issue an estoppel, an outside buyer brings $18,399 to the master association, half the owners live here year-round, and the buildings appear to sit below Florida’s three-story condominium safety threshold.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule, 2 Sep 2026)

One Hundred Thirty-Two Homes, Four Plans, Two Levels

Every Braeburn building holds six units, and the county roll shows the same pattern in all 22 of them: two lower-level plans of 1,761 and 1,895 square feet of county base area, and two upper-level plans of 2,172 and 2,182. That is 22, 44, 22 and 44 units across the neighborhood. Braeburn was declared on September 9, 1998 at Official Records Book 2459, Page 3000 and built in phases from 1998 to 2001. When the buildings are the same age and the plans repeat, a buyer compares level, plan, condition, updates and view, and nothing else. Your listing has to win exactly that comparison, and our Braeburn at Stonebridge neighborhood guide maps every building and plan.

Two Associations, Two Estoppels, One Resale Package

Every Braeburn owner belongs to Braeburn at Stonebridge Condominium Association, Inc., which runs the buildings, grounds and neighborhood pool, and to Stonebridge Country Club Community Association, Inc., which is both the master association and the club. So every sale needs two estoppel certificates, one from each, plus the Chapter 718 condominium resale documents. Paramont Property Management manages the Braeburn association, and its documents sit behind the club’s member login, so we request them before your home goes live. How the two layers fit together across all ten neighborhoods is set out in our Stonebridge Country Club community guide.

The Buyer’s $18,399 Is Part of Your Price

An outside buyer pays the master association a one-time, non-refundable New Owner Capital Contribution of $17,500 at closing, plus a $600 membership transfer fee and a $299 master estoppel fee, per the club’s FY2027 fee schedule. That is $18,399, our sum. A qualifying existing Stonebridge owner pays a $0 contribution. On a Braeburn home at the $670,000 24-month MLS median, the outside buyer’s charge is about 2.7 percent of the price, and your buyer will do that arithmetic before making an offer.

Half of Braeburn Lives Here Year-Round

Sixty-six of Braeburn’s 132 units, exactly half, carry a Florida homestead exemption on the Collier County 2026 preliminary roll, the highest share of Stonebridge’s six condominiums: Ashton Oaks is 40.4 percent, Middleburg 34.5 percent and Carrington 16.9 percent. The other half are seasonal and second-home owners. The next buyer usually looks like one of the two, and your marketing calendar has to reach both.

Below the Three-Story Line, by Our Reading

Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run in 100 and 200 series, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification.

What Should a Braeburn Seller Know First?

A Braeburn seller should know eight recorded facts before choosing a list price: the 24-month MLS record, the county’s matching deed record, the level effect, the speed gap, the empty competition, the two estoppels, the buyer-paid capital contribution and the condominium resale package. Each is set out below with its window and its source.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

• 11 Braeburn MLS closings in the 24 months to September 26, 2026, at a median of $670,000, from $635,000 to $799,000, the first MLS window with ten or more closings.
• 96.1 percent median sold-to-final-list over those 24 months (n=10; one closing entered after the fact is excluded), against 95.4 percent across all 75 marketed Stonebridge closings.
• 22.5 days median on market for Braeburn over 24 months, against 31 for Stonebridge as a whole.
• Collier County recorded 11 qualified Braeburn resales in the 24 months since September 2024, median $665,000, from $635,000 to $799,000, a second, independent record.
• Lower-level plans have sold for at least as much as the larger upper-level plans: a county median of $667,500 (n=6) against $650,000 (n=5) in the same 24 months.
• No active Braeburn listing on the MLS on September 24, 2026, among nine actives in all of Stonebridge.
• Two estoppel certificates on every sale: the Braeburn condominium association’s and the master association’s, which is $299 for FY2027.
• The buyer pays the $17,500 capital contribution as an outside purchaser under the master Declaration, and receives the Chapter 718 resale package from you.

Is Now a Good Time to Sell a Braeburn at Stonebridge Coach Home?

For a Braeburn coach home priced to its own level’s sales, yes. Braeburn closed 11 homes through the MLS in the 24 months to September 26, 2026 at a median of $670,000 and 96.1 percent of final list, faster than Stonebridge as a whole, and on September 24, 2026 there was no competing Braeburn listing at all.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Braeburn MLS Record Over 24, 36 and 60 Months

Our rule is to lead with the first window that holds ten or more closings. For Braeburn that is 24 months. We pulled every Stonebridge closing in the Southwest Florida MLS Matrix for five years and assigned each to its neighborhood by street and building number.

Southwest Florida MLS Matrix, retrieved September 26, 2026. Sold-to-list divides the sold price by the final list price. One Braeburn closing in each window, in October 2024 at $769,000, was entered after the fact as a Sold Data Entry record with no marketed list price; it counts toward closings and prices but not toward sold-to-list. With an even n the median is the mean of the middle pair: the 36-month median of $705,750 is the mean of $701,500 and $710,000, and the 24-month days-on-market median of 22.5 is the mean of 14 and 31.

Braeburn Against Its Own Community

Over the same 24 months all of Stonebridge Country Club recorded 76 MLS closings at a median of $616,000, a 95.4 percent median sold-to-list (n=75) and a median of 31 days on market. Its 57 condominium closings had a median of $466,000 and a 95.3 percent sold-to-list; its 19 fee-simple closings had a median of $985,000 and 95.5 percent. Braeburn kept 96.1 percent and sold in a median 22.5 days. That is the yardstick a Braeburn seller should care about: Braeburn buyers have been giving up less off list, and deciding faster, than buyers anywhere else in the club.

Two Markets Inside One Neighborhood

Split Braeburn’s ten marketed 24-month closings by time on market and a pattern appears. Five sold in 14 days or less, at a median of $710,000 and a median 99.45 percent of final list. Five took 31 days or more, at a median of $650,000 and 94.92 percent of list, after a median of 78 days. The plans differ within each group, so this is not a controlled comparison, and it is our arithmetic on the MLS file. It still says what a Braeburn seller needs to hear: the homes priced right for the first two weeks kept almost all of their asking price, and the homes that sat gave back roughly $60,000 at the median.

No Competing Braeburn Listing Today

On September 24, 2026 the Southwest Florida MLS showed nine active listings across Stonebridge, from $389,000 to $995,000, and none of them in Braeburn. At Braeburn’s 24-month pace of 11 closings, about one every two months, that is zero months of supply, against about 3.3 months for Stonebridge as a whole on the day of the pull, our arithmetic. An owner who lists this fall meets the winter buyer pool with no Braeburn competition on the market.

What Have Braeburn Coach Homes Sold For in the County Record?

Collier County recorded 11 qualified Braeburn resales in the 24 months since September 2024, at a median of $665,000 and a range of $635,000 to $799,000, totaling $7,564,500. That deed record is independent of the MLS, and it confirms the same band: Braeburn trades between about $635,000 and $800,000 today.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The 24-Month Recorded Resales, Deed by Deed

Collier County Property Appraiser sales file joined to the 2026 preliminary roll, DOR-qualified improved sales only. The median of $665,000 is the sixth of the eleven sales in order. None was a first sale from a builder; Braeburn’s last developer sales closed in early 2002. We list building street numbers only, never unit numbers, and per-foot figures here use the county’s base area, never the MLS living area.

The Level Effect in the Deed Record

Split those eleven deeds by level and the result runs against intuition. The six lower-level sales, on the 1,761 and 1,895 square foot plans, ran from $650,000 to $799,000, a median of $667,500 (n=6, the mean of $665,000 and $670,000). The five upper-level sales, on the 2,172 and 2,182 square foot plans, ran from $635,000 to $769,000, a median of $650,000. Per county base foot, the lower-level sales averaged $370.58 and the upper-level sales $312.23, means of per-sale ratios. Buyers have been paying at least as much for about 300 fewer square feet downstairs. The record does not say why; our reading is that ground-level entry without stairs carries real weight in a coach-home building.

Braeburn Prices by Year

MLS closings from the Southwest Florida MLS Matrix five-year file (the 2024 median is the mean of $769,000 and $795,000; the 2025 median the mean of $650,000 and $655,000), our arithmetic. County figures from the Collier County sales file as profiled in our neighborhood guide, qualified sales only, 2026 to the August 20 window. Both records tell the same story: a climb into 2024, a 2024 peak, an easing in 2025 and a firmer 2026 so far.

The Record Sale and Where Braeburn Started

The highest qualified Braeburn sale on record is $850,000, recorded August 27, 2024 at 1675 Winding Oaks Way for a 1,895 square foot lower-level plan. The first developer sales, from September 1998 to early 2002, recorded 131 qualified sales at a median of $234,100. Since then 170 qualified resales have recorded at a median of $347,000 across all years, and today’s 24-month median of $665,000 is about 2.8 times the original median, our arithmetic.

Why the MLS and County Counts Match, and Where They Differ

Both records hold eleven Braeburn sales in their 24-month windows, and ten of them are the same sales. The MLS holds one the county set does not: the June 30, 2026 closing at $710,000, which the county recorded as a deed but coded as not qualified. The county holds one the MLS does not: a $665,000 sale recorded March 20, 2025 at 1640 Winding Oaks Way, for which we found no MLS closing matching it by building and date. An agent who reads only one record misses a real Braeburn sale either way. We price from both.

Thinking of Selling at Braeburn? Start With a Plan-Level Valuation

With 11 Braeburn MLS closings in 24 months and no active Braeburn listing on September 24, 2026, the first price you publish decides whether your home joins the fast half of the market or the slow half. Request a written opinion of value through our free Braeburn at Stonebridge home valuation, or Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase at Braeburn at Stonebridge, read how we represent buyers in Southwest Florida, or Call Marc at (239) 287-5873.

Braeburn at Stonebridge vs Middleburg at Stonebridge: Which Will Your Buyer Choose?

Braeburn at Stonebridge vs Middleburg at Stonebridge is the choice nearly every Stonebridge coach-home buyer weighs. Braeburn offers newer buildings, larger lower-level plans and a faster, deeper market; Middleburg offers a lower fee, proven garages and its own recreation parcel. Your buyer has likely toured both, so your price has to survive the comparison.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Braeburn vs Middleburg Decision Table

Southwest Florida MLS Matrix five-year files for both neighborhoods, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file; the club’s FY2027 schedule. The two county medians come from different windows, and so do the first ten-closing MLS windows; the 24-month MLS rows are like for like.

Who Should Choose Braeburn, and Who Should Choose Middleburg

A buyer should choose Braeburn for newer buildings, lower-level plans of 1,761 and 1,895 square feet rather than 1,662 and 1,837, a neighborhood where half the owners live year-round, and a market deep enough to have produced 11 MLS closings in 24 months. A buyer should choose Middleburg at Stonebridge for a fee $472 a year lower, a proven garage and a neighborhood recreation parcel on its own land.

What the Comparison Means for Your List Price

Middleburg’s seven 24-month MLS closings carried a higher median, $750,000, but they took a median of 59 days and gave up 6.1 percent off list at the median, against Braeburn’s 22.5 days and 3.9 percent. Middleburg sellers have been listing higher and negotiating down; Braeburn sellers have been listing closer to the record and holding it. A Braeburn seller who prices off Middleburg’s asking prices borrows Middleburg’s slower path. If you also own at Middleburg, our Middleburg at Stonebridge seller guide applies the same method there.

How Do We Price a Braeburn Coach Home?

We price a Braeburn coach home from its own level and plan first, using the 11 MLS closings and 11 county deeds of the last 24 months, then adjust for condition, updates, view, furnishings and any lease in place, and cross-check against Ashton Oaks, Middleburg and the live Stonebridge competition. The building-wide median comes last, not first.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Level and Plan Before Anything Else

The highest Braeburn MLS closing of the last 24 months, $799,000 in October 2025, was a unit the county carries as a 1,895 square foot lower-level plan. The two lowest, $635,000 and $645,000, were upper-level plans of 2,182 and 2,172 square feet. A seller whose upper-level home is priced from the lower-level sales will sit; a lower-level seller priced from the building median will leave money behind. So the first line of a Braeburn valuation is the sales of your own level and plan.

Two Square-Foot Measures We Never Mix

The MLS reports living area as each listing agent entered it; the county reports base area from its own measurement. At 1590 Winding Oaks Way the MLS showed 2,120 square feet for a unit the county carries at 1,895. Braeburn’s 24-month median is $346 per MLS living foot and the county deed record averages $344.06 per base foot, and the closeness of those two numbers is a coincidence of this window, not a reason to swap them. We compute each measure only against its own source.

The 2024 Peak Is Not Today’s Market

Braeburn’s MLS median was $782,000 across six 2024 closings and $652,500 across eight in 2025, and the county’s qualified medians moved the same way, $769,000 to $655,000. A 2024 comparable at $795,000 or $830,000 describes a market that eased. The two 2026 closings, $701,500 and $710,000, sit between the two years. We weight the most recent sales of your level most heavily and adjust older ones for time.

Why Automated Estimates Miss at Braeburn

An automated estimate needs recent, similar sales and a way to tell them apart. At Braeburn it cannot see the level, it cannot tell that the MLS and county measure the same unit differently, and it cannot see a new kitchen, a lake view or a lease that runs past your closing date. It often leans on the county’s assessed value, a median just value of $561,954 on the 2026 preliminary roll, which sits well below what Braeburn homes have been selling for.

The Value Drivers a Model Cannot See

The drivers we adjust for are the ones that separated the recent Braeburn sales: the level and plan, kitchen and bath updates, flooring, the air-conditioning and water heater, window and door protection, the view from the lanai, furnishings offered with the sale, and whether a tenant is in place. We also check your building’s letters of map change and its roof history with the association, because a buyer’s insurer and lender will ask.

Pricing Against Ashton Oaks, Middleburg and the Live Market

Ashton Oaks shares Braeburn’s four plans exactly and carries the same $561,954 median just value; its county record reached ten sales only over 60 months, at a median of $710,000, and it recorded one MLS closing in 24 months, at $625,000. Middleburg’s 24-month MLS median was $750,000. We read every active Stonebridge coach-home listing with its price history, because those are the homes your buyer will tour the same afternoon, and on September 24, 2026 none of them was in Braeburn.

Which Recent Braeburn Sales Matter Most to Your Price?

The recent Braeburn sales that matter most are the 11 MLS closings of the 24 months to September 26, 2026, read by level, plan, days on market and sold-to-list. Your appraiser and your buyer will reach for the same eleven, so each one is set out below by building, never by unit, with its final list price and result.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every Braeburn MLS Closing of the Last 24 Months

Southwest Florida MLS Matrix, retrieved September 26, 2026. Living area as entered on each MLS record. Dollar volume for the eleven: $7,609,500, our sum.

The Building at 1595 Winding Oaks Way, Worked Through

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. Three Braeburn homes in the same building at 1595 Winding Oaks Way closed within eleven months, and together they are the clearest lesson in the record. In August 2025 a 2,172 square foot upper-level home listed at $699,000 closed at $650,000 after 188 days, 92.99 percent of its final list. In March 2026 a 2,182 square foot upper-level home in the same building, listed at the same $699,000, closed at $701,500 after 6 days, 100.36 percent of list and above its asking price. In June 2026 a 1,895 square foot lower-level home there closed at $710,000 after 8 days.

Three things follow for the next Braeburn seller. First, the same building, the same level and the same asking price produced a $51,500 difference in six months; timing, condition and presentation decided it, not the address. Second, the smaller lower-level home sold for $8,500 more than the larger upper-level home four months earlier, the level effect in one building. Third, the June sale closed in eight days outside the winter season, and the county coded its deed as not qualified, so an agent who reads only county qualified sales will not see the most recent Braeburn price at all.

The Top Sale of the Window, and What It Took

The highest Braeburn MLS closing of the 24 months was $799,000 on October 30, 2025 at 1590 Winding Oaks Way, at full price and zero days on market. The county carries that unit as a 1,895 square foot lower-level plan, $421.64 per base foot, the highest per-foot deed in the window. A lower-level seller whose home matches it on updates and view has a defensible case in the upper $700,000s; a seller whose home does not should price inside the band the other ten sales set.

What a Buyer’s Appraiser Will Reach For

An appraiser will use the closest Braeburn sales of the same level first, then Ashton Oaks, which shares the plans, and Middleburg only when it must. With 11 closings in 24 months, a Braeburn appraiser rarely has to reach far back, which is an advantage over thinner Stonebridge neighborhoods. A list price inside the recent band for your level, supported by your own documentation of updates, is the price most likely to appraise.

How Do We Market a Braeburn Coach Home?

We market a Braeburn coach home to both halves of its buyer pool, year-round and seasonal, with professional photography, video, floor plans and aerial capture, full MLS exposure, our qualified-buyer database and scheduled showings through the gate, and a complete association file ready on the first day, because Stonebridge bars For Sale signs.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge Country Club open house rules, retrieved Sep 2026)

Who Buys at Braeburn

Half of Braeburn’s owners are homesteaded, so a real share of the next buyers are moving here full time; the other half are seasonal owners, and among Stonebridge’s out-of-state owners Massachusetts leads, with New York, Illinois, New Jersey and Ontario close behind. A third pool matters here more than almost anywhere in Naples: existing Stonebridge owners, who pay a $0 capital contribution on the FY2027 schedule. We market to all three, with launch timing built around the winter season.

Photography, Video and the Floor Plan

In a building of repeating plans, the floor plan and the view sell the home. We capture the lanai view, the kitchen and baths that separate your home from the last sale, and, for an upper-level home, the volume and light that justify the stairs. Every Braeburn listing we run carries a measured floor plan, because a buyer comparing a 1,895 square foot lower-level home with a 2,182 square foot upper-level home needs to see both layouts to decide.

Signs, Showings and the Gate

The club’s open house rules require an open house to be registered with the association office by 1:00 p.m. Friday, allow only the approved 18 by 12 inch green-on-white Stonebridge “Open House” sign from noon to 5 p.m. no more than twice a week per home, and bar “For Sale” and “Open House” signs on the home or in a vehicle. A Braeburn listing is sold through photography, video, the MLS, our database and scheduled showings, not drive-by traffic, and we register every showing with the gate in advance.

The Association File, Ready at Launch

A Braeburn buyer’s first questions are about money and documents: the condominium fee, the club layer, the reserves, the insurance, any special assessment and the SIRS question. We request the Braeburn resale documents from the manager before launch and put the fee stack, the two-story reading and your building’s FEMA letters in the listing package. Accuracy in week one prevents a renegotiation in week three.

Discreet and Off-Market Options

Some Braeburn owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a home privately to qualified buyers in our database, and to existing Stonebridge owners, before or instead of a full MLS launch. The trade-off is exposure, and in a neighborhood where the fast half of the market kept a median 99.45 percent of list, full exposure in the first two weeks usually produces the stronger price, so we set out both paths before you choose.

How Do We Negotiate a Braeburn Contract?

We negotiate a Braeburn contract ourselves, partner to partner, against the 24-month record of 11 closings at a median 96.1 percent of final list, with both estoppels, the resale package, the buyer’s capital contribution and your building’s flood and roof facts built into the contract dates before the first offer arrives.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

Partner-Level Negotiation, Never an Assistant

Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On Braeburn that matters, because the offer usually arrives with questions about the fee, the reserves and the capital contribution, and the answers move the price. A seller who has those answers on paper negotiates from strength.

Reading a 96.1 Percent Market Correctly

A 96.1 percent median does not mean every buyer expects four percent off. It means Braeburn’s record splits in two: homes priced right in the first two weeks closed at a median 99.45 percent of list, and homes that sat past a month closed at 94.92 percent. The negotiation you get depends mostly on the price you start with, which is why the valuation comes before the listing agreement.

The Capital Contribution at the Negotiating Table

The master Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club’s schedule sets it at $17,500 for an outside buyer. Every cost line in a Florida contract is negotiable, though, and a buyer comparing Braeburn with a condominium elsewhere in Naples may ask you to credit part of it. We decide in advance whether a credit belongs in your strategy, and we show the buyer the offsets: no club initiation, no equity purchase, no food-and-beverage minimum and no community development district.

Inspection, Insurance and the Association’s Roof

In a Braeburn condominium, the roof, structure and exterior are the association’s responsibility, and the buyer’s inspector will focus on what is yours: the air-conditioning, the water heater, plumbing, electrical, windows and doors where your declaration assigns them to the owner, and the interior finishes. A pre-listing check of those items lets you fix or disclose first. A buyer’s lender may also ask for the association’s master insurance summary, which arrives from the manager, not from you.

Sequencing Two Estoppels and the Resale Package

The master association issues its estoppel within 15 days under the Declaration, for $299 in FY2027, ordered from the Controller’s office. The Braeburn association’s estoppel follows Florida Statutes 718.116(8), which requires delivery within ten business days of a request and caps the fee at $299 for a current account, plus $119 for delivery within three business days. We order both on the first business day after the contract is signed and write the contract dates around the slower one.

The Renovation Fee at Closing

The $1,920 Clubhouse Renovation Fee in the FY2027 club layer is billed at $480 a quarter until the loan is paid off in February 2035, per the club’s Cost of Ownership page. No published document treats it as a lump sum due at sale, so on our reading a seller owes the installments due through closing and the buyer carries the rest. The master estoppel settles the figure for your home.

What Does It Cost to Sell a Braeburn Coach Home?

Selling a Braeburn coach home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificate fees, a municipal lien search and prorated taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the master Declaration puts the $17,500 capital contribution on the purchaser.

Data updated: September 2026 (Florida Statutes 201.02 and 718.116; Florida Department of Revenue; Stonebridge FY2027 fee schedule; Collier County 2026 preliminary roll)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At Braeburn’s 24-month MLS median of $670,000 that is 6,700 taxable units, or $4,690. At $710,000, the most recent closing, it is $4,970, and at $799,000, the top of the window, $5,593. After commission, it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and a seller who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself, so the rate is the same at every title company.

Two Estoppel Certificates on Every Braeburn Sale

A Braeburn sale needs an estoppel certificate from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025), and another from the Braeburn condominium association under Florida Statutes 718.116(8). The 2024 statutory cap for a condominium estoppel is $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. The Braeburn association does not publish its fee, so the actual charge appears on the certificate. In Collier County practice the seller customarily pays, though the contract decides.

The Buyer’s Charges, and Why They Still Touch Your Net

The capital contribution, $17,500 for an outside buyer, and the $600 membership transfer fee are buyer charges under the Declaration and the club’s schedule. They do not appear as your costs unless your contract shifts them. They still touch your net, because a buyer who brings $18,399 to the master association on top of the price will offer with that in mind, and a buyer from inside Stonebridge who pays a $0 contribution can offer more for the same home.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together, based on the buyers a Braeburn home is likely to meet.

A Seller Net Sheet at the Braeburn Median

The proration line is 181 days of the $4,850 median Braeburn tax bill on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your own bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

What Must a Braeburn Seller Disclose Under Florida Law?

A Braeburn seller’s disclosure duties come from two regimes. Braeburn is a Chapter 718 condominium, so its resale package under Florida Statutes 718.503 is the core duty; the master association above it is a Chapter 720 homeowners association, which raises the section 720.401 question. Every seller also owes flood, tax and known-defect disclosures.

Data updated: September 2026 (Florida Statutes 718.503, 720.401, 689.302 and 689.261, current text; Collier County Clerk index, read Sep 2026)

The Condominium Resale Package Under Section 718.503

A Braeburn buyer is entitled to receive, at the seller’s expense, the condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s frequently asked questions document and a state governance form. Under the current statute it also includes the summary of any milestone inspection report, if applicable, and the most recent structural integrity reserve study, or a statement that none has been completed. A resale contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them. Braeburn’s documents are member-only on the club site, so start requesting them the week you decide to sell.

The Section 720.401 Fork, Stated Plainly

Florida Statutes 720.401 says a prospective parcel owner in a homeowners association “must be presented a disclosure summary before executing the contract for sale,” and section 720.401(2) says the section does not apply to associations regulated under Chapter 718. A Braeburn owner belongs to a Chapter 718 condominium association and also sits inside the Chapter 720 Stonebridge master association, so the two regimes meet at your sale. Which disclosure duty governs depends on what you own, and a Braeburn condominium is not a Thornbrooke house. A Braeburn seller follows the resale rules in section 718.503, and because Braeburn also sits inside the master association, the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Declarations Assign to Each Side

The recorded master Declaration splits a sale cleanly even where a figure changes. Membership is automatic with ownership, so your buyer becomes a club member at closing without any transfer from you. It makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), which is why the estoppels settle every open balance; it requires the master estoppel within 15 days (Article XI, Section 1(D)); and it says “a non-refundable contribution shall be made by the purchaser” (Article XI, Section 9). The documents we read do not show the Declaration restating the 720.401 duty itself, and whether the Braeburn condominium documents require association approval of a sale sits in the 2009 amended documents, which we confirm with the manager before listing.

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received flood assistance, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. Answer all three from your own records; for most Braeburn owners the answers are short.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Braeburn, where half of the units are homesteaded and carry the assessment cap, that warning describes a real change in carrying cost for many buyers.

Known Defects and What a Buyer’s Attorney Will Find

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion from a unit above or below, insurance claims, plumbing, open permits and any special assessment levied or pending. Several Braeburn facts already sit in the public record, including the recorded declaration and its amendments, the FEMA letters of map change and the county’s plan to widen Airport-Pulling Road to six lanes along Stonebridge’s west side. Better that they come from you.

What Will Your Buyer Pay to Own a Braeburn Coach Home?

A Braeburn buyer pays $7,552 a year to the Braeburn condominium association for calendar 2026 and $17,600 a year in FY2027 club-level charges, $25,152 a year or about $2,096 a month, plus property tax at a 2026 median of $4,850 and an HO-6 policy. An outside buyer also brings $18,399 to the master association at closing.

Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule, 2 Sep 2026; Collier County 2026 preliminary roll, 29 Aug 2026)

The Fee Stack Your Buyer Will Underwrite

The FY2027 club layer is country club dues of $9,094, two master association lines together $5,536, the $1,920 renovation fee, a $950 food-and-beverage service charge and a new $100 strategic reserves line. 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.

How the Braeburn Fee Has Moved

From the FY2019 page to calendar 2026 the Braeburn fee rose 52 percent, our arithmetic, less than Middleburg’s 65 percent, Ashton Oaks’ 86 percent and Willow Bend’s 97 percent over the same span, and it was flat from 2025 to 2026. The club’s documents do not say why condominium fees rose in 2024 and 2025. A flat fee and a slower climb than its neighbors are both worth saying in your listing, with the budget to back them.

Where Braeburn Sits Among the Six Condominiums

Braeburn’s $7,552 fee is second-highest of Stonebridge’s six condominiums, behind Ashton Oaks at $7,800 and ahead of Willow Bend ($7,500), Middleburg ($7,080), Carrington ($6,024) and Heatherwood ($5,300 plus $200 a year for garage owners). Among all ten neighborhoods only Ashton Oaks carries higher recurring association charges than Braeburn’s $25,152. A buyer will notice, so your listing should say what the fee pays for: in the club’s words, “property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.”

The Tax Reset Your Buyer Inherits

Braeburn’s median 2026 preliminary tax bill is $4,850 on a median just value of $561,954. Half of the units are homesteaded and pay less because of the exemption and the Save Our Homes cap, which does not transfer. Your buyer’s first bill follows the purchase price, the homestead decision and the county’s next assessment, so a buyer paying $670,000 should budget from that price, not from your bill.

No CDD on the Tax Bill

Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and the club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027. Against newer Naples golf communities that carry a district bond line on every bill, that is a genuine selling point, and your listing should say it plainly.

What Is Different About Selling a Braeburn Condominium Under Florida’s Newer Condo Laws?

Selling a Braeburn condominium under Florida’s post-2022 condominium laws mostly means answering buyer questions well. If Braeburn’s two-story reading holds, the milestone inspection and structural integrity reserve study mandates do not reach its buildings, but Chapter 718 still governs its reserves, insurance, records and resale package, and buyers ask about all of them.

Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; Collier County milestone registry, queried Sep 2026)

The Two-Story Reading and the SIRS Question

SB 4-D (2022) created the milestone inspection in section 553.899 and the SIRS in section 718.112(2)(g) for condominium buildings three or more stories tall; SB 154 (2023) and HB 913 (2025) refined both. Braeburn’s buildings appear to be two stories from the county’s floor-area pattern, and the county’s milestone registry lists no Stonebridge building. The route to certainty is the declaration’s survey and plot-plan exhibits or the buildings’ certificates of occupancy, and the association can confirm it in writing. We add that route to your listing file so a buyer’s attorney gets the answer on day one.

Two Stories Does Not Mean No Reserves

Under Florida Statutes 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and any item over $10,000 unless owners vote to waive them. Braeburn’s buildings are 25 to 28 years old, which is roof-cycle territory, and a buyer will read the roof and painting reserves in the budget before the inspection period ends. Those answers arrive in the resale package and the Braeburn estoppel, which is why we request both before your home goes live.

The Master Policy and the Buyer’s HO-6

Under Florida Statutes 718.111(11), the Braeburn association insures the condominium property for its full insurable value, and the unit owner carries an HO-6 policy for interior finishes, fixtures, appliances and contents, with at least $2,000 of loss-assessment coverage under section 627.714. Citizens Property Insurance’s flood requirement, which reaches all personal residential wind policies by January 1, 2027, does not apply to condominium unit-owner policies. A Braeburn buyer’s insurance question is therefore smaller than a house buyer’s, and your listing can say so.

Is There a Special Assessment Pending?

No master association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Whether the Braeburn association has levied or is considering one is a question only its estoppel and board records answer, so we ask the manager before listing rather than let a buyer discover it in the inspection period.

How Does Flood Zone Affect Selling a Braeburn Coach Home?

Flood zone helps a Braeburn sale. Both Braeburn street points we tested, 1630 and 1595 Winding Oaks Way, map in FEMA shaded Zone X on the effective February 8, 2024 map, outside the Special Flood Hazard Area, and three FEMA letters of map change name Braeburn buildings. No surge flooding of Stonebridge is recorded in the storm reports for Ian, Helene or Milton.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J, queried 23 Sep 2026; FEMA revalidation letter 18-04-0009V)

Shaded Zone X, and What It Means in a Listing

On September 23, 2026 the street point at 1630 Winding Oaks Way returned shaded Zone X, not in the Special Flood Hazard Area, at a ground elevation of 9.38 feet NAVD88 from the USGS 3D Elevation Program; 1595 Winding Oaks Way also returned shaded Zone X. Shaded Zone X is the 0.2 percent annual chance area: outside the zone that triggers a federally backed lender’s flood requirement, but not minimal hazard. Our checks are street points, not building footprints, so confirm your building with its elevation certificate.

Braeburn’s Letters of Map Change

FEMA’s revalidation letter 18-04-0009V, effective February 9, 2024, carries forward three letters of map change that name Braeburn: 01-04-2330A of June 20, 2001 for Braeburn Phase 2; 03-04-3790A of April 18, 2003 for Braeburn buildings 7 and 8 to 15; and 07-04-4087A of June 19, 2007 for Braeburn building 1. If your building is among them, ask the association for a copy and put it in the listing file; it is documentary proof a buyer’s lender and insurer can rely on.

The Storm Record, Stated Carefully

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 unit. 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.

Wind, Windows and the Building Code

Every Braeburn building was built from 1998 to 2001, after Hurricane Andrew and before Florida’s first statewide building code in March 2002. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region. Ask the association for the dates of the last roof replacement and any window or shutter program on your building, and have any owner-installed impact glass and its permit ready.

Which Braeburn Rules Affect a Sale?

The Braeburn rules that most affect a sale are the master Declaration’s 30-day minimum lease and cap of four leases a year, the Braeburn association’s board approval of every lease within 30 days for a $100 fee, the ban on pets in leased units, and the Architectural Review Committee’s approval for exterior changes.

Data updated: September 2026 (Stonebridge master Declaration, member-era copy; Braeburn lease application, September 2019)

Selling With a Tenant in Place

A lease does not stop a sale, but the buyer takes the home subject to it, so the lease end, showing access and closing date must line up. Under the master Declaration a Braeburn lease is for the whole unit, at least 30 days, no more than four times a calendar year; the Braeburn lease application adds board approval within 30 days, a $100 non-refundable fee and two reference letters for first-time tenants. Give buyers the lease and its end date from the start.

What the Rules Mean for an Investor Buyer

With a 30-day minimum and at most four leases a year, Braeburn suits seasonal and annual tenants, not vacation rentals, and the Braeburn lease form states “PETS ARE PROHIBITED IN LEASED UNITS.” Tenants pay renter rates at the club, and under the master Declaration an owner’s club rights may be delegated to a lessee. An investor buyer should hear all of that on the first call, and a listing that states it saves everyone time.

Pets, Vehicles and Garages for Owners

The master Declaration allows household pets in a “reasonable number” set by the Board, leashed outside the home and never on the golf course. Commercial vehicles, RVs, boats and trailers may be kept only inside an enclosed garage. No public document we read states garages per Braeburn unit; the declaration’s limited common element exhibit does, so we pull it for your listing file.

Architectural Approvals on Work You Did

The master Declaration requires Architectural Review Committee approval for exterior changes, and condominium documents typically reserve exterior and limited common element changes to the association. If you replaced windows, doors, shutters or a lanai enclosure, have the approval and the permit ready; a buyer’s attorney will ask for both.

How Long Does It Take to Sell a Braeburn Coach Home?

Braeburn’s median days on market was 22.5 over the 24 months to September 26, 2026 (n=10), against 31 for Stonebridge as a whole, and 11 over 60 months (n=25). A correctly priced Braeburn home often goes under contract in two weeks; closing then runs on the two estoppels, the resale package and the buyer’s financing.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

When Braeburn Homes Actually Closed

The 11 Braeburn closings of the last 24 months fell in March (three), April, May, June, August (two) and October (three). Six closed between March and June, inside or just after the winter season, and three closed in October, ahead of it. The June 2026 sale in eight days shows a well-prepared Braeburn home sells outside the season too. We set your launch date around your plans and the live competition, not around a calendar rule.

A Realistic Sequence

A typical Braeburn sale runs two to three weeks of preparation, photography and the association file; the marketing period; an inspection period of ten to fifteen days after contract; and a closing that allows for both estoppels, the buyer’s review of the resale package, the appraisal and the buyer’s HO-6 quote. We write every one of those clocks into the contract.

Selling While You Are Up North

Half of Braeburn’s owners are not homesteaded, and many sell from out of state. We handle showings through the gate, contractor access, both estoppels, the resale package and a remote closing, and Marc Comisar manages the home on the ground so an out-of-state owner can sell without flying down.

What Should Your Listing Say About Life at Braeburn?

A Braeburn listing should say what ownership actually includes: a coach home on the Winding Oaks Way loop with the exterior, landscaping, irrigation and neighborhood pool handled by the association, and automatic, non-equity membership in Stonebridge Country Club, with golf at cart fees only, tennis, fitness and four dining venues.

Data updated: September 2026 (Stonebridge Country Club published pages and FY2027 schedule; Collier County Public Schools 2026-2027 zoning, retrieved Sep 2026)

The Club That Comes With the Deed

“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 course is 18 holes, par 71, 6,414 yards from Tee I, with six rated tee sets, a Gene Bates layout redesigned by Kipp Schulties in 2023; members pay $35 for 18 holes with cart in FY2027 and no green fees. There are five Har-Tru tennis courts, a fitness center, a resort-style pool by the Bistro and four venues: The Lounge, The Dining Room, The Veranda and The Bistro. Stonebridge has no food-and-beverage minimum.

Errands, Hospital, Beaches and the Interstate

From the clubhouse, a short drive north of Braeburn, NCH North Naples Hospital is about 1.7 road miles and five minutes off-peak, I-75 at Immokalee Road about 2.5 miles and six minutes, the nearest Publix about 2.1 miles, Vanderbilt Beach about 5.2 miles and eleven minutes, and Southwest Florida International Airport about 22.1 miles and thirty minutes. Those are model estimates without traffic; winter adds time.

Schools Zoned to Braeburn

Braeburn addresses are zoned for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-2027 school year, all three rated A by the Florida Department of Education in 2026, per Collier County Public Schools’ address database. Aubrey Rogers opened in August 2023, so older listing fields for this area can name the wrong high school; your listing should carry the current one.

All Ages, Year-Round or Seasonal

Stonebridge is not an age-restricted community: the master Declaration carries no age restriction, and no Braeburn record we read describes the neighborhood as housing for older persons. Half of the units are homesteaded and half are seasonal or second homes, which is the buyer pool your listing speaks to.

How Do You Get a Free Braeburn at Stonebridge Home Valuation?

You get a free Braeburn at Stonebridge home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the 11 MLS closings and 11 county deeds of the last 24 months, read for your level and plan, adjusted for updates, view and any lease, with your buyer’s fee stack beside it, at no cost.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

What a McGreevy and Comisar Braeburn Valuation Includes

You receive every Braeburn MLS closing and county deed of the window with its date and source, a level-and-plan analysis that never mixes the county and MLS measurements, the live Stonebridge coach-home competition with price histories, the fee stack and tax reset your buyer will underwrite, your building’s flood facts and letters of map change, and a recommended list price with a defensible range. Request it through our Braeburn at Stonebridge home valuation page, or Call Jesse direct at (239) 898-6072.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building, your level, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood where the fast half of the market kept a median 99.45 percent of list and the slow half gave back about $60,000, the first price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Braeburn owners use the valuation to decide whether to sell this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Braeburn at Stonebridge listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on How a Home Is Presented

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

In a building of repeating plans, presentation is what separates your home from the last sale of the same layout.

Clients Who Have Sold and Bought

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

Many Braeburn sellers are buying their next home in the same season, often inside Stonebridge, where a $0 capital contribution changes the arithmetic.

A Client on the Whole Process

★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review

A smooth Braeburn closing is two estoppels, a resale package and a club transfer on one calendar.

A Client on Southwest Florida Knowledge

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

Knowledge at Braeburn means knowing that the lower-level plans have outsold the upper ones, and why.

Why Does a Braeburn Specialist Matter When You Sell?

A Braeburn specialist matters because the facts that decide a sale here live in two records and two associations, not in a listing feed: the level effect, the speed gap between well-priced and overpriced homes, the MLS and county sales each misses, the buyer-paid capital contribution, two estoppels, the Chapter 718 resale package and the two-story answer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Braeburn owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a Braeburn home off the Stonebridge condominium median of $466,000, price an upper-level home from lower-level sales, order one estoppel instead of two, put the capital contribution on the seller’s side of the statement, miss the June 2026 sale because the county coded it not qualified, or answer the SIRS question with a guess. None of those errors is exotic, and each one costs a seller time or money.

How Braeburn Fits the Stonebridge Seller Picture

Braeburn is the deepest coach-home market in Stonebridge Country Club, and its 24-month record is the one Ashton Oaks and Middleburg sellers borrow when their own neighborhoods run thin. For the whole-community view of fees, flood and all ten neighborhoods, read our Stonebridge Country Club seller guide and the parent Stonebridge Country Club community guide.

Are You Also Buying Your Next Home in Southwest Florida?

Many Braeburn sellers are buying their next home in the same season, sometimes inside Stonebridge itself, where a qualifying existing owner pays a $0 capital contribution. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.

Data updated: September 2026 (Florida Department of Revenue property tax guidance; Stonebridge FY2027 fee schedule, retrieved Sep 2026)

Buying and Selling in the Same Season

A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application. Homestead status is fixed on January 1 each year, so we sequence both closings around that date. If you are buying, start with how we represent buyers in Southwest Florida or Call Marc at (239) 287-5873.

Moving Within Stonebridge or Back to Braeburn

The club’s Cost of Ownership page says current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home,” and the FY2027 schedule lists the existing-owner contribution at $0; confirm eligibility with the association’s Controller before contract. If your next home is another Braeburn unit, read our Braeburn at Stonebridge buyer guide, and see the full Braeburn at Stonebridge neighborhood guide for the governance, flood and school detail this page summarizes.

Frequently Asked Questions, Seller Edition: Selling a Braeburn at Stonebridge Coach Home

These are the questions Braeburn owners ask before they sell, answered for a Collier County condominium seller, each in a single paragraph. They cover price, timing, the two associations, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

How do I sell my Braeburn at Stonebridge coach home?

Start with a written valuation built from your own level’s sales, not a portal estimate, then assemble the file before you list: both estoppels on order, the Chapter 718 resale documents from the manager, your building’s flood facts and any lease. Price inside the recent band for your plan and launch for the first two weeks. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for a Braeburn coach home?

Look for an agent who prices from both the MLS and county records by level and plan, knows the Chapter 718 resale package and the master association’s steps, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.

What is my Braeburn at Stonebridge home worth?

Most likely somewhere inside the band the last 24 months set: 11 MLS closings from $635,000 to $799,000, median $670,000, and 11 county deeds from $635,000 to $799,000, median $665,000. Level, plan, updates and view decide where. Request a written valuation for your home.

What did Braeburn coach homes sell for recently?

$710,000 in June 2026, $701,500 in March 2026, $799,000 and $655,000 in October 2025, and $650,000 twice in August 2025, all Southwest Florida MLS closings.

How many Braeburn homes sell each year?

About five or six. The MLS shows 11 Braeburn closings in the 24 months to September 26, 2026, 16 in 36 months and 26 in 60 months.

How long will my Braeburn home take to sell?

The 24-month median was 22.5 days on market (n=10), against 31 for all of Stonebridge. Five of those ten sold in 14 days or less; five took 31 days or more.

What is the sold-to-list ratio at Braeburn?

A median 96.1 percent of final list price over 24 months (n=10), 96.4 percent over 36 months and 96.3 percent over 60 months, against 95.4 percent for all of Stonebridge over 24 months.

Is now a good time to sell a Braeburn coach home?

For a home priced to its own level, yes. There was no active Braeburn listing on September 24, 2026, and listing in the fall reaches the winter buyer pool with no Braeburn competition.

Do lower-level or upper-level Braeburn homes sell for more?

Lower-level plans recorded a $667,500 county median (n=6) against $650,000 for the larger upper-level plans (n=5) in the 24 months since September 2024, and the top MLS closing of the window was a lower-level plan.

Are Braeburn prices dropping?

They eased from a 2024 peak: the MLS median was $782,000 across six 2024 closings and $652,500 across eight in 2025. The two 2026 closings, $701,500 and $710,000, sit between the two.

What is the highest price paid for a Braeburn coach home?

$850,000, a qualified sale recorded August 27, 2024 at 1675 Winding Oaks Way for a 1,895 square foot lower-level plan, per the Collier County sales file.

Why is the online estimate for my Braeburn home wrong?

Because a model cannot see your level, cannot reconcile the MLS and county square footage for the same unit, and cannot see your updates or view. It often leans on the county’s median just value of $561,954, which sits well below recent sales.

When is the best time of year to list a Braeburn coach home?

Fall, to meet the winter buyer pool; six of the last 11 Braeburn closings were in March to June and three in October. The June 2026 sale in eight days shows off-season sales happen too.

Do buyers compare my Braeburn home with Middleburg?

Yes. Middleburg’s seven 24-month MLS closings had a median of $750,000 but a median of 59 days on market and 93.9 percent of list. Your listing should explain Braeburn’s newer buildings, larger lower-level plans and faster record.

Do buyers compare my Braeburn home with Ashton Oaks?

Yes, because Ashton Oaks shares Braeburn’s four plans exactly. Its county record needed 60 months to reach ten sales, at a median of $710,000, and its fee is $248 a year higher.

Who pays the capital contribution when I sell my Braeburn unit?

The buyer. The master Declaration says the contribution “shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. It remains a negotiable contract term.

How many estoppel certificates does a Braeburn sale need?

Two: one from the Braeburn condominium association and one from the Stonebridge master association, which costs $299 for FY2027. Ordering both at contract keeps a closing on schedule.

What does a condominium estoppel certificate cost in Florida?

Florida Statutes 718.116(8) caps it at $299 for a current account, with $119 more for delivery within three business days and $179 more if the account is delinquent.

Does the Braeburn association have to approve my buyer?

The Braeburn lease form requires board approval of leases within 30 days. Whether the 2009 amended documents also require approval of a sale sits in those member-only documents, and we confirm it with the manager before listing.

What documents must I give a Braeburn buyer?

Under Florida Statutes 718.503: the declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions document and the governance form, plus any milestone summary or SIRS, or a statement that none exists.

Do I have to give a Braeburn buyer the HOA disclosure summary?

Section 720.401(2) excludes Chapter 718 associations, but Braeburn sits inside a Chapter 720 master association, so the careful course is to deliver the master summary as well as the condominium package. Confirm with your closing agent or attorney; this is information, not legal advice.

Does my Braeburn building need a SIRS or milestone inspection?

Those laws apply to condominium buildings three or more stories tall. Braeburn’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building; the recorded plans would certify it.

Is there a pending special assessment in my Braeburn building?

Only the Braeburn association’s estoppel and board records can say. No master special assessment appears in the club’s schedules from FY2019 to FY2027.

Is my Braeburn coach home in a flood zone?

Both Braeburn street points we tested map in FEMA shaded Zone X on the effective February 8, 2024 map, outside the Special Flood Hazard Area. Confirm your building with its elevation certificate.

What are Braeburn’s letters of map change?

Three FEMA letters carried forward in 2024 name Braeburn: Phase 2 (2001), buildings 7 and 8 to 15 (2003) and building 1 (2007). Ask the association for your building’s copy and put it in the listing file.

Will my buyer’s property taxes be higher than mine?

Often. Your bill may carry a homestead exemption and a Save Our Homes cap that do not transfer. The 2026 preliminary median Braeburn bill is $4,850; the buyer’s first bill follows the purchase price.

Does Braeburn have a CDD?

No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.

Can I put a For Sale sign on my Braeburn home?

No. Stonebridge bars For Sale signs on the home and in vehicles; open houses use only the club’s approved sign, registered by 1:00 p.m. Friday, no more than twice a week.

Can I sell my Braeburn coach home with a tenant in it?

Yes. The buyer takes subject to the lease, which runs at least 30 days under the master Declaration, at most four a year, with no pets for tenants. Disclose the lease and its end date from the start.

Can I sell my Braeburn coach home furnished?

Yes. List the furnishings on a separate inventory; a lender values the real estate only, so we price furnished and unfurnished comparables separately.

Should I sell or rent my Braeburn coach home?

Renting means 30-day minimum leases, four a year, board approval, no tenant pets and $25,152 a year in association charges. With no Braeburn listing on the market in September 2026, selling now meets little competition.

Which updates pay back at Braeburn?

Kitchen and bath updates, flooring, a newer air-conditioning system and water heater, and owner impact glass where your documents make windows the owner’s, because buyers compare repeating plans and those are the visible differences.

Should I get a pre-listing inspection on a Braeburn unit?

On a 25 to 28 year old unit, usually a light one: air-conditioning, water heater, plumbing and electrical. The roof and structure are association items, so their history comes from the manager.

How much does it cost to sell a Braeburn coach home?

Beyond commission, Florida’s deed stamp tax is $0.70 per $100, $4,690 at the $670,000 median, plus two estoppels, a lien search and prorations. In Collier County the buyer customarily pays the owner’s title policy.

Should I sell my Braeburn home without an agent?

You can, but you still need both estoppels, the resale package, the club’s open-house registration and a buyer who accepts the $18,399 closing charge, and signs are barred, which removes most of what a For Sale by Owner seller relies on.

Can I sell my Braeburn coach home off-market?

Yes, with a private offering to qualified buyers in our database and to existing Stonebridge owners. We set out the trade-off in price before you choose.

I inherited a Braeburn unit. What changes?

The personal representative or trustee signs the deed with letters of administration or the trust, and any homestead and Save Our Homes status ends with the owner. Both associations need the estoppel requests in the estate’s name.

Will I owe capital gains tax when I sell?

It depends on your basis, use and exemption; IRS Publication 523 explains the primary-residence exclusion, and a foreign seller may face FIRPTA withholding. Confirm with your CPA before you list.

What should I do first if I am thinking about selling?

Request a written valuation for your level and plan, ask the manager for the resale documents, gather any lease and permits, and check your building’s flood letter. Then call Jesse McGreevy at (239) 898-6072 and decide on timing with the live competition in view.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s own tax roll, sales file and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the Stonebridge club’s own published documents. No listing portal or competing brokerage is cited.

Stonebridge Country Club documents and pages

• Stonebridge Country Club home page
• Stonebridge Country Club, about the community and neighborhoods
• Stonebridge Country Club history
• Stonebridge Country Club membership: automatic, non-equity
• Stonebridge Country Club golf
• Stonebridge Country Club lifestyle: tennis and dining
• Stonebridge Country Club real estate information and estoppel contact
• Cost of Ownership, FY2027, with condominium fee coverage
• Open house rules
• Governing documents file list
• Braeburn condominium documents index, titles only, member login
• FY2027 Rates and Fees schedule, September 2, 2026
• FY2025 dues and fees with Board resolution and budget memo, August 30, 2024
• FY2019 detailed neighborhood fees, February 18, 2019
• Braeburn lease application and rules, September 2019
• Middleburg lease application
• Hurricane Shutter Standards
• Hurricane Preparedness Guidelines, version 6
• Supplemental Declarations and amendments compilation, June 2020

Stonebridge documents in the Internet Archive

• Amended and Restated Declaration, master association, member-era copy (archived September 21, 2021)
• Amended and Restated Bylaws (archived September 21, 2021)
• FY2019 cost of ownership page (archived August 23, 2019)
• FY2021 dues and fees schedule (archived November 25, 2020)
• FY2022 dues and fees schedule (archived December 2, 2022)
• Cost of ownership page (archived June 5, 2023)
• FY2025 dues and fees schedule, September 2024 (archived July 11, 2025)
• FY2025 schedule update with capital contribution notice (archived April 26, 2025)

Market data, county records and recorded instruments

• Southwest Florida MLS, Matrix (every Stonebridge closing, September 26, 2021 to September 26, 2026, and actives, retrieved September 24 and 26, 2026)
• Collier County government, publisher of the Property Appraiser 2026 tax roll bulk files, August 29, 2026
• Collier Clerk COR Access: Braeburn declaration, Official Records Book 2459, Page 3000, and amendments
• Collier Clerk Official Records legal description search
• Collier County Clerk, recordable documents
• Collier County PUD Master List, January 25, 2022
• Collier County milestone inspection registry map layer
• Collier County Tax Collector, real estate property taxes
• Collier County Tax Collector, tax search
• Collier County monthly building permit reports
• Collier County Airport Road widening, 60 percent design handout
• Collier County Airport Road widening, public comments and responses
• Florida Department of Revenue, property tax information for taxpayers
• Florida Department of Commerce, Official List of Special Districts

Florida corporations, condominiums and statutes on selling

• Florida Division of Corporations entity search: Braeburn at Stonebridge Condominium Association, Inc., N97000005324
• Florida DBPR condominium extract, project PR1P024388 Braeburn at Stonebridge
• Florida DBPR condominium public records
• Florida DBPR condominium frequently asked questions, SIRS thresholds
• Florida DBPR condominium SIRS reporting
• Florida Statutes 718.503, condominium resale disclosure
• Florida Statutes 718.116, assessments and estoppel certificates
• Florida Statutes 718.112, bylaws, reserves and SIRS
• Florida Statutes 718.111, association insurance and official records
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 720.401, homeowners association disclosure summary
• Florida Statutes 720.30851, homeowners association estoppel certificates
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Department of Revenue, documentary stamp tax
• Florida Statutes 689.302, flood disclosure in residential sales
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 627.714, unit-owner loss assessment coverage
• Florida Statutes 28.24, clerk recording fees
• SB 4-D (2022 Special Session D), condominium safety, bill history
• SB 154 (2023), condominium and cooperative safety, bill history
• HB 913 (2025), condominium and cooperative associations, bill history
• Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Department of Financial Services, title insurance overview
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
• National Association of REALTORS, settlement frequently asked questions
• National Association of REALTORS, what the settlement means for buyers and sellers
• National Association of REALTORS, written buyer agreements
• Internal Revenue Service, FIRPTA withholding
• Internal Revenue Service, Publication 523, selling your home

Flood, storm and insurance

• FEMA National Flood Hazard Layer, flood hazard zones
• FEMA National Flood Hazard Layer, FIRM panels, 12021C0194J effective February 8, 2024
• FEMA revalidation letter 18-04-0009V, Collier letters of map change
• FEMA Flood Map Service Center search
• USGS 3D Elevation Program point query service
• Collier County 2026 Floodplain Protection Newsletter
• Collier County, What is my Evacuation Zone?
• National Weather Service Miami, Hurricane Ian summary
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• National Weather Service Miami, Hurricane Milton summary
• Citizens Property Insurance, flood coverage requirement
• Uniform Mitigation Verification Inspection Form OIR-B1-1802

Schools, area and routing

• Collier County Public Schools zone query, 1630 Winding Oaks Way, zone year 2027
• Collier County Public Schools school zone map
• Florida Department of Education, school grades
• Pelican Marsh Elementary School
• Pine Ridge Middle School
• Aubrey Rogers High School
• NCH North Naples Hospital
• OSRM public driving route service

Our own assets

• McGreevy and Comisar Braeburn at Stonebridge neighborhood guide
• McGreevy and Comisar Stonebridge Country Club community guide
• McGreevy and Comisar Braeburn at Stonebridge home valuation
• McGreevy and Comisar Braeburn at Stonebridge buyer guide
• How we represent buyers in Southwest Florida
• McGreevy and Comisar Google Business Profile
• Domain Realty Group

Downloadable Documents

Every row below links the authority that publishes the document, so a Braeburn seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.

Documents that matter to a Braeburn seller but are not public: the Braeburn association’s budget, reserve schedule, master insurance policy, hurricane deductible, 2009 amended documents and 2017 amendment, from its manager, Paramont Property Management; its estoppel certificate, from the same office; and the master estoppel, from the club’s Controller’s office.

Your Braeburn Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Braeburn at Stonebridge sits inside the North Naples golf-community market we work every week. Few Braeburn homes of any one plan come up for sale in a year, so the owner who sells next should call us first.

The Accolades, Verbatim

• 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

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.

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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 preliminary tax roll and sales file, files dated August 29, 2026. Brokered by Domain Realty.