Updated September 2026
Sell your Carrington at Stonebridge condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by street and plan from 18 MLS closings in 24 months, both estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Carrington at Stonebridge is 136 condominiums in 17 buildings on Carrington Court and Harmony Lane, the largest neighborhood in Stonebridge Country Club and its price floor, with 18 MLS closings in 24 months at a $411,500 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Carrington sale by street, plan and paperwork.
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 whole neighborhood, from the 1996 declaration and the phase amendments to the floor plans, flood points and schools, read our complete Carrington at Stonebridge neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Carrington Court or Harmony Lane condominium for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the two-association paperwork a Carrington sale needs. 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.
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. Learn more about the wider team at DomainRealtyGroup.com.
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 Carrington market. We tracked every one of its 42 Southwest Florida MLS closings over five years and all 17 of its county-recorded qualified resales over 24 months, each with its source, window and count. Where this page walks through a sale in detail, it is a public record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Carrington means a condominium association, a master association and a board approval. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections and walkthroughs for the many Carrington owners who live out of state. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Carrington at Stonebridge differs from a typical Naples condominium sale in five ways: two streets sell two different products under one name, the club membership conveys with every unit, an outside buyer brings $18,399 to the master association, the condominium board approves the buyer, and five of six owners live elsewhere most of the year.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge FY2027 Rates and Fees, 2 Sep 2026)
The county roll shows Carrington as two plan families. Twelve Carrington Court buildings, numbered 2280 to 2350, hold 96 residences on 1,183 and 1,213 square foot plans of county base area. Five Harmony Lane buildings, 2365 to 2405, hold 40 residences on 1,433 and 1,592 square foot plans, the same plans Heatherwood and Willow Bend use. Both streets pay the same flat $6,024 condominium fee for calendar 2026. A Carrington price starts from the street and the plan, never from the Carrington name.
Every Stonebridge residence carries a bundled, non-equity club membership: no initiation, no deposit, and a par 71 golf course of 6,414 yards from Tee I with six rated tee sets. For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400. On a Carrington price that charge is large, and your buyer will do the arithmetic before making an offer.
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing, plus the $600 membership transfer fee and, where the contract assigns it, the $299 master estoppel fee. That is $18,399, about 4.5 percent of a $411,500 price. It is your buyer’s cost under the Declaration, but it shapes every offer you will receive.
Carrington’s posted application says it is “a mandatory form to be used under lessor-lessee/sale conditions” that “must be approved or disapproved by the condominium board of directors,” with references and a background check. A Carrington sale therefore runs on three clocks the seller should start early: the condominium estoppel, the master estoppel, and the board’s approval of the buyer.
Only 23 of the 136 Carrington residences, 16.9 percent, carry a homestead exemption on the 2026 preliminary roll, the lowest share in Stonebridge. Forty-five owners mail tax bills to Florida addresses, and the next most common are Massachusetts (20), New York (16), Ontario, Illinois and New Jersey (7 each). Your buyer is very likely deciding from somewhere else, too, and your listing has to reach them there.
A Carrington at Stonebridge seller should know ten recorded facts before choosing a list price: the 24-month MLS record, the street-and-plan split, the county deed record, the live competition, the buyer’s one-time charges, the carrying cost, the two estoppels, the board approval, the flood picture and the state register status.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
For a Carrington condominium priced to its street and plan, yes. The Southwest Florida MLS shows 18 Carrington closings in 24 months at a $411,500 median and 95.7 percent of final list, the most of any Stonebridge neighborhood, and two Carrington actives on September 24, 2026. Buyers negotiate, and they compare plans across the street.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development STONEBRIDGE, closings September 26, 2021 to September 26, 2026, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Our rule is to widen the window until it holds ten closings, and Carrington reaches ten at 24 months, so every lead market figure on this page uses that window. The MLS files every Stonebridge neighborhood under one development name, so we tracked all 190 Stonebridge closings of the last five years and assigned each one to its neighborhood by street and building number.
| Window to September 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 18 | $411,500 | $370,000 to $500,000 | $319 | 95.7% (n=18) | 65 |
| 36 months | 25 | $418,000 | $370,000 to $525,000 | $322 | 95.9% (n=25) | 50 |
| 60 months | 42 | $420,500 | $265,000 to $550,000 | $327 | 96.9% (n=41) | 31 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Sold-to-list divides the sold price by the final list price. One 60-month closing, in November 2022, was entered after the fact as a Sold Data Entry record with no marketed list price, so it counts in closings and prices but not in sold-to-list. With an even count, the median is the mean of the middle pair: 24-month price $410,000 and $413,000, days 57 and 73.
A seller’s yardsticks are the numbers a buyer’s agent will quote back: sold-to-list, days on market and the price per foot. Here is Carrington against the Stonebridge neighbors a Carrington buyer also tours, all from the same 24-month MLS pull.
| 24 months to September 26, 2026 | Closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
| Carrington at Stonebridge | 18 | $411,500 | $319 | 95.7% (n=18) | 65 |
| Heatherwood at Stonebridge | 9 | $455,000 | $295 | 95.2% (n=9) | 20 |
| Willow Bend at Stonebridge | 11 | $400,000 | $279 | 95.1% (n=11) | 71 |
| Braeburn at Stonebridge | 11 | $670,000 | $346 | 96.1% (n=10) | 22.5 |
| All Stonebridge condominiums | 57 | $466,000 | not blended | 95.3% | not stated |
| All of Stonebridge Country Club | 76 | $616,000 | not blended | 95.4% (n=75) | 31 |
Carrington kept a slightly higher share of list price than the Stonebridge condominium group and the community as a whole, but it took twice the community’s median time to close, 65 days against 31. Heatherwood’s same plans sold in a median of 20 days. The Carrington buyer is patient and plan-aware, and a list price that ignores the plan invites a long wait.
Split by street, the 24-month record is two markets. The 10 Carrington Court closings ran $370,000 to $430,000, a median of $399,000 (the mean of $390,000 and $408,000), 96.25 percent of final list (the mean of 96.00 and 96.49 percent) and 56.5 median days. The 8 Harmony Lane closings ran $375,000 to $500,000, a median of $445,000 (the mean of $440,000 and $450,000), 94.66 percent of final list (the mean of 93.94 and 95.38 percent) and 65 median days (our arithmetic on the MLS rows). Carrington Court sellers kept more of their list price; Harmony Lane sellers got the higher prices and gave up more to get them.
| Calendar year | MLS closings | Median sold | Median sold-to-final-list | Median days on market | Closed at or above final list |
|---|---|---|---|---|---|
| 2022 | 12 | $420,500 | 103.1% (n=11) | 3 | 8 of 11 marketed |
| 2023 | 5 | $475,000 | 96.9% | 48 | 1 of 5 |
| 2024 | 8 | $440,000 | 96.2% | 44 | 0 of 8 |
| 2025 | 9 | $407,500 | 96.5% | 73 | 0 of 9 |
| 2026 to September 26 | 7 | $415,000 | 95.4% | 57 | 0 of 7 |
Southwest Florida MLS Matrix, our arithmetic by calendar year of closing; the 60-month window opens with one October 2021 closing, not shown. In 2022 Carrington buyers paid over list within days; since 2024 no Carrington closing has reached its final list price, and the median time to close has stretched from 3 days to about two months. A Carrington seller pricing from a 2022 memory is pricing for a market that ended three years ago.
On September 24, 2026 the MLS showed two Carrington actives, both 1,213 square foot end residences on Carrington Court: one asking $425,000 at 161 days on market, and one asking $389,000 at 129 days. No Harmony Lane residence was listed that day. Across Stonebridge the nine actives ran from $389,000 to $995,000, and Heatherwood had two, at $459,000 and $575,000. A Carrington buyer tours all of them the same afternoon.
Collier County’s deed record is the second, independent check on Carrington prices. It shows 17 qualified resales in the 24 months since September 2024 at a $410,000 median, from $370,000 to $500,000, and a median that rose from $235,000 in 2021 to a $452,500 peak in 2023 before easing to $410,000.
Data updated: September 2026 (Collier County Property Appraiser sales file and 2026 preliminary roll, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The county file’s first window with ten or more qualified Carrington sales is 24 months: 17 resales since September 2024, median $410,000 (odd count, an actual sale), low $370,000, high $500,000. Every one was a resale; none was a builder’s first sale, because the last Carrington building was completed in January 2002. The newest Carrington deed in the file was recorded May 26, 2026.
| Period | Qualified of recorded deeds | Median qualified price | Range | Median $ per county base sq ft |
|---|---|---|---|---|
| 2021 | 19 of 30 | $235,000 (n=19) | $200,000 to $390,000 | $190 |
| 2022 | 10 of 17 | $417,000 (n=10, mean of $415,000 and $419,000) | $333,000 to $525,500 | $344 |
| 2023 | 6 of 11 | $452,500 (n=6, mean of $430,000 and $475,000) | $380,000 to $550,000 | $342 |
| 2024 | 7 of 16 | $440,000 (n=7) | $407,500 to $525,000 | $340 |
| 2025 | 9 of 34 | $407,500 (n=9) | $375,000 to $500,000 | $322 |
| 12 months to August 20, 2026 | 7 of 17 | $410,000 (n=7) | $370,000 to $450,000 | $313 |
Collier County 2026 preliminary tax roll, qualified-sale flag; price per foot is deed price over county base area and is never compared with the MLS living-area figures above. In 2025, 34 deeds were recorded on Carrington units but only 9 were flagged as arm’s-length market sales; transfers into trusts, between family members and corrective deeds are coded non-qualified.
The MLS counts 18 Carrington closings in its 24-month window and the county 17 in its own, because the two windows end on different dates and a deed reaches the county file weeks after closing. The three Carrington closings of late May, July and August 2026 were not yet in the county file. There is no builder-direct gap here: every Carrington sale is a resale, and the MLS sees nearly all of them.
On the 2026 preliminary roll the median just value of a Carrington residence is $329,445, from $313,495 to $394,080, the lowest median in Stonebridge. The median 2026 preliminary tax bill is $2,900. Just value is a mass-appraisal figure for taxation, not a price: every recent Carrington sale closed above it. Its use is ranking one residence against another.
The Carrington sales that matter most are the 18 MLS closings of the last 24 months, read by street, plan, list price and days on market. Your buyer’s agent and appraiser will use the same eighteen, so each one is set out below by building and street only, with no unit numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Building and street | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 2385 Harmony Ln | 1,592 | $498,000 | $475,000 | 95.38% | 107 |
| Jul 2026 | 2310 Carrington Ct | 1,183 | $384,900 | $380,000 | 98.73% | 85 |
| May 2026 | 2310 Carrington Ct | 1,213 | $469,999 | $430,000 | 91.49% | 26 |
| May 2026 | 2385 Harmony Ln | 1,592 | $469,000 | $450,000 | 95.95% | 41 |
| Mar 2026 | 2310 Carrington Ct | 1,213 | $425,000 | $408,000 | 96.00% | 34 |
| Mar 2026 | 2300 Carrington Ct | 1,183 | $389,000 | $370,000 | 95.12% | 112 |
| Feb 2026 | 2405 Harmony Ln | 1,568 | $450,000 | $415,000 | 92.22% | 57 |
| Dec 2025 | 2405 Harmony Ln | 1,433 | $379,000 | $375,000 | 98.94% | 23 |
| Dec 2025 | 2335 Carrington Ct | 1,213 | $415,000 | $410,000 | 98.80% | 31 |
| May 2025 | 2350 Carrington Ct | 1,213 | $399,000 | $385,000 | 96.49% | 19 |
| May 2025 | 2395 Harmony Ln | 1,433 | $495,000 | $465,000 | 93.94% | 73 |
| May 2025 | 2385 Harmony Ln | 1,433 | $515,000 | $500,000 | 97.09% | 178 |
| Apr 2025 | 2300 Carrington Ct | 1,213 | $415,000 | $390,000 | 93.98% | 29 |
| Apr 2025 | 2335 Carrington Ct | 1,183 | $424,900 | $418,000 | 98.38% | 228 |
| Mar 2025 | 2300 Carrington Ct | 1,190 | $399,900 | $375,000 | 93.77% | 116 |
| Jan 2025 | 2395 Harmony Ln | 1,433 | $439,000 | $407,500 | 92.82% | 195 |
| Dec 2024 | 2295 Carrington Ct | 1,213 | $425,000 | $413,000 | 97.18% | 79 |
| Dec 2024 | 2375 Harmony Ln | 1,433 | $480,000 | $440,000 | 91.67% | 40 |
Southwest Florida MLS Matrix, closings September 26, 2024 to September 26, 2026, retrieved September 26, 2026. Eighteen closings, $7,506,500 in volume, median final list price $425,000 and a median list-to-sold gap of $19,000 (our arithmetic).
With 18 closings in 24 months split into two price bands, and two Carrington Court listings already past 120 days, the first price you publish decides whether your condominium sells or sits. Request a written opinion of value through our Carrington at Stonebridge home valuation or the McGreevy and Comisar free home valuation, and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase at Carrington at Stonebridge or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The four closings on the 1,183 to 1,190 square foot interior plan ran $370,000 to $418,000, a median of $377,500 (the mean of $375,000 and $380,000). Three of the four took 85 days or longer, and the highest, at $418,000, took 228 days to reach 98.4 percent of its list. On the smallest Carrington plan the buyer is price-sensitive and the fee is heaviest per foot, so time on market, not a deep discount, is where an over-ambitious price shows up.
The six closings on the 1,213 square foot end plan ran $385,000 to $430,000, a median of $409,000 (the mean of $408,000 and $410,000), and most closed in 19 to 34 days. The end plan is the most liquid residence at Carrington. It also holds the sharpest discount in the window: a May 2026 end residence listed at $469,999 closed at $430,000, 91.5 percent of list, the market telling that seller where the ceiling was.
The five closings on Harmony Lane’s 1,433 square foot interior plan ran from $375,000 to $500,000, a median of $440,000. The spread is the widest in Carrington: the $375,000 sale took 23 days, and the $500,000 sale, the highest Carrington price in 24 months, took 178 days. Both are the same plan. Condition, updates, view and the seller’s patience separate them, not square footage.
The three closings on Harmony Lane’s largest plan ran $415,000 to $475,000, a median of $450,000, at the lowest price per foot in Carrington, about $283 on MLS living area. The larger plan buys space, not a proportionally higher price, because every Carrington residence carries the same flat fees. Its seller is competing directly with Heatherwood’s identical plans across Harmony Lane.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On August 14, 2026, a 1,592 square foot Harmony Lane end residence at 2385 Harmony Lane closed at $475,000 after 107 days on market, from a final list price of $498,000, 95.38 percent. It was the highest Carrington price of the last twelve months and about $298 per foot of MLS living area.
Three things make it the sale every next Carrington seller should study. First, a same-size residence in the same building had closed in May 2026 at $450,000 after 41 days, from a $469,000 list, so the August seller bought $25,000 more with 66 more days of patience. Second, a 1,433 square foot residence in the same building closed in May 2025 at $500,000 after 178 days, above both larger units: the building does not set a price, the unit’s condition and presentation do. Third, the August sale closed after the county’s file date, so it is not yet in the county record; a valuation that uses only county deeds misses the top of the current band.
For the buyer, that sale also carried costs the price does not show: $18,399 to the master association as an outside buyer, and $23,624 a year in condominium and club charges, about 5.0 percent of the price each year before tax and insurance (our arithmetic on the club’s FY2027 figures).
One of the two Carrington actives on September 24, 2026 is, on the MLS’s own unit and size fields, the same Carrington Court residence that closed in December 2025 at $410,000. It was back on the market at $425,000 with 161 days on market, which means it was relisted about four months after the purchase. Whatever that owner’s reasons, a buyer can see the recent closing on the same residence, and a list price asking for a gain within months has to be justified by something the buyer can see.
An appraiser uses the closest Carrington sales of the same street and plan first, and reaches to Heatherwood or Willow Bend on the Harmony Lane plans only when it must. With 18 closings in 24 months, a Carrington appraiser has recent evidence, so a list price outside the street-and-plan band is the price most likely not to appraise.
Carrington vs Heatherwood is the comparison nearly every Harmony Lane buyer makes, because Heatherwood sells the same 1,433 and 1,592 square foot plans across the same street. Carrington offers the lowest entry price in Stonebridge and compact Carrington Court plans; Heatherwood offers a $724 lower fee, some garages and faster recent sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file and 2026 preliminary roll, 29 Aug 2026; Stonebridge FY2027 Rates and Fees)
| Question | Carrington at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 136 in 17 buildings of 8 | 88 in 11 buildings of 8 |
| Streets | Carrington Ct (96); Harmony Ln 2365 to 2405 (40) | Chesterbrook Ct (48); Harmony Ln 2245 to 2285 (40) |
| Plans, county base area | 1,183 and 1,213 (Carrington Ct); 1,433 and 1,592 (Harmony Ln) | 1,433 and 1,592 throughout |
| Declared and built | May 6, 1996; built 1996 to 2002 | August 2, 1995; built 1995 to 1997 |
| Condominium fee, calendar 2026 | $6,024 | $5,300, plus $200 a year for garage owners |
| Parking | Carports and open spaces, per the lease form | Some residences have garages |
| MLS closings, 24 months | 18, median $411,500 | 9, median $455,000 |
| Median $ per MLS living sq ft, 24 months | $319 | $295 |
| Median sold-to-final-list, 24 months | 95.7% (n=18) | 95.2% (n=9) |
| Median days on market, 24 months | 65 | 20 |
| First MLS window with 10+ closings | 24 months | 36 months: 15 closings, median $455,000, 95.2% |
| County first window with 10+ sales | 24 months, 17, median $410,000 | 36 months, 11, median $450,000 |
| Median 2026 just value | $329,445 | $376,500 |
| Median 2026 preliminary tax bill | $2,900 | $3,254 |
| Homestead share | 16.9% | 23.9% |
| Owner’s club rights during a lease | Relinquished, per the posted lease form | No relinquishment clause on the posted form |
| Tenant pets | Not allowed | Not allowed |
| Flood, tested street point | Shaded X, ground 9.94 ft (2335 Carrington Ct) | Shaded X, ground 9.61 ft (2255 Harmony Ln) |
On identical plans the two neighborhoods now sit close together: Carrington’s eight Harmony Lane closings in 24 months had a $445,000 median, and Heatherwood’s nine closings a $455,000 median. The larger gap is time. Heatherwood’s closings took a median of 20 days, Carrington’s Harmony Lane closings 65. A buyer who can have the same plan with a lower fee, and possibly a garage, across the street will take that option unless your residence gives a reason not to.
A buyer should choose Carrington for the lowest price into bundled Stonebridge golf, the only sub-1,250 square foot plans in the club, the widest choice of residences, or a Harmony Lane plan for somewhat less money. A buyer should choose Heatherwood for the same larger plans with a $5,300 fee and a chance at a garage, and should expect to pay more and move faster to get one. A landlord who plans to use the club between leases should read Carrington’s relinquishment clause first.
A Carrington Harmony Lane seller is priced against Heatherwood whether or not the listing says so. We read every Heatherwood closing and active with its list history, and we price your residence so that the lower Heatherwood fee and its faster sales do not become the buyer’s argument for your discount. For the Heatherwood side of the same decision, see our Heatherwood at Stonebridge neighborhood guide and the Heatherwood at Stonebridge seller guide.
We price a Carrington condominium from the 24-month MLS closings of the same street and plan, adjusted for level, condition, kitchen and bath updates, furnishings and any lease in place, then cross-checked against the county deeds, Heatherwood’s identical plans and the live competition. Those closings ran about $319 per foot of MLS living area at the median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The Carrington 24-month median of $411,500 describes no one residence. An interior Carrington Court residence sits near a $377,500 median and a 1,592 square foot Harmony Lane residence near $450,000. We start from the four or five closings on your own plan, then adjust, and never quote the neighborhood median as your price.
The MLS records living area and the county records base area, and they differ by design: one Harmony Lane residence the county measures at 1,433 square feet appeared on the MLS at 1,568. The MLS 24-month median is $319 per living foot; the county’s twelve-month median is $313 per base foot. We use one measure per comparison, and we tell you which.
Carrington’s $6,024 fee is the same on every residence. On a 1,183 square foot interior residence it is about $5.09 a square foot a year; on a 1,592 square foot Harmony Lane residence about $3.78. Add the $17,600 club layer and the combined $23,624 is about $19.97 a square foot on the smallest plan and $14.84 on the largest (our arithmetic). That is why Carrington Court sells at a higher price per foot and a lower price: the buyer is paying for a fixed ticket, not for floor area.
An automated estimate reads “Carrington at Stonebridge” and sees one population of 136 residences. It cannot tell a 1,183 square foot interior residence from a 1,592 square foot Harmony Lane end residence, cannot see a renovated kitchen or impact glass, and often leans on the county’s just value, which every recent Carrington sale has exceeded. It will also blur Harmony Lane’s Carrington and Heatherwood buildings, which share a street and a plan but not an association.
The drivers we adjust for are the ones that separated the 24-month closings: the street and plan, upper or lower level, the kitchen and baths, flooring, impact windows and doors, air conditioning age, the view from the lanai, whether the residence is furnished, and any lease running past the expected closing. The spread between a $375,000 and a $500,000 sale of the same 1,433 square foot plan is made of exactly these things.
In a two-listing market, every active is a comparable. On September 24, 2026 both Carrington actives were 1,213 square foot Carrington Court end residences, at $389,000 and $425,000, and both had been listed more than 120 days. We read their price histories before we set yours, because your buyer will tour them the same morning.
A Carrington buyer underwrites $23,624 a year in association charges before tax and HO-6 insurance, about 5.7 percent of the $411,500 median every year (our arithmetic). That buyer also brings $18,399 at closing. We price knowing both, and we make sure the listing states them first, so the buyer’s lender and the buyer’s arithmetic confirm your price instead of cutting it.
We market a Carrington condominium to the buyer most likely to purchase it: a second-home or lock-and-leave owner, often deciding from the Northeast, the Midwest or Canada, who wants bundled golf at the lowest price in Stonebridge. That means photography, aerial and video, full MLS exposure, our qualified-buyer database and a complete association file on day one.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge open house rules, retrieved 24 Sep 2026)
The roll describes the owners: 113 of 136 residences carry no homestead exemption, and after Florida the most common owner mailing addresses are Massachusetts, New York, Ontario, Illinois and New Jersey. The next Carrington buyer usually looks the same, so we market where those buyers are, beginning in the fall when they plan the winter.
Of the 42 Carrington MLS closings over five years, 30 closed between February and May and five in December; only three closed from June through September (our arithmetic on closing dates). A Carrington listing that is photographed, documented and live by October meets the buyer who tours in January and closes in spring.
At Carrington the lanai, the kitchen and the view sell the residence, because the buildings are alike. We capture each in natural light, add aerial work that shows the building’s position against the lakes, the course and the clubhouse about a quarter mile to the west, and produce a walkthrough video for the buyer who will not see the residence in person before making an offer.
Stonebridge bars For Sale signs on the home and in vehicles. Open houses must be registered with the association office by 1:00 p.m. Friday, use only the club’s 18 by 12 inch green-on-white Open House sign from noon to 5:00 p.m., and run at most twice a week per residence, and the guard gates hand every visiting buyer the master open-house sheet. A Carrington listing is sold through the MLS, photography, video, our buyer database and scheduled showings, not drive-by traffic.
Before the first showing we assemble the resale file a Carrington buyer’s agent will ask for: the current budget and fee, the reserve position, the master insurance summary and hurricane deductible, the structural integrity reserve study statement, proof of the association’s 2026 state fee, and the board’s current approval timeline. A complete file shortens the buyer’s hesitation, and in a 65-day median market, hesitation is the cost.
Some Carrington owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a residence privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and with 18 Carrington closings in 24 months and an MLS-driven buyer pool, full exposure usually produces the stronger price, so we set out both paths before you choose.
We negotiate a Carrington contract ourselves, partner to partner, against the 24-month street-and-plan record, with the board approval, both estoppels and the buyer’s $18,399 built into the contract dates. Carrington’s median sale settled at 95.7 percent of final list, a median $19,000 below it, so the file has to be ready before the first offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Carrington offer that matters, because it usually arrives with questions about the fee, the reserves, the insurance and the club charge, and the answers move the price.
A 95.7 percent median does not mean every Carrington buyer expects four percent off. The 24-month range ran from 91.5 percent to 98.9 percent. The deepest discounts, 91.5 and 91.7 percent, came on residences listed well above their plan’s band; the smallest, 98.7 to 98.9 percent, came on residences listed inside it. A Carrington price set from the evidence leaves the buyer less to argue with.
The Declaration puts the capital contribution on 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 may ask you to credit part of it. We decide in advance whether a credit belongs in your strategy, rather than conceding it under pressure, and we show the buyer the offsets: no initiation, no equity purchase, no food minimum and no community development district.
Carrington’s board approves every buyer, with references and a background and credit check on the posted form, which carries a $100 application fee and $40 per adult for the check. We confirm the board’s current timeline when you list, deliver the buyer’s application the week the contract is signed, and set a closing date that allows for it.
Every Carrington building was completed between 1996 and January 2002, before the statewide Florida Building Code of March 1, 2002. The association insures the building; the buyer’s HO-6 covers the interior, fixtures and contents, and Florida law requires at least $2,000 of loss-assessment coverage. A pre-listing look at the air conditioning, water heater and any water history turns a renegotiation into a disclosure.
A buyer’s attorney who checks the state condominium register will find Carrington’s “Delinquent” secondary status. We raise it first, with the association’s proof of its 2026 annual fee in hand, so it never becomes a late objection.
Selling a Carrington condominium costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificates, a municipal lien search and prorated taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the 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 Rates and Fees; Collier County 2026 preliminary roll)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the Carrington 24-month MLS median of $411,500 that is 4,115 taxable units, or $2,880.50. At the 24-month high of $500,000 it is $3,500. After commission it is usually the largest single line on your closing statement.
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. Florida promulgates the title premium itself, so the rate is the same at every title company.
The master association’s estoppel is $299 for FY2027 (it was $250 from FY2021 through FY2025), issued within 15 days under the Declaration. The Carrington condominium estoppel is governed by Florida Statutes 718.116(8): delivery within ten business days of a request, a statutory cap set in 2024 of $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. Carrington does not publish its fee, so the charge appears on the certificate.
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. The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and its 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.” None of it is your cost unless your contract shifts it, but a buyer bringing $18,399 on top of the price will offer with it in mind.
The $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until the loan is paid off in February 2035. 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 picks up the rest with the account. The estoppel settles the figure.
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 is a separate decision we make together.
| Line, illustrative Carrington sale at $411,500 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $2,880.50 |
| Master association estoppel certificate | Seller, by custom | $299 (FY2027 fee) |
| Carrington condominium estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Property tax proration on the $2,900 Carrington median bill | Seller credits buyer | About $1,438 |
| Condominium fee and club charges | Prorated to the closing date | Per the two estoppels |
| Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
| New Owner Capital Contribution and transfer fee | Purchaser, under the Declaration and schedule | $17,500 and $600 |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of the $2,900 median Carrington tax bill on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Carrington seller’s disclosure duties follow what the seller owns. Carrington is a Chapter 718 condominium inside Stonebridge’s Chapter 720 master association, so the Chapter 718 resale package governs, section 720.401 carries a statutory carve-out for condominium associations, and every seller must disclose known material facts.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302, current text; Stonebridge Amended and Restated Declaration)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” on a resale supplied by the parcel owner, with a conspicuous voidability clause and a non-waivable cancellation right within three days after receipt or before closing, whichever comes first. Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, and Carrington is one. At Stonebridge a condominium owner belongs to both a Chapter 718 association and the Chapter 720 master association, so which duty governs depends on what you own, and many closing agents deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
A Carrington buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the “Frequently Asked Questions and Answers” document and the Division’s governance form. Under the current statute it also includes the milestone inspection summary “if applicable” and the association’s most recent structural integrity reserve study “or a statement that the association has not completed” one. A contract signed before the documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them.
The recorded master covenant splits a Carrington sale cleanly. Membership is automatic with ownership, so the buyer becomes a member at closing without any transfer from you. The Declaration makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), requires the estoppel within 15 days (Article XI, Section 1(D)), and 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, so the statute, not the covenant, is its source.
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 insurance claim on the property and whether the seller has received federal flood assistance; a 2025 amendment added whether the seller knows of flooding that damaged the property during ownership. At Carrington, mapped in shaded Zone X, most owners answer from their own records in a few minutes.
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 Carrington the median bill is $2,900 on a $329,445 median just value, and a buyer’s first bill follows the purchase price instead.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, open permits and any pending special assessment. The state register’s “Delinquent” secondary status is a public record about the association, not your residence, but a buyer’s attorney will find it, so it belongs in your file with the association’s answer.
A Carrington seller should know four condominium-law facts: the buildings appear to be two stories, below the three-story threshold for milestone inspections and structural integrity reserve studies; reserves still apply under Chapter 718; the association insures the building while the owner insures the interior; and the state register shows a status to resolve before listing.
Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; DBPR condominium extract and payment history, read 26 Sep 2026; Collier County milestone registry, queried 24 Sep 2026)
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, 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.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance items over $10,000 unless owners vote to waive or reduce them. The club says Carrington’s fee covers reserves. A buyer will ask what the association holds, so we request the reserve schedule and budget before your listing goes live.
The Division of Condominiums’ public extract lists Carrington with a primary status of “Approved” and a secondary status of “Delinquent,” while the other five Stonebridge condominiums show “Recorded.” The Division’s payment file records Carrington’s $544 annual fee ($4 a unit on 136 units) as paid for 2022 to 2025, three of those years with late penalties, and shows no 2026 billing or payment. Across the same regional extract, 540 of 552 “Delinquent” projects show that blank 2026 row. Our reading, which the Division has not confirmed, is that the status reflects the 2026 fee not yet recorded as paid; by statute an unpaid fee carries a 10 percent penalty and leaves the association without standing to sue until paid.
Under Florida Statutes 718.111(11) the Carrington association must insure the condominium property for full insurable value, excluding floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner carries an HO-6 policy for those items, and section 627.714 requires at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Carrington’s master policy limits and hurricane deductible arrive with the resale documents.
Carrington maps as FEMA shaded Zone X at both Carrington Court points tested, outside the 1 percent annual chance floodplain, with ground at about 9.94 feet NAVD88. Lenders do not normally require flood insurance there, and Citizens exempts condominium unit-owner policies from its flood mandate, which is a selling point to state plainly.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J, effective 8 Feb 2024, queried 23 Sep 2026; Florida Division of Emergency Management surge zones)
FEMA flood map panels 12021C0193J and 12021C0194J, effective February 8, 2024, cover Stonebridge; Carrington falls on 12021C0194J. The 2335 and 2300 Carrington Court points both map shaded Zone X, the 0.2 percent annual chance hazard. Carrington’s Harmony Lane buildings were not tested individually; the nearest Harmony Lane point, a Heatherwood building, also maps shaded X at 9.61 feet. Our checks are street points, not building footprints: confirm any building with its elevation certificate or a lender flood determination.
Over 1998 to 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge buildings and lots, and FEMA revalidated the list with the 2024 maps. Three of those letters name Carrington: Phase 3 (2001), Phase 4 Building 16 (2002) and Phase 2 Buildings 5, 6 and 17 (2006). If your building is named, the letter belongs in your listing file.
In the state’s surge planning model the 2335 Carrington Court point falls in the Category 2 surge zone, a planning model, not a forecast. 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. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, and 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).
Citizens Property Insurance requires flood coverage on personal residential wind policies on a phased schedule, all policies from January 1, 2027, but its rule says condominium unit-owner policies are not required to purchase flood coverage. A Carrington HO-6 on Citizens is therefore exempt, and a buyer comparing a Zone AE listing elsewhere in North Naples should hear that from your listing.
A Carrington buyer pays the $6,024 condominium fee for calendar 2026, Stonebridge Country Club’s $17,600 FY2027 club-level charge, a property tax bill that resets at purchase, and HO-6 insurance: $23,624 a year in association charges, about $1,969 a month, before tax and insurance.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees, 2 Sep 2026; Cost of Ownership page, retrieved 26 Sep 2026; Collier County 2026 preliminary roll)
| Layer | Who bills it | Figure | How to confirm |
|---|---|---|---|
| Carrington condominium fee, calendar 2026 | Carrington at Stonebridge Condominium Association | $6,024 a year, $1,506 a quarter | Condominium estoppel and budget |
| Club-level charges, FY2027 | Stonebridge Country Club Community Association | $17,600 a year, $4,400 a quarter | Master estoppel |
| Capital contribution, outside buyer | Master association, at closing | $17,500, one time | Master estoppel |
| Membership transfer fee | Master association, at closing | $600, one time | Master estoppel |
| Property tax | Collier County Tax Collector | Carrington median bill $2,900 today; resets at sale | The buyer’s own post-purchase assessment |
| Community Development District | None | $0 on every Stonebridge parcel | 2026 preliminary roll |
The $17,600 is country club dues of $9,094, a Clubhouse Renovation Fee of $1,920, a Food and Beverage Service Charge of $950, a new $100 Strategic Reserves line, and two master association lines. The club’s two FY2027 documents label these two 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 Carrington condominium fee was $3,400 on the club’s FY2019 through FY2022 schedules, $5,600 for calendar 2024 and 2025, and $6,024 for calendar 2026: up 77 percent since 2021 and 7.6 percent in the last year, in the same years Florida’s condominium reserve and insurance costs rose statewide. Among the six Stonebridge condominiums only Heatherwood’s $5,300 is lower. We present the history as context, not a proven cause, and put the current budget in your file.
Every Stonebridge parcel sits in millage area 133, at 9.5058 mills for tax year 2025 and 9.4020 on the 2026 preliminary roll (proposed, not adopted), so each $100,000 of taxable value costs roughly $940 a year (our arithmetic). With 113 of 136 Carrington residences carrying no homestead exemption, many sellers’ bills are already near market; your buyer should still estimate from the purchase price.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027. A Carrington buyer should still ask about any condominium special assessment, which appears on the Carrington estoppel.
The Carrington rules that most affect a sale are the 30-day minimum lease with no more than four leases a year, board approval of every buyer and tenant, no pets of any kind for tenants, carports and open spaces with no street parking, and one rule found nowhere else in Stonebridge: an owner gives up club rights during a lease.
Data updated: September 2026 (Carrington lease and sale application, posted on the club site; Stonebridge Amended and Restated Declaration)
Under the master Declaration a lease must be for the whole unit, in writing, at least 30 days long and no more than four times in a calendar year. Carrington’s form adds board approval of each lease and one distinctive line: “The ‘lessor’ (homeowner) relinquishes all rights to the club and its facilities” during the lease. For an investor buyer that rule changes the arithmetic, so your listing should state it rather than let it surface at the board interview.
Nothing stops a sale while a lease is running; the buyer takes the residence subject to it, showings run through the tenant and the gate, and the closing should match the lease end where possible. Condominium lease packages include a membership-transfer payment to the club (the forms posted on the club site, dated 2019 and 2020, show $450); confirm the current amount with the association.
Owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” leashed outside the unit and never on the golf course; Carrington’s form bars pets of any kind in leased units. Vehicles are parked “only in the carports or undesignated parking spaces serving the units,” and street parking is not allowed at any time. Boats, trailers and commercial vehicles must be kept in an enclosed garage under the master rules, which at Carrington means off the property. A buyer with a boat at home is not a Carrington buyer, and your listing saves time by saying so.
Exterior changes need Architectural Review Committee approval under the master Declaration, and the condominium association controls the building. If you replaced windows, sliders or shutters, have the approval and the permit ready. The club’s Hurricane Shutter Standards set what a buyer may add later, and a buyer will ask.
Carrington’s 18 MLS closings of the last 24 months took a median of 65 days on market, from 19 to 228 days, twice the Stonebridge median of 31. A Carrington Court end residence priced inside its band often closed in under five weeks; a residence priced above its band waited months. The board approval and two estoppels add weeks to closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The 1,213 square foot end residences on Carrington Court took 19 to 79 days, most under five weeks. The interior residences took 85 to 228 days in three of four cases. On Harmony Lane the range ran from 23 to 195 days. The plan decides the pool of buyers, and the price decides how long it takes to find one.
A typical Carrington sale runs two to three weeks of preparation, photography and association paperwork; the marketing period; an inspection period after contract; and a closing that allows for the board’s approval of the buyer, both estoppels, the buyer’s HO-6 quote and any appraisal. We write every one of those clocks into the contract.
With 113 of 136 residences non-homesteaded, most Carrington sellers are not in Naples when they sell. We handle showings through the gate, contractor access, the estoppels, the board’s application and a remote closing, and Marc Comisar manages the residence on the ground so an out-of-state owner can sell without flying down.
A Carrington listing should say what ownership actually offers: a condominium residence with the exterior, grounds and pool kept by the association, full Stonebridge Country Club membership with a Kipp Schulties-redesigned course, a new Bistro and resort-style pool, A-rated zoned schools, and North Naples errands within minutes, at the lowest price in the gate.
Data updated: September 2026 (Stonebridge Country Club published pages; Collier County Public Schools 2026-27 zoning and 2026 grades, retrieved 23 Sep 2026)
The course is a Gene Bates design of 1992 redesigned by Kipp Schulties in 2023: par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee (Tee VI), with a 71.6 course rating and 136 slope as the club lists them. Members pay $35 for 18 holes with a cart in FY2027 rather than a green fee. The new Bistro and resort-style pool were open by spring 2024, and the club runs five Har-Tru tennis courts.
Carrington is the eastern edge of Stonebridge, about a quarter mile east of the clubhouse at 2100 Winding Oaks Way, straight line. Stonebridge sits about three miles inland from the Gulf beaches, and Carrington is the part of the community farthest from the planned Airport-Pulling Road widening on the west boundary, a point worth a line in the listing.
From the clubhouse, NCH North Naples Hospital is about 1.7 road miles, the Publix on Vanderbilt Beach Road about 2.1, and I-75 at Immokalee Road about 2.5, off-peak. Delnor-Wiggins Pass State Park is about 3.8 miles and Vanderbilt Beach about 5.2.
For the 2026-2027 school year Collier County Public Schools zones Carrington to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all graded A by the Florida Department of Education in 2026. Carrington is not age-restricted: Stonebridge’s master declaration contains no age restriction.
You get a free Carrington at Stonebridge home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the 24-month Carrington closings of your street and plan, cross-checked against county deeds and Heatherwood’s identical plans, 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)
You receive every Carrington closing on your plan with its date, list price, sold price and days on market; a price-per-foot analysis that never mixes MLS living area with county base area; the live Carrington and Heatherwood competition with price histories; the $23,624 carrying cost and $18,399 one-time charge your buyer will underwrite; your building’s flood zone and any FEMA letter; and a recommended list price with a defensible range. Request it through our Carrington at Stonebridge valuation page or the McGreevy and Comisar valuation form.
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 number, your plan, your timeline and the one thing you are most worried about, and you will get a straight answer.
At Carrington two identical 1,433 square foot residences closed $125,000 apart in 24 months, and a $469,999 list ended at $430,000. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything, and many Carrington owners use the valuation to decide between this season and next.
McGreevy and Comisar are a top-reviewed 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.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
At Carrington, where the same plan closed at $375,000 and at $500,000 inside 24 months, pricing judgment is most of the result.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review
A Carrington sale with a board approval and two estoppels goes smoothly when someone keeps every clock in view.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review
Most Carrington owners sell from out of state, so being kept informed is the service.
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Leonardo Silva, verified Google review
★★★★★ “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!” Ryan Mitchell, verified Google review
A Carrington specialist matters because the facts that decide a sale here are not in the listing feed: two plan families under one name, a flat fee that weighs differently on each, a board approval, two estoppels, a buyer-paid $17,500 contribution, a club-rights rule for landlords, and a state register status that a buyer’s attorney will find.
Data updated: September 2026 (Carrington declaration chain, association forms, Collier County and DBPR records, read 26 Sep 2026)
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 the 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 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, buyer agent conversations, inspections and the on-site management that lets an out-of-state Carrington owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Harmony Lane residence off the Carrington median, compare a Carrington building with the Heatherwood buildings that share its street, order one estoppel instead of two, forget the board’s approval clock, put the capital contribution on the seller’s side of the statement, or learn about the register status from the buyer’s attorney. Each of those errors costs a seller time or money.
Carrington is the entry tier of a community whose medians run far higher, and a Carrington owner and a Thornbrooke owner pay the same $17,600 club layer. For the whole community, read our Stonebridge Country Club community guide and the Stonebridge Country Club seller guide, which apply the same method to all ten neighborhoods.
Many Carrington sellers are also buyers, moving up within Stonebridge, trading a second home for a primary one, or relocating in Collier or Lee County. We run both sides together, and at Stonebridge the order matters, because the club’s existing-owner rule can remove the $17,500 capital contribution on the purchase.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees and Cost of Ownership page, retrieved 26 Sep 2026)
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and 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. If your next home is inside the gate, we sequence the Carrington sale and the purchase around that window.
If you are buying a second Carrington residence or comparing it with Heatherwood, start with our Carrington at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Carrington at Stonebridge neighborhood guide holds the building, fee and rules detail this page summarizes, and our Naples real estate guide holds the wider city picture.
These are the questions Carrington at Stonebridge owners ask before they sell, answered from the Southwest Florida MLS pull of September 26, 2026, Collier County’s sales file and 2026 preliminary roll, the club’s FY2027 schedule, Chapter 718 and the association’s posted form. 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)
Start with a written valuation built from the 24-month closings on your street and plan, then prepare the file before you list: both estoppels, the budget and reserve position, the insurance summary, the SIRS statement and proof of the association’s 2026 state fee. Plan for the board’s approval of your buyer. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices by street and plan, knows Heatherwood’s identical plans, 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.
Most likely inside the band your plan set over 24 months: about $370,000 to $418,000 for a Carrington Court interior residence, $385,000 to $430,000 for an end residence, and $375,000 to $500,000 on Harmony Lane. Condition and updates decide where. Request a written valuation for your address.
Eighteen MLS closings in the 24 months to September 26, 2026, from $370,000 to $500,000, median $411,500. The most recent, in August 2026, was $475,000 for a 1,592 square foot Harmony Lane residence.
About nine. The MLS shows 18 closings in 24 months, 25 in 36 months and 42 in 60 months, and Carrington had the most MLS closings of any Stonebridge neighborhood in the last year.
The 24-month median was 65 days on market, from 19 to 228. End residences on Carrington Court priced inside their band often sold in under five weeks; residences priced above it waited months.
A median 95.7 percent of final list price over 24 months (n=18), against 95.4 percent for all of Stonebridge (n=75) and 95.3 percent for its condominiums. Carrington Court held 96.25 percent and Harmony Lane 94.66 percent.
For a residence priced to its street and plan, yes: Carrington is the most active Stonebridge market and had two actives on September 24, 2026. Listing by October reaches the winter buyers who drive the spring closings.
Fall. Thirty of Carrington’s 42 MLS closings over five years closed between February and May, so a listing ready by October meets the buyer who tours in winter.
A model reads one neighborhood of 136 residences and cannot tell a 1,183 square foot interior plan from a 1,592 square foot Harmony Lane plan, see your updates, or separate Carrington from the Heatherwood buildings on the same street.
Yes. Over 24 months Carrington Court closed at a $399,000 median and Harmony Lane at a $445,000 median. They are different plan families with different buyers.
On Carrington Court, yes: the 1,213 square foot end residences closed at a $409,000 median over 24 months, against $377,500 for the 1,183 to 1,190 square foot interior residences.
On Harmony Lane, always. Heatherwood sells the same plans with a $5,300 fee and some garages; its nine closings in 24 months had a $455,000 median and a 20-day median time on market.
It does not set it. The Carrington median just value is $329,445, and every recent sale closed above it.
The buyer, $17,500 for an outside buyer in FY2027, under the Declaration. A buyer already owning in Stonebridge may qualify for the $0 existing-owner rate.
$600 for FY2027, a buyer charge, up from $450 in FY2019 to FY2022 and $550 in FY2025.
Two: the Carrington condominium association and the Stonebridge master association.
The master estoppel is $299 for FY2027. The condominium estoppel is capped at $299 for a current account under Florida Statutes 718.116(8), plus $119 for delivery within three business days.
Yes. The association’s posted form covers sales as well as leases, requires references and a background check, and carries a $100 fee plus $40 per adult.
The declaration, articles, bylaws, rules, budget and financial statement, the FAQ sheet, the governance form and the association’s SIRS or a statement that none was completed, at your expense under section 718.503.
Section 720.401 carves out associations regulated under Chapter 718, and Carrington is one, but it also sits inside the Chapter 720 master association. Confirm your duty with your closing agent or attorney; this is information, not legal advice.
Both apply only to buildings three habitable stories or higher. Carrington’s buildings appear to be two stories and none is on Collier County’s milestone registry, but the association must still give buyers its SIRS or a statement that none was completed.
It describes the whole condominium, not your residence. The Division’s payment file shows no 2026 annual fee recorded as paid; ask the association for proof of payment and share it with buyers.
The two Carrington Court points tested map as FEMA shaded Zone X, outside the 1 percent annual chance floodplain. Confirm your building with an elevation certificate or lender determination.
Lenders do not normally require it outside the 1 percent floodplain, and Citizens exempts condominium unit-owner policies from its flood requirement.
Often, if you hold a homestead cap; the buyer’s bill follows the purchase price. The Carrington median bill is $2,900, and each $100,000 of taxable value costs roughly $940 at the preliminary millage.
$6,024 a year to the condominium for calendar 2026 plus $17,600 to Stonebridge Country Club for FY2027, $23,624 in total.
It is billed as a $480 quarterly line through February 2035, not a lump sum; on our reading you pay installments due through closing, as confirmed on the estoppel.
Yes. The buyer takes the lease, showings run through the tenant, and the closing should match the lease end. You have no club rights while the lease runs.
Open houses, yes, registered with the association office by 1:00 p.m. Friday, with the club’s sign only, noon to 5:00 p.m., up to twice a week. For Sale signs, no.
Many Carrington buyers are seasonal and welcome it. List the furnishings on a separate inventory so the appraisal values the residence.
The kitchen and baths, flooring, impact windows and sliders, and air conditioning, because buyers compare the same plans side by side and those are the visible differences.
You can, but you still run the board approval, two estoppels, the Chapter 718 package and the club transfer, and signs are barred, which removes most of what a For Sale by Owner seller relies on.
Yes, privately to qualified buyers in our database when privacy matters more than maximum exposure. We set out the trade-off in price first.
Membership attaches to ownership: your buyer becomes a member at closing and pays the $600 transfer fee. The club is non-equity, so there is no deposit to refund.
It depends on your basis, use and any exclusion; IRS Publication 523 explains the primary-residence rules, and a foreign seller may face FIRPTA withholding. Confirm with your CPA.
Request a written valuation, find your building’s flood letter if it has one, ask the association for its budget, SIRS statement and 2026 fee receipt, and call Jesse McGreevy direct at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s and association’s own published documents. No listing portal or competing brokerage is cited.
Carrington and Stonebridge documents
Market data and Collier County records
State of Florida on condominiums and selling
Commission, tax and federal records
Schools and area
Our own assets
Every row below links the authority that publishes the document, so a Carrington 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.
| Document | What it proves for a Carrington seller | Official authority |
|---|---|---|
| Carrington lease and sale application | Board approval of every sale and lease, the $100 fee plus $40 per adult, no tenant pets, carports only, and the owner’s club rights during a lease | Stonebridge Country Club file library |
| Stonebridge FY2027 Rates and Fees | The $6,024 Carrington fee, the $17,600 club layer, the $17,500 contribution, the $600 transfer fee and the $299 master estoppel | Stonebridge Country Club Community Association |
| Stonebridge Amended and Restated Declaration | Buyer liability for unpaid assessments, the 15-day estoppel, the purchaser’s contribution, leasing and pet rules | Stonebridge Country Club, archived copy |
| Carrington Declaration of Condominium, OR 2179, Page 587 | The condominium itself, its units, common elements and carport assignments | Collier County Clerk of the Circuit Court |
| Florida Statutes 718.503, resale disclosure | The package a Carrington seller owes the buyer and the 7-day voidability window | Florida Legislature |
| Florida Statutes 718.116, estoppel certificates | The ten business day delivery rule and the condominium estoppel fee cap | Florida Legislature |
| Florida Statutes 720.401, disclosure summary | The master association duty and its Chapter 718 carve-out | Florida Legislature |
| Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | Florida Legislature |
| Florida Statutes 689.302, flood disclosure | The flood questions every residential seller answers at or before contract | Florida Legislature |
| DBPR condominium extract | Carrington’s register entry and status | Florida Department of Business and Professional Regulation |
| FEMA revalidated letters of map change | The three letters that name Carrington buildings | FEMA |
| FEMA Map Service Center | The flood zone for your specific building, panel 12021C0194J | FEMA |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form a buyer’s insurer reads | Florida Office of Insurance Regulation |
| NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
Four documents that matter to a Carrington seller are not public and cannot be linked: the Carrington association’s adopted budget, reserve schedule and insurance summary, its estoppel certificate and its SIRS statement, all from the association; and the master association’s estoppel, from the Stonebridge Controller’s office.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Carrington at Stonebridge sits inside the North Naples condominium market they work every week. If you are weighing a sale on Carrington Court or Harmony Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.
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 roll and sales file, published August 29, 2026. Brokered by Domain Realty.