Updated September 2026
Sell your Hawthorne Estates at Stonebridge home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from all six MLS closings and ten county resales on these 78 lots, the pool, roof and flood file documented before the first showing. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Hawthorne Estates at Stonebridge is 78 detached pool homes on four streets inside Stonebridge Country Club in North Naples, and only six closed through the Southwest Florida MLS in five years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from every one of those closings and the county deed record, sale by sale.
This page is written for the owner. For the full neighborhood story, from the 1995 supplemental declaration that created Hawthorne Estates to the flood map point by point and the zoned schools, read our complete Hawthorne Estates at Stonebridge neighborhood guide, which this seller guide sits beside, and for the whole club, our Stonebridge Country Club community guide. Everything below answers one question: how to sell a home on Winding Oaks Way, Wexford Court, Springberry Circle or Essex Circle 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 master association paperwork. If you are interviewing listing agents across the city before you choose one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to licence history to published production.
These are career figures 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.
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 Hawthorne market, which is small enough to print in full: we tracked all six Hawthorne closings in the Southwest Florida MLS since September 2021 and all ten qualified resales Collier County recorded from August 2018 to January 2026. Where this page walks through a sale in detail, it is a public-record sale, labelled as one.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the master association file: the estoppel, the disclosure summary and the club paperwork. Marc Comisar runs the field: showings through the gate, buyer agent conversations, inspections, contractors and walkthroughs for owners who are away. 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.
Selling in Hawthorne Estates at Stonebridge differs from a typical Naples house sale in five ways: 78 homes that range from 2,182 to 3,138 square feet with or without a pool, a club that comes with the deed, a single master estoppel, a resale record of about one sale a year, and three street points that map in FEMA Zone AE.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The Collier County Property Appraiser’s 2026 roll gives Hawthorne a median of 2,783 square feet of county base area, with 14 homes under 2,500 square feet, 40 from 2,500 to 2,999 and 24 at 3,000 or more. Seventy-four of the 78 have a private pool and 48 a spa. The four without a pool are 1930 and 1989 Winding Oaks Way, 1932 Springberry Circle and 1955 Wexford Court, and two of those four are the two most recent Hawthorne sales. A buyer who reads those two prices without that fact misreads the neighborhood, and so does a portal estimate.
Every Hawthorne owner is automatically a non-equity member of Stonebridge Country Club, with the 18-hole, par 71 course, five Har-Tru tennis courts, a fitness center, a resort-style pool and dining. That means every buyer underwrites $17,600 a year in FY2027 club-level charges plus Hawthorne’s $3,420 neighborhood fee, $21,020 in all before taxes and insurance, and an outside buyer brings $18,399 to the association at closing.
Hawthorne Estates is a recorded Neighborhood of the master association, Stonebridge Country Club Community Association, Inc., and has no corporation of its own. The only Florida entity with the name is an inactive Jacksonville homeowners association with no connection to Naples. For a seller that is good news: one association, one estoppel certificate at $299 for FY2027, and no second approval queue.
Sixty-one of the 78 homes, 78.2 percent, carry a Florida homestead exemption on the 2026 roll, the highest share of the ten Stonebridge neighborhoods, and by our count of owner names 36 are held in a trust. Owners stay. In 2023 and 2024 the county recorded 16 deeds on Hawthorne homes and not one qualified market sale. That scarcity is the seller’s advantage and the pricing risk at the same time, because the next Hawthorne sale becomes the comparable everyone uses.
All three street points we tested on Springberry Circle and Wexford Court returned FEMA Zone AE, the high-risk zone, on the map effective February 8, 2024, while 17 of 21 points tested across Stonebridge returned shaded Zone X. No Hawthorne address on Winding Oaks Way was tested, and Essex Circle could not be geocoded. A Hawthorne seller who knows the house’s own flood facts before listing prevents the most common late surprise in a buyer’s quote.
For a prepared, well-priced Hawthorne Estates at Stonebridge pool home, yes. No Hawthorne home was listed on September 24, 2026, the four MLS closings of the last 24 months took a median 9.5 days, and the band ran $985,000 to $1,810,000, so a listing that is ready meets buyers who have been waiting for this street.
Data updated: September 2026 (Southwest Florida MLS Matrix, 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. Hawthorne Estates never gets there: we pulled every Stonebridge Country Club closing in the Southwest Florida MLS Matrix for the five years to September 26, 2026, 190 in all, assigned each to its neighborhood by street and house number, and found six in Hawthorne. Six sales are not a median market, so here is every one.
| Closed | Address | MLS living area | Final list price | Sold price | Sold to final list | Days on market |
|---|---|---|---|---|---|---|
| October 16, 2025 | 1932 Springberry Circle | 2,395 sq ft | $1,050,000 | $985,000 | 93.81% | 6 |
| September 11, 2025 | 1901 Winding Oaks Way | 2,976 sq ft | $1,595,000 | $1,500,000 | 94.04% | 24 |
| August 13, 2025 | 1923 Springberry Circle | 3,030 sq ft | $1,895,000 | $1,810,000 | 95.51% | 13 |
| February 4, 2025 | 1981 Winding Oaks Way | 2,714 sq ft | $1,395,000 | $1,375,000 | 98.57% | 4 |
| April 9, 2024 | 1894 Winding Oaks Way | 2,511 sq ft | $1,395,000 | $1,395,000 | 100.00% | 5 |
| August 26, 2022 | 1992 Winding Oaks Way | 2,764 sq ft | $1,225,000 | $1,071,400 | 87.46% | 22 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026. Sold to final list divides the sold price by the final list price at close. Dollar volume for the six is $8,136,400 against $8,555,000 of final list prices, a combined $418,600 below list. None of the six was a sale entered after the fact, so all six count in the sold-to-list ratio.
| Window to September 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 4 | $1,437,500 | $985,000 to $1,810,000 | $505 | 94.8% (4) | 9.5 |
| 36 months | 5 | $1,395,000 | $985,000 to $1,810,000 | $507 | 95.5% (5) | 6 |
| 60 months | 6 | $1,385,000 | $985,000 to $1,810,000 | $505 | 94.8% (6) | 9.5 |
Even counts take the mean of the middle pair: the 24-month median price is the mean of $1,375,000 and $1,500,000, and the 60-month median is the mean of $1,375,000 and $1,395,000. We name the window and the count beside every figure because four to six sales make a range, not a rate.
A seller’s decision variables only mean something against neighbors from the same pull. Here is Hawthorne beside the other fee-simple neighborhoods and the whole club, all from the same Matrix pull of September 26, 2026.
| Group, MLS closings | Window | Closings | Median sold price | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|---|
| Hawthorne Estates | 24 months | 4 | $1,437,500 | 94.8% (4) | 9.5 |
| Hawthorne Estates | 60 months | 6 | $1,385,000 | 94.8% (6) | 9.5 |
| Manchester | 60 months | 6 | $1,610,500 | 96.2% (5) | not broken out |
| Thornbrooke | 24 months | 12 | $957,500 | 96.0% (12) | not broken out |
| All fee-simple Stonebridge | 24 months | 19 | $985,000 | 95.5% | not broken out |
| All Stonebridge condominiums | 24 months | 57 | $466,000 | 95.3% | not broken out |
| All of Stonebridge | 24 months | 76 | $616,000 | 95.4% (75) | 31 |
Read it this way: Hawthorne homes have sold faster than the club as a whole, 9.5 days against 31, and have given up slightly more from final list, 94.8 percent against 95.4. That is the signature of a neighborhood where buyers act quickly on a well-presented home and still negotiate the price.
On September 24, 2026 the Southwest Florida MLS showed nine active Stonebridge listings, from $389,000 to $995,000: six condominiums, two Shoreham villas and one Thornbrooke home at 1717 Winding Oaks Way asking $995,000 for 1,917 square feet of living area after 129 days on market. None was in Hawthorne Estates. Stonebridge carried about 3.3 months of supply; Hawthorne carried none. The next Hawthorne listing competes with a smaller Thornbrooke home and with nothing on its own streets.
With six MLS closings in five years, two recent deeds that understate a typical pool home and no Hawthorne listing live, the first price you publish is the most important decision of the sale. Request a written opinion of value through our free Hawthorne Estates at Stonebridge home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Read our Hawthorne Estates at Stonebridge buyer guide or call Marc at (239) 287-5873.
Collier County recorded ten qualified Hawthorne Estates resales from August 20, 2018 to January 29, 2026, at a median of $990,000, a low of $500,000 and a high of $1,500,000, totalling $10,135,300. The deed record is the second, independent layer under the MLS, and in Hawthorne it catches a sale the MLS never saw.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The county roll holds only seven qualified Hawthorne sales from January 2021 to August 20, 2026, so we widened the same county file back until it held ten.
| Recorded | Address | County base area | Deed price | $ per county base sq ft |
|---|---|---|---|---|
| August 20, 2018 | 1943 Wexford Court | 3,016 | $769,000 | $254.97 |
| October 4, 2018 | 1924 Springberry Circle | 3,030 | $675,000 | $222.77 |
| May 3, 2019 | 1932 Springberry Circle | 2,260 | $500,000 | $221.24 |
| March 1, 2021 | 1854 Winding Oaks Way | 3,131 | $849,900 | $271.45 |
| June 1, 2021 | 1943 Wexford Court | 3,016 | $1,415,000 | $469.16 |
| August 24, 2022 | 1992 Winding Oaks Way | 2,755 | $1,071,400 | $388.89 |
| January 31, 2025 | 1981 Winding Oaks Way | 2,714 | $1,375,000 | $506.63 |
| August 7, 2025 | 1901 Winding Oaks Way | 2,976 | $1,500,000 | $504.03 |
| October 14, 2025 | 1932 Springberry Circle | 2,260 | $985,000 | $435.84 |
| January 29, 2026 | 1955 Wexford Court | 2,308 | $995,000 | $431.11 |
Collier County Property Appraiser sales file (files dated August 29, 2026), qualified improved sales only; base area from the 2026 roll. The median price per county square foot across the ten is $410.00, the mean of $388.89 and $431.11. County base area is the main residence building, not a listing’s living area, so these per-foot figures are never compared with the MLS figures above.
The two layers overlap but do not match, and the differences are informative. The county’s 2024 file holds no qualified Hawthorne sale, and its three 2025 qualified sales do not include 1923 Springberry Circle, so the April 2024 MLS closing at 1894 Winding Oaks Way and the August 2025 closing at $1,810,000 appear only in the MLS layer. In the other direction, 1955 Wexford Court recorded $995,000 on January 29, 2026 and no MLS closing matches it: it traded privately or off the MLS. We keep the layers separate and never add one to the other, which is why a figure on this page always names the layer it comes from.
| Period | Qualified sales | Median qualified sale | Median $ per county base sq ft |
|---|---|---|---|
| 1995 to 1997 | 33 | building-era sales from $266,900 to $500,000 | $132 to $138 by year |
| 2000 | 12 | $438,300 (mean of $436,400 and $440,200) | $166 |
| 2005 | 4 | $932,500 (mean of $925,000 and $940,000) | $378 |
| 2008 | 3 | $630,000 | $215 |
| 2015 | 8 | $795,000 (mean of $775,000 and $815,000) | $270 |
| 2018 | 3 | $769,000 | $255 |
| 2025 | 3 | $1,375,000 | $504 |
Collier County Property Appraiser sales file, qualified improved sales, files dated August 29, 2026, selected years; the full year-by-year series is in our Hawthorne Estates neighborhood guide. The 2025 per-foot median is roughly double 2015’s, which is why an owner who bought before 2021 usually holds a large gain, and why an owner who bought at the 2021 peak should see the six MLS closings side by side before choosing a price.
The 2026 preliminary roll puts the median Hawthorne just value at $1,023,784, from $775,358 to $1,528,074 across the 78 homes, down 6.4 percent from $1,094,000 on the 2025 certified roll (our arithmetic). Just value is a mass-appraisal figure for taxation, not a price, and every Hawthorne MLS closing since 2024 recorded above the neighborhood’s median just value. Its real use for a seller is ranking: it shows where the county places your home against the other 77.
The Hawthorne Estates sales that matter most to your price are the four MLS closings of the last 24 months, $985,000 to $1,810,000, read for pool, size, street and condition, plus the off-MLS Wexford Court deed of January 2026. Your appraiser and your buyer will use the same five, so each is worked through here.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This is a public-record sale, walked through the way we read every Hawthorne comparable. 1932 Springberry Circle is one of the four Hawthorne homes the county roll records without a private pool, with 2,260 square feet of county base area and 2,395 square feet of MLS living area. The county recorded it at $500,000 in May 2019. It came back to the MLS at a final list price of $1,050,000, went under contract fast and closed on October 16, 2025 at $985,000 after 6 days on market: 93.81 percent of final list, $65,000 below it, and $411 per MLS living square foot. Our street point at the address returned FEMA Zone AE at 7.41 feet of ground elevation.
The negotiation turn is visible in the numbers. Six days on market says the price drew a buyer at once; a 6.2 percent concession says the buyer then negotiated, most likely on what a no-pool, Zone AE home costs to insure and to improve. What it tells a seller: a smaller Hawthorne home with a documented file sells in a week, and the price moves in the contract period, not on the market. What it does not tell you: a typical Hawthorne pool home is worth about $985,000. It is not.
The highest Hawthorne MLS closing in five years is 1923 Springberry Circle, closed August 13, 2025 at $1,810,000 after 13 days on market, against a final list price of $1,895,000: 95.51 percent of list and $597 per MLS living square foot on 3,030 square feet. It sits on the same short street as the $985,000 sale two months later. Same street, same season, $825,000 apart: size, pool and condition, not the address, set a Hawthorne price.
Two Winding Oaks Way pool homes bracket the middle of the market. 1981 Winding Oaks Way, 2,714 square feet of MLS living area, closed February 4, 2025 at $1,375,000 in 4 days at 98.57 percent of list. 1901 Winding Oaks Way, 2,976 square feet, closed September 11, 2025 at $1,500,000 in 24 days at 94.04 percent of a $1,595,000 final list. Both land at about $504 to $507 per foot on either measure. A Hawthorne pool home of 2,700 square feet or more should be priced against these two, not against the no-pool deeds.
1955 Wexford Court recorded at $995,000 on January 29, 2026, $431 per county base square foot, with no matching MLS closing. It is a 1997 home of 2,308 square feet of base area with a screen enclosure and no private pool on a 0.22-acre lot, one of the ten lots under the county preservation easement, and its street point returned Zone AE at 8.23 feet. Its 2026 preliminary just value, $775,358, is the lowest in Hawthorne, and the deed came in 28 percent above it (our arithmetic). A private sale kept that home from any buyer who was not already in the conversation, which is the trade-off every off-market Hawthorne sale makes.
An appraiser reaches for the closest Hawthorne sales first, then Thornbrooke and Manchester when it must. With four MLS closings in 24 months, your appraiser may use sales a year or more old, adjusted for time and for the pool, size and street differences above. A list price that sits inside the recorded band and matches your home to the right comparables is the price most likely to appraise, and a price built on the two no-pool deeds leaves money on the table before the first showing.
Hawthorne Estates at Stonebridge vs Manchester at Stonebridge is the comparison nearly every buyer of a large Stonebridge pool home makes, because the two hold the club’s biggest single-family houses. Manchester is newer, all-pool and pricier per foot; Hawthorne offers similar size on more streets and bigger lots for less money.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Question | Hawthorne Estates at Stonebridge | Manchester at Stonebridge |
|---|---|---|
| Homes | 78 on four streets | 34 on Manchester Court |
| Created by | First Supplemental Declaration, OR 2061, Page 1154 (1995), expanded by the Second and Third | Sixth Supplemental Declaration, OR 2488, Page 3431 (1998) |
| Year built | 1995 to 2000 | 2000 to 2002 |
| Median county base area | 2,783 sq ft (2,182 to 3,138) | 2,909 sq ft (2,455 to 3,819) |
| Lots | Median 0.24 acre, up to 0.39 | Average 0.27 acre |
| Private pools | 74 of 78 | 34 of 34 |
| MLS closings, 60 months to September 26, 2026 | 6, median $1,385,000 | 6, median $1,610,500 |
| Median sold to final list, 60 months | 94.8% (n=6) | 96.2% (n=5) |
| MLS closings, 24 months | 4, median $1,437,500 | 2, median $1,867,500 |
| County qualified sales, first window with ten | August 2018 to January 2026: 10, median $990,000 | 60 months: 10, median $1,698,000 |
| Neighborhood fee, FY2027 | $3,420 | $2,916 |
| Club plus neighborhood, FY2027 | $21,020 | $20,516 |
| 2026 median just value | $1,023,784 | $1,227,662 |
| Flood, street points tested | 3 of 3 in Zone AE | Shaded Zone X |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County Property Appraiser 2026 roll and sales file; the club’s FY2027 fee schedule and Supplemental Declarations compilation; FEMA National Flood Hazard Layer. The full rival guide is our Manchester at Stonebridge neighborhood guide.
A buyer should choose Hawthorne Estates for a large Stonebridge pool home, often 2,700 to 3,100 square feet, at a price well under Manchester’s, a choice of four streets with lots up to 0.39 acre, a preserve-backed lot among the ten under the county easement, and a year-round neighborhood close to the clubhouse. A buyer should choose Manchester for the newest single-family homes in the club, a pool guaranteed on every lot, one quiet cul-de-sac and a shaded Zone X street point, and should expect to pay for them.
Your buyer has very likely toured Manchester Court or priced it online. Manchester’s homes are only about 5 percent larger at the median, yet its recent deeds recorded roughly 40 percent more per county square foot. Your listing’s job is to make that gap work for you: the same club, similar space and a bigger lot for several hundred thousand dollars less, with a documented roof, openings and flood file that close the age gap in the buyer’s mind. If you own on Manchester Court instead, read our Manchester at Stonebridge seller guide.
We price a Hawthorne Estates at Stonebridge home from the six MLS closings and ten county resales on these 78 lots, matched to your home’s pool, size, street, roof and flood file, then tested against the live Thornbrooke and Manchester competition. The recent pool-home sales ran about $504 to $597 per MLS living square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
In Hawthorne the first two pricing questions are whether the home has a private pool and how big it is. The two no-pool sales of the last year recorded $985,000 and $995,000 on about 2,260 to 2,308 square feet of base area; the pool homes of 2,714 to 3,030 square feet of MLS living area recorded $1,375,000 to $1,810,000. The difference between those two groups is larger than any other factor we can measure on these streets.
The roll gives each street its own character. Essex Circle’s six homes have a median lot of 0.32 acre, Springberry Circle’s nine 0.29, Wexford Court’s ten 0.245, and Winding Oaks Way’s 53 homes 0.23. The short streets carry the bigger lots and, on the evidence of our three test points, the Zone AE exposure. We price the lot and the flood facts together, because a buyer’s lender and insurer will.
The MLS reports living area from the listing; the county reports base area for the main residence building. For 1932 Springberry Circle they read 2,395 and 2,260 square feet. A per-foot price computed on one measure and compared with a sale on the other can be off by 5 to 10 percent before any real difference between the homes. Every per-foot figure on this page names its measure, and your valuation will too.
An automated model needs recent, similar sales, and Hawthorne supplies about one a year. The two most recent deeds are no-pool homes, so a model that leans on recency pulls a typical pool home down toward $990,000. A model cannot see a re-roof permit, impact glass, the preserve behind a lot, or whether the street point sits in Zone AE, and in Hawthorne those facts have been worth hundreds of thousands of dollars between neighbors.
In a thin market the live listings matter as much as the closings. With no Hawthorne listing on September 24, 2026, your competition is the Thornbrooke home asking $995,000 for 1,917 square feet and whatever Manchester Court lists next. We read each with its price history and days on market, because those are the homes your buyer tours the same afternoon.
A Hawthorne buyer carries $21,020 a year in FY2027 club and neighborhood charges and brings $18,399 to the association at closing as an outside buyer. Those numbers do not change your price directly, but a buyer who compares Stonebridge with a club that charges less at resale will offer with them in mind. We put the full fee stack in the listing package so the buyer prices it in before the offer, not during the inspection period.
We market a Hawthorne Estates at Stonebridge home to the buyer who wants a large pool home inside a gated, bundled-golf club: professional photography, aerial and lanai capture, full MLS exposure, our qualified-buyer database and scheduled showings through the gate, with an accurate account of the fees, the flood file and the roof.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The 2026 roll describes the owners: 61 of 78 homesteaded, 66 of 78 tax bills mailed to a Florida address, and 36 held in a trust by our count. Hawthorne is the most year-round neighborhood in Stonebridge, and its buyers are usually buying a primary home, often from out of state, with a seasonal buyer in the mix. We market to both, with timing built around the winter season and the summer relocation cycle.
The club bars “For Sale” signs, so a Hawthorne listing is sold through photography, video, the MLS, our buyer database and scheduled showings, not drive-by traffic. That puts more weight on the listing’s first week online, which is where the six days on market at 1932 Springberry Circle and the four days at 1981 Winding Oaks Way were won.
Stonebridge has two gated entrances, on Immokalee Road and Airport-Pulling Road North, and the club publishes open house rules that govern registration. We register every showing and open house with the association in advance so no buyer waits at the gatehouse, and Marc handles the gate list himself.
In a neighborhood where most homes have a pool, the lanai and the view behind it sell the house. We capture the pool, the screen enclosure, the lot size that sets Essex Circle and Springberry Circle apart, and the golf, lake or preserve view where your lot has one. Frontage is not mapped lot by lot in any public record, so we photograph it and say exactly what the lot faces.
Ten Hawthorne lots carry a recorded Preservation Easement granted to Collier County and maintained by the association (OR 2056, Pages 26 to 55): the odd-numbered homes at 1969 to 1989 Winding Oaks Way and the even-numbered homes at 1952 to 1964 Wexford Court. If you own one, the preserve is a marketing asset and a disclosure item in the same sentence. We present both, and we point buyers to the recorded instrument so they know what the easement allows at the back of the lot.
Some Hawthorne owners want a quiet sale, for privacy, an estate or a move within the gates, and the Wexford Court deed of January 2026 shows it happens. We can offer a home privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and in a neighborhood with no active listing, full exposure usually produces the stronger price, so we set out both paths before you choose.
Jesse McGreevy and Marc Comisar negotiate every Hawthorne Estates at Stonebridge offer themselves. Hawthorne’s six MLS closings sold at a median 94.8 percent of final list price, from 87.46 to 100 percent, so the negotiation is where a Hawthorne seller’s money is kept or lost, and the answers on roof, flood and fees must be ready before the first offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator and counteroffers are not written from a template.
The spread inside Hawthorne’s six closings is the lesson. 1894 Winding Oaks Way sold at 100 percent of list in 5 days; 1992 Winding Oaks Way sold at 87.46 percent of a $1,225,000 list after 22 days in August 2022. The homes that sold near list were priced inside the band on day one; the one that gave up most had been priced above what the market would pay. A price built on the recorded evidence leaves a buyer less to argue with, and we defend it with the same evidence.
The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club’s FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. 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, and we show the buyer the offsets: no initiation, no equity purchase and no development district on the tax bill.
Every Hawthorne home was built from 1995 to 2000, after Hurricane Andrew and before Florida’s first statewide building code took effect on March 1, 2002. The First Supplemental Declaration requires concrete tile roofs with like-kind replacement, so the roof question is age and permit date, not material, and the roof is yours to document. We recommend a four-point inspection and a wind mitigation report on the state’s Uniform Mitigation Verification Inspection Form before listing, so the buyer’s insurance quote arrives early and does not become a late renegotiation.
The $1,920 Clubhouse Renovation Fee 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 picks up the rest with the account. The estoppel settles the figure for your home, and we say so in the negotiation rather than let a buyer’s agent assume otherwise.
Selling a Hawthorne Estates at Stonebridge home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, one master association estoppel certificate, a municipal lien search and prorated taxes and dues. 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 720.30851; Florida Department of Revenue; Stonebridge FY2027 fee schedule; 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 Hawthorne’s 60-month MLS median of $1,385,000 that is $9,695; at the $985,000 no-pool sale it is $6,895; at the $1,810,000 top sale it is $12,670. 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, and an owner 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.
Because Hawthorne has no sub-association, a Hawthorne sale needs one estoppel certificate, from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025). The statutory cap under Florida Statutes 720.30851 is $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. The Declaration requires the association to issue it within 15 days. In Collier County practice the seller customarily pays it, though the contract decides.
The capital contribution ($17,500 for an outside buyer) and the membership transfer fee ($600 for FY2027, up from $450 in FY2019 to FY2022 and $550 in FY2025) 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 association on top of the price will offer with that in mind.
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 Hawthorne pool home is likely to meet.
| Line, illustrative Hawthorne sale at $1,385,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $9,695 |
| Master association estoppel certificate | Seller, by custom | $299 (FY2027 fee), plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Property tax proration on the $5,943 Hawthorne median bill | Seller credits buyer | About $2,947 |
| Clubhouse Renovation Fee installments through closing | Seller, per the estoppel | $480 a quarter as billed |
| 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 $1,385,000 figure is the 60-month MLS median, the mean of $1,375,000 and $1,395,000. The proration line is 181 days of the $5,943 median Hawthorne tax bill on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your tax bill, your closing date and your estoppel, and we build it with you before you sign a listing agreement.
A Hawthorne Estates at Stonebridge seller owns a fee-simple parcel in the Chapter 720 master association, so the Florida Statutes 720.401 disclosure summary is owed before the buyer signs, not at closing. Stonebridge’s six condominiums follow Chapter 718 instead, and that fork does not reach a Hawthorne house. Every seller also owes known material facts and a flood disclosure.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302, current text; recorded Stonebridge Declaration, member-era copy)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may cancel within three days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing. For a Hawthorne seller this is the duty, and in Hawthorne the summary should name the master association and the club-level charges together with the neighborhood fee, because membership comes with the deed.
Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, 719, 721 or 723. Stonebridge mixes both regimes: the master association is a Chapter 720 homeowners association, and Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend are Chapter 718 condominium associations inside it, whose sellers follow the resale rules in Florida Statutes 718.503 and pay a second estoppel under section 718.116(8). A Hawthorne house sits only in the master association, so the section 720.401 summary applies to you and the condominium package does not. If you also own a Stonebridge condominium, its sale runs on the other side of the fork. Confirm your own duty with your closing agent or attorney; this is information, not legal advice.
The recorded covenant splits a sale cleanly even where a figure changes. 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)), which is why the estoppel settles every open balance. It requires the association to issue the estoppel within 15 days, at a fee set by Board resolution (Article XI, Section 1(D)). And it places the capital contribution on the purchaser (Article XI, Section 9). The documents we read do not show the Declaration or the Hawthorne supplements restating the section 720.401 duty, so the statute, not the covenant, is the source of that one.
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. In a neighborhood where all three street points we tested map in Zone AE, answer all three from your own records before the listing goes live.
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. In Hawthorne, where 61 of 78 homes are homesteaded and many owners have held for years, that warning describes the largest change in carrying cost your buyer will face.
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, roof history and open permits. Several Hawthorne facts already sit in the public record: the preservation easement over lots 1 to 10 (OR 2056, Pages 26 to 55), the concrete tile roof requirement in the First Supplemental Declaration, and Collier County’s plan to widen Airport-Pulling Road to six lanes along the west side of Stonebridge with no noise wall. Better that they come from you.
Flood affects a Hawthorne Estates at Stonebridge sale street by street. All three points we tested on Springberry Circle and Wexford Court returned FEMA Zone AE on the map effective February 8, 2024, at 6.0 to 8.2 feet of ground against a nearby base flood elevation of about 9 feet, so the elevation certificate decides each house.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panels 12021C0193J and 12021C0194J effective 8 Feb 2024, queried 23 Sep 2026; USGS 3DEP ground elevation)
| Point tested | FEMA zone | Panel | Ground (ft NAVD88) | State surge zone |
|---|---|---|---|---|
| 1932 Springberry Circle | AE | 0194J | 7.41 | Category 1 |
| Springberry Circle street point | AE | 0194J | 6.03 | Category 1 |
| 1955 Wexford Court | AE | 0194J | 8.23 | Category 1 |
Street points are not buildings. For comparison, 17 of the 21 points tested across Stonebridge were shaded Zone X, outside the high-risk area, at 9.4 to 10.6 feet, including the clubhouse. No Hawthorne address on Winding Oaks Way was tested and Essex Circle could not be geocoded, so a Winding Oaks Way or Essex Circle seller should get the lender-style flood determination for the house itself.
Zone AE is the 1 percent annual chance floodplain with a base flood elevation, and a federally backed mortgage on a building in it normally requires flood insurance. The nearest FEMA base flood elevation line reads about 9.0 feet NAVD88, and house pads are usually built above the street, which is why the elevation certificate, not the street point, rates the house. Collier County holds a Class 5 rating in FEMA’s Community Rating System, a 25 percent discount on eligible National Flood Insurance Program policies.
Collier’s Flood Info Hotline, (239) 252-2942, will provide a free flood determination and check whether the county holds an elevation certificate on file for your address. If it does not, the county publishes a list of surveyors who prepare them. On Springberry, Wexford and Essex we order the certificate before listing, so the buyer’s flood quote arrives in the first week of the inspection period rather than the last.
Citizens Property Insurance requires its personal residential wind policyholders to carry flood insurance on a schedule that reaches all policies on January 1, 2027, so a Hawthorne buyer insured through Citizens needs flood coverage whatever the zone. Knowing your house’s elevation and a realistic flood premium lets us answer that question in the listing package, before a buyer’s agent raises it.
A Hawthorne Estates at Stonebridge buyer pays two recurring association charges plus property tax and insurance: $17,600 in FY2027 club-level charges and Hawthorne’s $3,420 neighborhood fee, $21,020 a year or about $1,752 a month, and at purchase an outside buyer’s $17,500 capital contribution, $600 transfer fee and $299 estoppel.
Data updated: September 2026 (Stonebridge FY2027 fee schedule dated 2 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
| Layer | Who bills it | FY2027 figure | How to confirm |
|---|---|---|---|
| Club-level charges | Master association and club | $17,600 a year, $4,400 a quarter | Estoppel and fee schedule |
| Hawthorne neighborhood fee | Master association | $3,420 a year, $855 a quarter | Estoppel and fee schedule |
| New Owner Capital Contribution | Master association, at closing | $17,500 outside buyer, $0 qualifying existing owner | Fee schedule |
| Membership transfer fee | Master association, at closing | $600 | Fee schedule |
| Property tax | Collier County Tax Collector | 2026 preliminary Hawthorne median $5,943 | The buyer’s own post-sale assessment |
| Community Development District | None | $0 on every Stonebridge parcel | 2026 roll |
The club-level figure covers country club dues of $9,094, the master base assessment and capital reserves ($5,536 together; the club’s two FY2027 documents label those two lines oppositely), the $1,920 Clubhouse Renovation Fee, a $950 food and beverage service charge and a new $100 strategic reserves line. The prior year, FY2026, was $16,680.
The Hawthorne fee pays primarily for lawn care, landscaping and the central irrigation system. It was $2,568.92 in FY2019, $2,231.12 in FY2021, $3,116 in FY2025 and $3,420 in FY2027, up 33 percent over the period (our arithmetic), far less than the club layer, which roughly doubled. Among the fee-simple neighborhoods, Hawthorne’s $3,420 sits above Thornbrooke’s $2,412 and Manchester’s $2,916 and below Shoreham’s $4,560.
The 2026 preliminary median Hawthorne tax bill is $5,943, and with 61 of 78 homes homesteaded, many of those bills reflect years of Save Our Homes protection. Your buyer’s first bill follows the sale price, the buyer’s homestead decision and the county’s next assessment, so it will usually be higher than yours. A good listing agent raises that reset before the buyer’s lender does.
Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 roll, and the club’s schedules from FY2019 to FY2027 show no master special assessment. Against newer Naples golf communities that carry a district bond line, that is a genuine selling point, and your listing should say it plainly.
The Stonebridge rules that most affect a Hawthorne Estates sale are the master Declaration’s leasing limits, architectural approval for every exterior change, the concrete tile roof requirement in Hawthorne’s own supplement, the vehicle and garage rules, and the “For Sale” sign ban. Each shapes who can buy your home and what your file must show.
Data updated: September 2026 (Amended and Restated Declaration, member-era copy; Supplemental Declarations compilation, June 2020)
Under Article XIV, Section 25 of the Declaration, a home may be leased as a whole, in writing, for at least 30 days, no more than four times in a calendar year, with no subleasing without Board approval. Nothing stops a sale while a lease runs; the buyer takes the home subject to it. With at most 17 Hawthorne homes not homesteaded, a tenant-occupied Hawthorne sale is rare, and we show it by appointment around the tenant.
Article XIII requires Architectural Review Committee approval for every exterior change, pool, driveway and landscaping change, and the First Supplemental Declaration requires concrete tile roofs with like-kind replacement. A pool cage, shutters, a paint color or a re-roof done while you owned the home needs its approval and permit on file, and buyers ask. We gather them before you list.
Commercial or lettered vehicles, recreational vehicles, trailers, campers and boats may be kept only inside an enclosed garage, with garage doors closed except to come and go (Article XIV, Section 2). Pets are leashed outside the home and never on the golf course. A buyer who needs a boat trailer in the driveway is not a Hawthorne buyer, and a listing saves everyone time by saying so.
By our count of owner names, 36 of the 78 Hawthorne homes are held in a trust, so a trust sale is routine here. The trustee signs the deed under the trust’s terms, and an estate sale adds letters of administration or a court order. We coordinate the paperwork with your attorney early, so the estoppel and closing dates are not held up by a missing document.
A correctly priced Hawthorne Estates at Stonebridge home has sold fast: the four MLS closings of the last 24 months took a median 9.5 days on market, from 4 to 24, against 31 days across all 76 Stonebridge closings. Closing then adds the contract period, one estoppel and the buyer’s insurance and appraisal.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Hawthorne’s six MLS closings fell in February, April, August, August, September and October, and the ten county resales were recorded in January, March, May, June, August, October and other months across the year. Three of the six MLS closings came from August to October. Because most Hawthorne owners are year-round, the buyers are too, and a Hawthorne home does not have to wait for season to sell.
A typical sequence runs two to three weeks of preparation, photography and paperwork, including the elevation certificate and wind mitigation report; the marketing period; an inspection period of about ten to fifteen days after contract; and a closing that allows for the estoppel, the buyer’s insurance and flood quote and the appraisal. We write every one of those clocks into the contract.
Twelve of the 78 Hawthorne tax bills go to a mailing address outside Florida. We handle showings through the gate, contractor access, the estoppel and a remote closing, and Marc Comisar manages the house on the ground so an owner who is away can sell without flying down.
A Hawthorne Estates at Stonebridge listing should say what the neighborhood actually offers: a large 1995 to 2000 pool home on one of the club’s bigger lots, lawn care and irrigation handled by the association, club golf with no green fees, A-rated zoned schools and North Naples errands minutes away.
Data updated: September 2026 (Stonebridge Country Club published pages; Collier County Public Schools 2026-27 zoning; Florida Department of Education 2026 grades)
The course is 18 holes, par 71, 6,414 yards from Tee I across six rated tee sets, laid out by Gene Bates in 1992 and redesigned by Kipp Schulties in 2023. Members pay no green fee, only $35 for 18 holes with a cart or $29 walking under the FY2027 schedule. The club lists five Har-Tru tennis courts, a fitness center, and a new Bistro and resort-style pool that opened in March 2024. Hawthorne sits along Winding Oaks Way between Thornbrooke and the clubhouse.
For 2026-2027, Collier County Public Schools zones Hawthorne to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each rated A by the Florida Department of Education in 2026. Pelican Marsh Elementary and NCH North Naples Hospital are each about 1.7 miles or less and five minutes off-peak; Vanderbilt Beach is 5.2 miles and about 11 minutes; Southwest Florida International Airport is 22.1 miles and about 30 minutes.
Collier County plans to widen Airport-Pulling Road from four to six lanes along the west side of Stonebridge, a $42.0 million project that the county said was anticipated to begin in June 2026 and last up to two years, and its noise study found no barrier cost reasonable and feasible. We have not measured which Hawthorne lots sit closest to the road. A buyer will ask, so your listing should state it plainly and let the backyard answer.
You get a free Hawthorne Estates 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 six MLS closings and ten county resales on these 78 lots, matched to your pool, size, street, roof and flood file. No cost, no obligation to list.
You receive every Hawthorne MLS closing and county resale with its date, window and source, a per-foot analysis that never mixes county base area with MLS living area, the live Thornbrooke and Manchester competition with price histories, the FY2027 fee stack and tax reset your buyer will underwrite, your street’s flood facts, and a recommended list price with a defensible range. Request it through our Hawthorne Estates at Stonebridge home valuation page, or use the valuation form at the top of this page.
Call Jesse 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 address, your timeline and the one thing you are most worried about, and you will get a straight answer.
In a neighborhood where two homes on the same short street closed $825,000 apart in the same season, the price decides the sale. Few Hawthorne homes come up for sale in any year, so the owner who sells next should see the evidence and the number before committing to anything, and should call us first: that next sale sets the benchmark for all 78.
McGreevy and Comisar are a top-reviewed Hawthorne Estates 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.
★★★★★ “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.” Candy Gody, verified Google review
In a neighborhood with no yard signs, the presentation of the home is the whole marketing plan.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
With 36 Hawthorne homes held in a trust, many Hawthorne sales are family sales, and they deserve that care.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
A Hawthorne Estates at Stonebridge specialist matters because the facts that decide a sale here live in records rather than in a listing feed: four no-pool homes among 78, two recent deeds that understate a pool home, an off-MLS sale, Zone AE test points, a concrete tile roof you must document and a club bill your buyer inherits.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 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 through the gate, buyer agent conversations, inspections and the on-site management that lets an owner who is away 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 Hawthorne pool home off the two most recent no-pool deeds, compare a county base-area price per foot with an MLS living-area one, miss the Wexford Court sale that never reached the MLS, skip the elevation certificate on Springberry Circle, or deliver the section 720.401 summary at closing instead of before contract. None of those errors is exotic, and each one costs a seller time or money.
Hawthorne is one of ten Stonebridge neighborhoods that trade as separate markets. For how the other nine sell, from Carrington condominiums near $410,000 to Manchester Court near $2,000,000, see our Stonebridge Country Club seller guide. For Hawthorne alone, the neighborhood’s full story is in our Hawthorne Estates at Stonebridge guide.
Most Hawthorne Estates at Stonebridge sellers are homesteaded Floridians, 61 of 78 on the 2026 roll, so the sale and the next purchase are one financial plan. 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 a new Florida homestead.
Data updated: September 2026 (Florida Department of Revenue property tax guidance; Stonebridge FY2027 fee schedule)
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, and homestead status is fixed on January 1 each year. 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.
Some Hawthorne owners move to a smaller Stonebridge home, or from another Stonebridge neighborhood into Hawthorne. The club’s FY2027 schedule lists the existing-owner 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.” Confirm eligibility with the association’s Controller before contract. If your next home is here, read our guide to buying a home in Hawthorne Estates at Stonebridge.
These are the questions Hawthorne Estates at Stonebridge owners ask before they sell, answered for a Collier County seller, each in one paragraph. They cover price, timing, the club, the capital contribution, disclosure, flood and taxes. Nothing here is legal or tax 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 Hawthorne’s own six MLS closings and ten county resales, then prepare the file a buyer will ask for: the FY2027 fee stack, the section 720.401 disclosure summary, your roof permit, a wind mitigation report and, on Springberry, Wexford or Essex, an elevation certificate. Order the estoppel the day the contract is signed. Call Jesse direct at (239) 898-6072 to begin.
Look for an agent who prices from Hawthorne’s own recorded sales, separates pool from no-pool comparables, understands the bundled club and the Chapter 720 disclosure, and negotiates the offer personally. 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 Hawthorne’s recent sales set, $985,000 to $1,810,000 in the MLS over 24 months, with pool, size, street, roof and condition deciding where. The county’s 2026 preliminary median just value is $1,023,784, but just value is not a price. Request a written valuation for your address through our Hawthorne Estates valuation page.
In the MLS: $985,000 in October 2025, $1,500,000 in September 2025, $1,810,000 in August 2025 and $1,375,000 in February 2025. In the county record only: $995,000 on Wexford Court in January 2026. All five are worked through on this page.
No MLS window reaches ten Hawthorne closings, so every median here is thin. The 60-month MLS median is $1,385,000 (n=6) and the 24-month median $1,437,500 (n=4). The county’s ten qualified resales from August 2018 to January 2026 have a median of $990,000. We list every sale rather than lean on any one of them.
About one. The MLS recorded six Hawthorne closings in the five years to September 26, 2026, and the county recorded ten qualified resales from August 2018 to January 2026, with none in 2020, 2023 or 2024. With 78 homes, that is a turnover of roughly 1 to 2 percent a year.
The four MLS closings of the last 24 months took a median 9.5 days on market, from 4 to 24 days, against 31 days across all 76 Stonebridge closings. Price and condition decide the rest, and closing adds the contract period and the estoppel.
The median Hawthorne closing sold at 94.8 percent of final list price over 24 months (n=4) and over 60 months (n=6), from 87.46 percent to 100 percent. Across Stonebridge’s 75 marketed closings in 24 months the median was 95.4 percent, and across the 19 fee-simple closings 95.5 percent.
None on September 24, 2026. The nearest single-family competition in Stonebridge that day was a Thornbrooke home asking $995,000 for 1,917 square feet after 129 days on market. The next Hawthorne listing will be the only Hawthorne listing.
For a prepared, well-priced pool home, yes: no Hawthorne supply, fast recent sales and a buyer pool that waits for this street. For a no-pool or unrenovated home, the recent $985,000 and $995,000 sales set realistic expectations, and preparation matters more than timing.
Because the two most recent Hawthorne deeds are no-pool homes of about 2,300 square feet, and a model that weights recency pulls a typical pool home toward them. A model also cannot see your roof permit, impact openings, preserve view or flood certificate.
On the record, a great deal. The two no-pool sales of the last year recorded $985,000 and $995,000; the pool homes of the same period recorded $1,375,000 to $1,810,000. Size explains part of that gap and the pool the rest, and 74 of 78 Hawthorne homes have one, so a buyer expects it.
Yes. Essex Circle and Springberry Circle carry the biggest lots, medians of 0.32 and 0.29 acre, while Winding Oaks Way’s 53 homes have a median of 0.23. The short streets also carry the Zone AE test points, so lot size and flood facts are priced together.
The buyer. The Declaration says “a non-refundable 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. A contract can shift any cost, so it remains negotiable.
Possibly. The FY2027 schedule lists the existing-owner contribution as $0, and the club’s Cost of Ownership page limits it to a single home owner who buys within one year of selling their previous home. Your buyer should confirm eligibility with the association’s Controller before contract.
$299 for FY2027 from the master association, up from $250 in FY2021 to FY2025. Florida caps the fee at $299 for a current account, $119 more for delivery within three business days and $179 more if delinquent. Hawthorne needs only one.
Yes. A Hawthorne home is a fee-simple parcel in a Chapter 720 homeowners association, so section 720.401 requires the summary before your buyer signs the contract. If it is missing, the buyer may cancel within three days of receiving it or before closing. Confirm the form with your closing agent.
No. Section 720.401(2) excludes Chapter 718 condominium associations, and the six Stonebridge condominiums follow the section 718.503 resale package instead. A Hawthorne house sits only in the master association, so the Chapter 720 summary is your document. This is information, not legal advice.
Florida’s section 689.302 flood disclosure, required at or before contract since October 1, 2024, asks about flood insurance claims, federal flood assistance and known flood damage during your ownership. The zone itself is public, and in Hawthorne the three street points we tested are in Zone AE.
On Springberry Circle, Wexford Court and Essex Circle, yes. Collier’s Flood Info Hotline, (239) 252-2942, will check whether the county holds one for your address, free. A certificate usually improves the buyer’s flood quote and removes a late-stage surprise.
Yes. Every Hawthorne home predates the March 1, 2002 Florida Building Code, so the buyer’s insurer will price the roof, deck attachment, roof-to-wall connections and opening protection. A current report on form OIR-B1-1802 puts those credits in the buyer’s first quote.
Very much. Hawthorne requires concrete tile, so the question is the permit date, not the material. A permitted re-roof after March 1, 2002, with the final inspection in hand, supports your price; an undocumented roof invites a credit request.
No. The club bars “For Sale” signs, so a Hawthorne listing is sold through photography, video, the MLS, our buyer database and scheduled showings through the gate.
Yes, under the club’s published open house rules, which require registration so visitors can pass the gate. We register every open house and showing with the association in advance.
No published document treats it as a lump sum due at sale. The $1,920 fee is billed at $480 a quarter until the loan is paid off in February 2035; on our reading you pay the installments due through closing and the buyer continues the rest. The estoppel settles your figure.
The negotiated commission, documentary stamp tax at $0.70 per $100 ($9,695 at a $1,385,000 sale), the $299 estoppel, a municipal lien search and prorations. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the capital contribution and transfer fee.
Florida taxes are paid in arrears, so the seller credits the buyer for the days of the year the seller owned the home. On the $5,943 median Hawthorne bill, a June 30 closing credits about $2,947 before any early-payment discount convention.
Yes. Leases must be written, run at least 30 days and number no more than four a year, and the buyer takes the home subject to the lease. Give the buyer the lease and the end date early, and show by appointment.
It is a fact buyers will ask about: a $42.0 million, six-lane widening along the west side of Stonebridge, anticipated to run up to two years from June 2026, with no noise wall. We have not measured which Hawthorne lots sit closest to it. Disclose it plainly and let the lot speak.
It defines what may be cleared or built at the back of those ten lots, and it usually reads as an asset, because the preserve stays. Buyers should read the recorded instrument, OR 2056, Pages 26 to 55, before they sign.
The Wexford Court deed of January 2026 shows a private sale can close near the market, at $995,000 for a no-pool home. It also reached only the buyers already in the conversation. With no Hawthorne listing live, full MLS exposure usually produces the stronger price; we lay out both paths.
Manchester’s 60-month MLS median is $1,610,500 (n=6) against Hawthorne’s $1,385,000 (n=6), and its homes are about 5 percent larger at the median. Hawthorne sellers compete on space, lot size and value for money, with a documented roof and flood file.
Because we price from every Hawthorne sale on record, separate pool from no-pool comparables, build the disclosure and flood file before the first showing, and negotiate personally. In the last 12 months we tracked every Stonebridge closing and every Hawthorne deed before writing a word of this page.
Fix what a buyer’s insurer will price first: roof documentation, opening protection and the four-point items. Then the pool equipment and the kitchen. We walk the home with you and rank updates by what the recorded sales say buyers pay for.
Every Hawthorne Estates at Stonebridge figure on this page traces to a primary source below: the Southwest Florida MLS, Collier County’s tax roll, sales file and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s own published documents. No listing portal or competing brokerage is cited.
Stonebridge Country Club documents and pages
Market data and Collier County records
Florida statutes and state agencies on selling
Flood, storm, wind and insurance
Schools, health and area
Our own assets
Data files cited in plain text: Collier County Property Appraiser 2026 preliminary tax roll and DOR-qualified sales file, files dated August 29, 2026, covering all 78 Hawthorne Estates lots; Southwest Florida MLS Matrix, Development STONEBRIDGE, every closing September 26, 2021 to September 26, 2026, retrieved September 26, 2026, and actives on September 24, 2026.
Every row below links the authority that publishes the document, so a Hawthorne Estates 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 Hawthorne Estates seller | Official authority |
|---|---|---|
| Supplemental Declarations compilation | The First, Second and Third Supplements that created Hawthorne Estates, the concrete tile roof rule, lawn care, irrigation and the 2020 mailbox amendment | Stonebridge Country Club Community Association |
| FY2027 Rates and Fees schedule | The $17,600 club layer, Hawthorne’s $3,420 fee, the $17,500 contribution, the $600 transfer fee and the $299 estoppel | Stonebridge Country Club Community Association |
| Amended and Restated Declaration, member-era copy | Leasing, pets, vehicles, architectural review, liens, the estoppel duty and the purchaser’s contribution | Stonebridge Country Club Community Association, archived copy |
| Hurricane Shutter Standards | Which storm devices may stay up by view, including the preserve view on the ten easement lots | Stonebridge Country Club |
| Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale and the buyer’s non-waivable cancellation right | Florida Legislature |
| Florida Statutes 720.30851, estoppel certificates | The statutory fee cap on the master association estoppel | 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 three flood questions every residential seller answers at or before contract | Florida Legislature |
| Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | Florida Legislature |
| NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| FEMA Map Service Center | The flood zone for your own Hawthorne address, panels 12021C0193J and 12021C0194J | FEMA |
| Collier County list of surveyors for elevation certificates | Where to order an elevation certificate before listing | Collier County |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that documents your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| Collier County Tax Collector tax search | Your own current tax bill, for the proration and the buyer’s reset question | Collier County Tax Collector |
Three documents that matter to a Hawthorne seller are not public and cannot be linked: the estoppel certificate for your home and the FY2027 master budget, from the association’s Controller’s office; the Preservation Easement instrument at OR 2056, Pages 26 to 55, which is pulled by book and page from the Collier Clerk’s official records search; and your own permit history, from Collier County Growth Management.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Hawthorne Estates at Stonebridge sits inside the North Naples market they work every week. If you are weighing a sale on Winding Oaks Way, Wexford Court, Springberry Circle or Essex Circle, 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. For a written opinion of value, use our Hawthorne Estates at Stonebridge home valuation page or call Jesse direct at (239) 898-6072.
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 tax roll and sales file, published August 29, 2026. Brokered by Domain Realty.