Updated September 2026
Sell your Heatherwood at Stonebridge condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by plan from 9 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
Heatherwood at Stonebridge is 88 condominiums in 11 buildings of 8 on Chesterbrook Court and Harmony Lane, the first condominium declared in Stonebridge Country Club and the one carrying the lowest condominium fee of the six, with 9 MLS closings in 24 months at a $455,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Heatherwood sale by plan, fee comparison and paperwork, not by the Stonebridge average.
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 1995 declaration and the two floor plans to the flood points and schools, read our complete Heatherwood at Stonebridge neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Chesterbrook 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 Heatherwood 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 Heatherwood market. We tracked all 19 of its Southwest Florida MLS closings over five years and all 11 of its county-recorded qualified resales over 36 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 Heatherwood means a condominium association, a master association and a board application. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections and walkthroughs for the many Heatherwood 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 Heatherwood at Stonebridge differs from a typical Naples condominium sale in five ways: two plans repeat in every one of eleven identical buildings, the club membership conveys with every unit, an outside buyer brings $18,399 to the master association, the condominium board approves the buyer through the same form that governs leasing, and the fee is the lowest of six otherwise similar Stonebridge condominiums.
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 Heatherwood as a single, repeated design. Six Chesterbrook Court buildings, numbered 2205 to 2235, and five Harmony Lane buildings, numbered 2245 to 2285, each hold eight residences: four end units of 1,592 square feet of county base area and four inside units of 1,433, split between a lower and an upper level. That is 44 end units and 44 inside units community wide. A Heatherwood price starts from the plan, and only then from the building.
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 Heatherwood price that charge is proportionally larger than on the community’s higher-priced homes, 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 master 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 4.0 percent of the $455,000 24-month median. It is your buyer’s cost under the Declaration, but it shapes every offer you will receive.
Heatherwood’s posted lease and sale application is the one association rule document in public view, and it covers a sale exactly as it covers a lease: at least 30 days’ notice, a $100 fee, three character reference letters, no occupancy before board approval and, for a leased unit, no pets at all. A Heatherwood 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 under that same posted form.
Only 21 of the 88 Heatherwood residences, 23.9 percent, carry a homestead exemption on the 2026 preliminary roll, and 35 of 88 owners, 39.8 percent, hold a Florida mailing address, both below the Stonebridge average of 41.4 percent homesteaded. Your buyer is very likely deciding from somewhere else too, and Heatherwood’s pitch to that buyer, a lower carrying cost than any other Stonebridge condominium, is the argument your listing should lead with.
A Heatherwood at Stonebridge seller should know ten recorded facts before choosing a list price: the 36-month county record, the plan split, the MLS record, the live competition, the buyer’s one-time charges, the carrying cost, the two estoppels, the board approval, the flood picture and the fee comparison with Willow Bend.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
For a Heatherwood condominium priced to its plan, yes. The Southwest Florida MLS shows 9 Heatherwood closings in 24 months at a $455,000 median and 95.2 percent of final list, and the market’s four fastest recent closings sold in 0 to 28 days. The two current actives, both priced above the recent record, have waited far longer.
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 Heatherwood reaches ten at 36 months, so the 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 house 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 | 9 | $455,000 | $405,000 to $625,000 | $295 | 95.2% (n=9) | 20 |
| 36 months | 15 | $455,000 | $380,000 to $625,000 | $300 | 95.2% (n=15) | 28 |
| 60 months | 19 | $455,000 | $380,000 to $625,000 | $300 | 95.6% (n=19) | 23 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Sold-to-list divides the sold price by the final list price. No closing in the Heatherwood file is flagged as a Sold Data Entry record with no marketed list price, so none is excluded from sold-to-list on this page.
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 Heatherwood against the Stonebridge neighbors a Heatherwood buyer also tours, all from the same MLS pull, each in its own first ten-or-more-closing window.
| Neighborhood | Window | Closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| Heatherwood at Stonebridge | 36 months | 15 | $455,000 | $300 | 95.2% (n=15) | 28 |
| Willow Bend at Stonebridge | 24 months | 11 | $400,000 | not blended | 95.1% (n=11) | 71 |
| Carrington at Stonebridge | 24 months | 18 | $411,500 | $319 | 95.7% (n=18) | 65 |
| Braeburn at Stonebridge | 24 months | 11 | $670,000 | $346 | 96.1% (n=10) | 22.5 |
| All Stonebridge condominiums | 24 months | 57 | $466,000 | not blended | 95.3% | not stated |
| All of Stonebridge Country Club | 24 months | 76 | $616,000 | not blended | 95.4% (n=75) | 31 |
Heatherwood’s median days on market, 28 in its own 36-month window, sits well inside the community’s 31-day, 24-month median even though its price is the second-lowest of the six condominiums, evidence that the lower fee is doing real work for a Heatherwood seller. Its sold-to-list, 95.2 percent, sits just under the Stonebridge condominium group’s 95.3 percent, a gap of one tenth of a point, not a real discount.
Southwest Florida MLS Matrix, our arithmetic by calendar year of closing on the S1930 five-year pull.
| Calendar year | MLS closings | Median sold | Median sold-to-final-list | Median days on market | Closed at or above final list |
|---|---|---|---|---|---|
| 2021 (from Nov 18) | 2 | $402,450 | 100.01% | 1.5 | 2 of 2 |
| 2022 | 1 | $459,000 | 100.00% | 10 | 1 of 1 |
| 2023 | 1 | $522,500 | 91.03% | 53 | 0 of 1 |
| 2024 | 7 | $450,000 | 93.94% (n=7) | 34 | 0 of 7 |
| 2025 | 4 | $470,000 | 95.49% (n=4) | 10 | 0 of 4 |
| 2026 to September 26 | 4 | $455,000 | 94.98% (n=4) | 24 | 1 of 4 |
Southwest Florida MLS Matrix, our arithmetic by calendar year of closing; small annual counts are Heatherwood’s normal pattern, which is exactly why this page leads with the 36-month window rather than any single year. The two 2021 and the single 2022 and 2023 closings sold at or above list within days; since 2024 all but one closing has settled below list, and 2024’s seven-sale year, at a 34-day median, is the fullest recent picture of a Heatherwood buyer’s patience.
Split by plan over the same 24 months, the six end-unit closings (1,592 and one 1,568 square foot MLS living area) ran $440,000 to $625,000, a median of $462,500 (the mean of $455,000 and $470,000). The three inside-unit closings (1,433 and one 1,500 square foot MLS living area) ran $405,000 to $504,500, a median of $437,500, an actual sale (our arithmetic on the S1930 MLS rows). The end plan sells for more and, in this window, sold faster on average; the inside plan is the value entry into the same building.
On September 24, 2026 the MLS showed two Heatherwood actives, both in the same Chesterbrook Court building: the 1,592 square foot end unit asking $575,000 at 157 days on market, and the 1,433 square foot inside unit asking $459,000 at 308 days. Both ask more than the most recent recorded sale on their own plan, $470,000 for an end unit in April 2026 and $437,500 for an inside unit in March 2026, and both have waited far longer than any of Heatherwood’s last four closings, which took 0 to 28 days. Priced to the record, Heatherwood sells quickly; priced above it, it waits.
Collier County’s deed record is the second, independent check on Heatherwood prices. It shows 11 qualified resales in the 36 months since September 2023 at a $450,000 median, from $380,000 to $506,500, and a median that rose sharply from $298,750 in 2021 to $459,000 on a single 2022 sale before settling near $475,000 in 2025.
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 Heatherwood sales is 36 months: 11 resales since September 2023, median $450,000 (odd count, an actual sale), low $380,000, high $506,500. Every one was a resale; none was a builder’s first sale, because the last Heatherwood building was completed in 1997. The newest Heatherwood deed in the file was recorded April 2, 2026.
| Period | Qualified of recorded deeds | Median or prices | Median $ per county base sq ft |
|---|---|---|---|
| 2021 | 12 of 26 | $298,750 (n=12, mean of $295,000 and $302,500) | $188 (mean of $185 and $190) |
| 2022 | 1 of 8 | $459,000 (n=1) | $288 |
| 2023 | 2 of 15 | $467,700 and $480,000 | $298 (mean of $294 and $302) |
| 2024 | 4 of 23 | $380,000, $430,000, $430,000 and $450,000 | $291 (mean of $283 and $300) |
| 2025 | 5 of 15 | $475,000 (n=5) | $298 |
| 12 months to August 20, 2026 | 3 of 12 | $437,500, $470,000 and $506,500 | $305, $295 and $353, sale by sale |
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 2024 only 4 of 23 recorded deeds were flagged as arm’s length market sales; trust transfers, family transfers and corrective deeds are coded non-qualified and excluded here.
The MLS counts 19 Heatherwood closings in its five-year window and the county 11 qualified sales in its own 36-month window, because the windows differ in length and a deed reaches the county file weeks after closing. The September 25, 2026 MLS closing had not yet reached the county file at this writing. There is no builder-direct gap here: every Heatherwood sale is a resale, and the difference is timing, not coverage.
On the 2026 preliminary roll the median just value of a Heatherwood residence is $376,500 (n=88, even, the mean of $362,920 and $390,080), from $343,920 to $409,080. The median 2026 preliminary tax bill is $3,254. Just value is a mass-appraisal figure for taxation, not a price: the 36-month median sale of $450,000 sits about 20 percent above it, and using it as a price estimate would have missed every recent Heatherwood sale.
The Heatherwood sales that matter most are the 9 MLS closings of the last 24 months, read by plan, list price and days on market. Your buyer’s agent and appraiser will use the same nine, so each one is set out below by building only, with no unit numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Building | Plan (MLS living sq ft) | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2285 Harmony Ln | End, 1,592 | $459,000 | $440,000 | 95.86% | 150 |
| Apr 2026 | 2255 Harmony Ln | End, 1,592 | $515,000 | $470,000 | 91.26% | 28 |
| Mar 2026 | 2265 Harmony Ln | Inside, 1,433 | $465,000 | $437,500 | 94.09% | 20 |
| Jan 2026 | 2215 Chesterbrook Ct | End, 1,592 | $625,000 | $625,000 | 100.00% | 0 |
| Nov 2025 | 2275 Harmony Ln | Inside, 1,500 | $529,995 | $504,500 | 95.19% | 13 |
| Aug 2025 | 2265 Harmony Ln | Inside, 1,433 | $419,000 | $405,000 | 96.66% | 139 |
| Jun 2025 | 2215 Chesterbrook Ct | End, 1,592 | $515,000 | $485,000 | 94.17% | 3 |
| Mar 2025 | 2275 Harmony Ln | End, 1,592 | $475,000 | $455,000 | 95.79% | 7 |
| Sep 2024 | 2230 Chesterbrook Ct | End, 1,592 | $499,000 | $450,000 | 90.18% | 23 |
Southwest Florida MLS Matrix, closings September 26, 2024 to September 26, 2026, retrieved September 26, 2026. Nine closings, $4,272,000 in volume, median final list price $475,000 (our arithmetic). The November 2025 closing’s MLS living area of 1,500 square feet compares with a county base area of 1,433 for the same unit; we read it as the inside plan and note the mismatch rather than mixing measures.
With 9 closings in 24 months split into two plans, and two Chesterbrook Court listings already past 150 days, the first price you publish decides whether your condominium sells or sits. Request a written opinion of value through our Heatherwood 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 Heatherwood at Stonebridge or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The six 1,592 (and one 1,568-adjacent) square foot end-unit closings of the last 24 months ran $440,000 to $625,000, a median of $462,500. Five of the six closed in under a month; the sixth, the September 2026 closing, took 150 days at a discount to 95.86 percent of list, the deepest recent gap on the end plan. The end unit is Heatherwood’s higher-priced product, and most of its buyers move fast once the price is right.
The three inside-unit closings ran $405,000 to $504,500, a median of $437,500. Days on market split sharply: 13 and 20 days on two of them, and 139 days on the August 2025 closing, which closed at 96.66 percent of list despite the wait, evidence that a patient inside-unit buyer still pays close to ask once a fair price is set.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On April 21, 2026, a 1,592 square foot Harmony Lane end residence at 2255 Harmony Lane closed at $470,000 after 28 days on market, from a final list price of $515,000, 91.26 percent. Collier County’s qualified deed for the same address recorded shortly after, on April 2, 2026, at the identical $470,000 against 1,592 square feet of county base area.
Three things make it the sale every next Heatherwood seller should study. First, the address falls inside the 2245 to 2285 Heatherwood range on Harmony Lane, so it is a Heatherwood comparable and not a Carrington one, a distinction that matters because Carrington’s Harmony Lane buildings, numbered 2365 to 2405, sell the same two plans under a different association and a $6,024 fee. Second, the plan is Heatherwood’s end unit, the same plan asking $575,000 on Chesterbrook Court today, so an appraiser comparing the two will start from this closing. Third, the buyer at $470,000 took on $5,300 a year in condominium fee plus $17,600 in club charges, $22,900 total, against $7,500 plus $17,600, or $25,100, for the identical plan across the gate in Willow Bend: a $2,200 annual difference the Heatherwood listing should say out loud.
An appraiser uses the closest Heatherwood sales of the same plan first, and reaches to Willow Bend or Carrington’s Harmony Lane buildings on the identical square footage only when it must. With 15 closings in the 36-month county window and 9 on the MLS in 24 months, a Heatherwood appraiser has recent evidence on both plans, so a list price outside the plan’s band is the price most likely not to appraise.
Heatherwood vs Willow Bend is the comparison nearly every Stonebridge condominium buyer with a budget near $450,000 makes, because the two neighborhoods sell the identical 1,433 and 1,592 square foot plans under the same club bill. Heatherwood offers the lower fee, the older buildings and a street point outside the Special Flood Hazard Area; Willow Bend offers the lower purchase price and buildings two years newer.
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 | Heatherwood at Stonebridge | Willow Bend at Stonebridge |
|---|---|---|
| Residences | 88 in 11 buildings of 8 | 56 in 7 buildings of 8 |
| Streets | Chesterbrook Ct (48); Harmony Ln 2245 to 2285 (40) | Willow Bend Cir 1920 to 1980 |
| Plans, county base area | 1,433 inside; 1,592 end, throughout | 1,433; 1,592, throughout |
| Declared and built | August 2, 1995; built 1995 to 1997 | August 29, 1997; built 1997 to 1999 |
| Condominium fee, calendar 2026 | $5,300, plus $200 a year for garage owners | $7,500 |
| Condominium plus club charges, a year | $22,900 | $25,100 |
| Fee change, FY2019 to 2026 | Up 33% | Up 97% |
| Management company | Paramont Property Management | Complete Property Management of SWFL |
| County first window with 10+ sales | 36 months, 11, median $450,000 | 24 months, 11, median $400,000 |
| County $ per base sq ft, trailing 12 months | $305, $295 and $353 (three sales) | Median $276 (n=6), the lowest in Stonebridge |
| MLS closings, 24 months | 9, median $455,000 | 11, median $400,000 |
| Median sold-to-final-list, 24 months | 95.2% (n=9) | 95.1% (n=11) |
| Median days on market, 24 months | 20 | 71 |
| MLS actives, September 24, 2026 | 2 ($459,000 and $575,000) | 2 ($399,999 and $455,000) |
| Homestead share, 2026 roll | 23.9% (21 of 88) | 25.0% (14 of 56) |
| FEMA street test | 2255 Harmony Ln: shaded Zone X | 1940 Willow Bend Cir: Zone AE; 1920 and 1980: shaded Zone X |
| Tenant pets | Not allowed | Not allowed |
| Owner’s club rights during a lease | No relinquishment clause on the posted form | Not published on the posted form we read |
On the identical plans the two neighborhoods sit close in price but far apart in carrying cost: Heatherwood’s 24-month median of $455,000 runs above Willow Bend’s $400,000, while Heatherwood’s buyer pays $2,200 a year less to own it. The bigger gap for a seller’s marketing timeline is speed: Heatherwood’s 24-month closings took a median of 20 days, Willow Bend’s 71. A Heatherwood seller has the faster market and the stronger fee argument, and the listing should make both points before a buyer starts comparing spreadsheets.
A buyer should choose Heatherwood for the lowest condominium fee in Stonebridge on either plan, buildings close to the clubhouse, and a street point tested outside the Special Flood Hazard Area. A buyer should choose Willow Bend for the lowest entry price on the same plans and buildings built two years later, and should confirm which side of the AE line a specific Willow Bend building sits on before writing an offer. A landlord comparing the two should ask both associations for their current lease and sale form, since Heatherwood’s posted form carries no club-rights relinquishment clause during a lease and Willow Bend’s does not publish one either, on the copies we read.
A Heatherwood seller is priced against Willow Bend whether or not the listing says so. We read every Willow Bend closing and active with its price history, and we price your residence so that Willow Bend’s lower entry price does not become the buyer’s argument for a discount that ignores your $2,200-a-year advantage. For the Willow Bend side of the same decision, see our Willow Bend at Stonebridge neighborhood guide and the Willow Bend at Stonebridge seller guide.
We price a Heatherwood condominium from the 24-month MLS closings of the same plan, adjusted for level, condition, kitchen and bath updates, a garage where one exists, furnishings and any lease in place, then cross-checked against the county deeds, Willow Bend’s identical plans and the live competition. Those closings ran about $295 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 Heatherwood 24-month median of $455,000 describes no one residence. An end unit sits near a $462,500 median and an inside unit near $437,500. We start from the 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 1,500. The MLS 24-month median is $295 per living foot; the county’s trailing 12-month sales ran $295 to $353 per base foot, sale by sale. We use one measure per comparison, and we tell you which.
Heatherwood’s $5,300 condominium fee is the same on every residence, plus $200 a year for a garage. On a 1,433 square foot inside residence it is about $3.70 a square foot a year; on a 1,592 square foot end residence about $3.33. The same plans in Willow Bend carry about $5.23 and $4.71 (our arithmetic). Add the $17,600 club layer and the combined $22,900 is well below every other Stonebridge condominium’s total, which is exactly the number a buyer’s lender will see on the debt-to-income worksheet.
An automated estimate reads “Heatherwood at Stonebridge” and sees one population of 88 residences. It cannot tell a 1,433 square foot inside residence from a 1,592 square foot end residence, cannot see a renovated kitchen or a garage, and often leans on the county’s just value, which every recent Heatherwood sale has exceeded by roughly 20 percent. It will also blur Harmony Lane’s Heatherwood and Carrington buildings, which share a street name but not an association.
The drivers we adjust for are the ones that separated the 24-month closings: the plan, upper or lower level, the kitchen and baths, flooring, impact windows and doors, air conditioning age, the garage where the unit has one, the view, whether the residence is furnished, and any lease running past the expected closing. The spread between a $440,000 and a $625,000 end-unit sale of the same plan is made of exactly these things.
In a two-listing market, every active is a comparable. On September 24, 2026 both Heatherwood actives sat in the same Chesterbrook Court building, an end unit asking $575,000 at 157 days on market and an inside unit asking $459,000 at 308 days. We read their price histories before we set yours, because your buyer will tour them the same morning.
A Heatherwood buyer underwrites $22,900 a year in association charges before tax and HO-6 insurance, about 5.0 percent of the $455,000 median every year (our arithmetic). That buyer also brings $18,399 at closing if buying from outside the gate. 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 Heatherwood condominium to the buyer most likely to purchase it: a second-home or lock-and-leave owner, often deciding from out of state, who wants bundled golf at the lowest carrying cost 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: 67 of 88 residences carry no homestead exemption, and 35 of 88 hold a Florida mailing address, meaning the majority mail their tax bills from outside the state. The next Heatherwood buyer usually looks the same, so we market where those buyers are, beginning in the fall when they plan the winter.
Of the 19 Heatherwood MLS closings over five years, the record shows a winter and spring pattern typical of Stonebridge: the fastest recent closings, at 0, 3, 7, 10 and 13 days on market, all closed between November and June. A Heatherwood listing that is photographed, documented and live by October meets the buyer who tours in January and closes in spring.
At Heatherwood the lanai, the kitchen and the view sell the residence, because the eleven buildings are alike. We capture each in natural light, add aerial work that shows the building’s position under a quarter mile from the clubhouse, the lakes and the course, 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 Heatherwood 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 Heatherwood 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 or a statement that none was completed, and the board’s current approval timeline. A complete file shortens the buyer’s hesitation, and in a market where two current actives have waited five and ten months, hesitation is the cost.
Some Heatherwood 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 an MLS-driven buyer pool and a plan-based market that rewards evidence, full exposure usually produces the stronger price, so we set out both paths before you choose.
We negotiate a Heatherwood contract ourselves, partner to partner, against the 24-month plan-based record, with the board approval, both estoppels and the buyer’s $18,399 built into the contract dates. Heatherwood’s median sale settled at 95.2 percent of final list over 24 months, 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 Heatherwood offer that matters, because it usually arrives with questions about the fee comparison to Willow Bend, the reserves, the insurance and the club charge, and the answers move the price.
A 95.2 percent median does not mean every Heatherwood buyer expects five percent off. The 24-month range ran from 90.18 percent to 100.00 percent. The deepest discount, 90.18 percent, came on the September 2024 end-unit closing; the strongest, 100.00 percent, came on the January 2026 end-unit closing at zero days on market. A Heatherwood 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.
Heatherwood’s association approves every buyer under the same posted form that governs leasing, with references and a background check, a $100 application fee, and no occupancy before approval. 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 Heatherwood building was completed between 1995 and 1997, 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.
Selling a Heatherwood 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 Heatherwood 24-month MLS median of $455,000 that is 4,550 taxable units, or $3,185.00. At the 24-month high of $625,000 it is $4,375. 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 Heatherwood 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. Heatherwood does not publish its own estoppel 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 Heatherwood sale at $455,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $3,185.00 |
| Master association estoppel certificate | Seller, by custom | $299 (FY2027 fee) |
| Heatherwood 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 $3,254 Heatherwood median bill | Seller credits buyer | About $1,613 |
| 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 $3,254 median Heatherwood 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 Heatherwood seller’s disclosure duties follow what the seller owns. Heatherwood 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 Heatherwood 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 Heatherwood 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 Heatherwood 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 Heatherwood, 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 Heatherwood the median bill is $3,254 on a $376,500 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. Heatherwood’s reserve schedule, hurricane deductible and any pending assessment are not in the documents we read for this page; a seller’s own copies, or the association’s estoppel, are the source.
A Heatherwood 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 story count is our reading of the records, not a certification.
Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; Collier County milestone registry, queried 24 Sep 2026)
Heatherwood’s eleven buildings appear to be two-story: unit numbers run 101 to 104 and 201 to 204 in every building, and the county roll shows a consistent lower-floor and upper-floor size pattern throughout. 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, Heatherwood included, as of September 24, 2026. We have not confirmed story counts from the recorded condominium plot 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, per section 718.112(2)(f). Heatherwood’s own reserve schedule and budget are not published; a buyer will ask what the association holds, so we request them before your listing goes live.
Under Florida Statutes 718.111(11) the Heatherwood 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. Heatherwood’s master policy limits and hurricane deductible arrive with the resale documents.
Heatherwood maps as FEMA shaded Zone X at the tested Harmony Lane point, outside the 1 percent annual chance floodplain, with ground at about 9.61 feet NAVD88. Lenders do not normally require flood insurance there, and Citizens exempts condominium unit-owner policies from its flood mandate, a genuine selling point against Willow Bend’s own AE-zone edge.
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 panel 12021C0194J, effective February 8, 2024, covers Heatherwood. The 2255 Harmony Lane point maps shaded Zone X, the 0.2 percent annual chance hazard, at 9.61 feet of ground elevation from the USGS 3D Elevation Program. No Chesterbrook Court address was tested individually. Our checks are street points, not building footprints: confirm any specific building with its elevation certificate or a lender flood determination.
FEMA issued letter of map change 06-04-BZ41A on August 29, 2006 for Heatherwood Buildings 3, 4 and 5, one of a series the developer and owners obtained for Stonebridge buildings and lots between 1998 and 2008. FEMA revalidated that list with the 2024 maps in letter 18-04-0009V, effective February 9, 2024. If your building is one of the three named, the letter belongs in your listing file.
The state’s storm surge planning zones were not tested at a Heatherwood address; the nearest tested condominium point, 2335 Carrington Ct, returned the Category 2 surge zone, a planning model, not a forecast. Evacuation zones are set by Collier County. 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 Heatherwood HO-6 on Citizens is therefore exempt, and a buyer comparing a Zone AE listing at Willow Bend should hear that from your listing.
A Heatherwood buyer pays the $5,300 condominium fee for calendar 2026 (plus $200 a year with a garage), Stonebridge Country Club’s $17,600 FY2027 club-level charge, a property tax bill that resets at purchase, and HO-6 insurance: $22,900 a year in association charges, about $1,908 a month, before tax and insurance, the lowest total of Stonebridge’s six condominiums.
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 |
|---|---|---|---|
| Heatherwood condominium fee, calendar 2026 | Heatherwood at Stonebridge Condominium Association | $5,300 a year, $1,325 a quarter (plus $200 a year with a garage) | 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 | Heatherwood median bill $3,254 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 Heatherwood condominium fee was $3,976 on the club’s FY2019 schedule, $4,176 in calendar 2020 and 2021, $5,040 in calendar 2024, $5,240 in calendar 2025 and $5,300 in calendar 2026, plus $200 a year for garage owners: up 33 percent since FY2019, the smallest increase of Stonebridge’s six condominiums, against 97 percent at Willow Bend, 86 percent at Ashton Oaks, 77 percent at Carrington, 65 percent at Middleburg and 52 percent at Braeburn over the same years. 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 9.4020 mills on the 2026 preliminary roll (proposed, not adopted), so each $100,000 of taxable value costs roughly $940 a year (our arithmetic). With 67 of 88 Heatherwood 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 Heatherwood buyer should still ask about any condominium special assessment, which appears on the Heatherwood estoppel.
The Heatherwood 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 through the same posted form, no pets of any kind for tenants, and no clause in the posted form giving up an owner’s club rights during a lease, a real difference from Carrington across the gate.
Data updated: September 2026 (Heatherwood 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, with no subleasing without Board approval. Heatherwood’s own form adds board approval of each lease, a $100 fee, three character reference letters, “ONLY two (2) occupants per bedroom,” and no occupancy before board approval. The form states flatly that “Renters are not allowed to have pets.” Unlike Carrington’s posted form, Heatherwood’s does not carry a clause requiring the owner to give up club rights during a lease, on the copy we read; confirm the current package with Paramont Property Management before you make investor promises.
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. Under the master declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Some Stonebridge condominium lease packages include a membership-transfer payment to the club (forms posted for other Stonebridge condominiums, dated 2019 and 2020, show $450); confirm the current amount with the association before you quote it.
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; Heatherwood’s form bars pets of any kind in leased units. Commercial vehicles, RVs, boats and trailers are permitted only inside an enclosed garage under the master rules, which for a Heatherwood owner without a garage means off the property. A buyer with a boat at home and no garage unit in view is not a Heatherwood 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.
Heatherwood’s 9 MLS closings of the last 24 months took a median of 20 days on market, well inside the community’s 31-day, 24-month median, though the range ran to 150 days on the slowest recent closing. An end unit priced inside its band often closed in under a month; a residence priced above its band waited far longer, as the two current actives show.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Five of the six end-unit closings took 0 to 23 days; the sixth took 150. All three inside-unit closings ran from 13 to 139 days. The plan decides the pool of buyers, and the price decides how long it takes to find one.
A typical Heatherwood 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 67 of 88 residences non-homesteaded and 35 of 88 holding a Florida mailing address, most Heatherwood 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 Heatherwood 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 carrying cost 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.
Heatherwood was the first condominium built in Stonebridge, and its Chesterbrook Court and Harmony Lane buildings sit under a quarter mile in a straight line from the clubhouse at 2100 Winding Oaks Way, our measurement. Stonebridge sits about three miles inland from the Gulf beaches, and Heatherwood is roughly a mile east of the planned Airport-Pulling Road widening on the community’s west boundary, which makes the widening’s noise question less pressing here than at Willow Bend or Thornbrooke, a point worth a line in the listing.
From the clubhouse, Pelican Marsh Elementary and NCH North Naples Hospital are each about 1.6 to 1.7 road miles, about 5 minutes off-peak; a Publix on Vanderbilt Beach Road is about 2.1 miles; I-75 at Immokalee Road is about 2.5 miles. 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 Heatherwood to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all graded A by the Florida Department of Education in 2026. Heatherwood is not age-restricted: Stonebridge’s master declaration contains no age restriction.
You get a free Heatherwood 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 Heatherwood closings of your plan, cross-checked against county deeds and Willow Bend’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 Heatherwood 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 Heatherwood and Willow Bend competition with price histories; the $22,900 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 Heatherwood 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 Heatherwood two end-unit residences closed $185,000 apart in 24 months, and a $515,000 list ended at $470,000. 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 Heatherwood 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
At Heatherwood, where 67 of 88 owners hold no homestead exemption, selling from somewhere else is the ordinary case, not the exception.
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “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
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
A Heatherwood specialist matters because the facts that decide a sale here are not in the listing feed: two plans repeated eleven times, the lowest condominium fee in Stonebridge, a board approval through the same form as a lease, two estoppels, a buyer-paid $17,500 contribution, and a fee comparison against Willow Bend that a buyer will run before you do.
Data updated: September 2026 (Heatherwood declaration chain, association forms, Collier County and Florida Division of Corporations 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 Heatherwood 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 Heatherwood residence off the Stonebridge median, skip the plan split, compare a Heatherwood building with the Carrington buildings that share the Harmony Lane name, 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 never mention the $2,200-a-year fee edge over Willow Bend. Each of those errors costs a seller time or money.
Heatherwood is the lowest-fee tier of a community whose medians run far higher, and a Heatherwood owner and a Manchester 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 Heatherwood 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 Heatherwood sale and the purchase around that window.
If you are buying a second Heatherwood residence or comparing it with Willow Bend, start with our Heatherwood at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Heatherwood 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 Heatherwood 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 plan, then prepare the file before you list: both estoppels, the budget and reserve position, the insurance summary, the SIRS statement or a statement that none was completed, and the board’s approval form. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices by plan, knows Willow Bend’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 $437,500 for an inside unit and about $462,500 for an end unit, medians on nine closings. Condition, a garage and updates decide where inside that band. Request a written valuation for your address.
Nine MLS closings in the 24 months to September 26, 2026, from $405,000 to $625,000, median $455,000. The most recent, in September 2026, was $440,000 for a 1,592 square foot Harmony Lane end residence.
Not many. The MLS shows 9 closings in 24 months, 15 in 36 months and 19 in 60 months, and the county recorded 11 qualified resales in 36 months, so Heatherwood produces roughly three to five sales in a typical year.
The 24-month median was 20 days on market, from 0 to 150. Units priced inside their plan’s band have closed in under a month; the two current actives, priced above the record, have waited five and ten months.
A median 95.2 percent of final list price over 24 months (n=9), close to 95.4 percent for all of Stonebridge (n=75) and 95.3 percent for its condominiums.
For a residence priced to its plan, yes: Heatherwood’s fastest recent closings took 0 to 13 days. Listing by October reaches the winter buyers who drive the spring closings.
Fall. The fastest recent Heatherwood closings ran November through June, so a listing ready by October meets the buyer who tours in winter.
No. The Stonebridge-wide median, $616,000 over 24 months, blends coach homes and fee-simple homes worth far more than a Heatherwood condominium. Price from Heatherwood’s own plan-based closings.
Over the last 24 months, about $25,000 at the median: $462,500 for the six end-unit closings against $437,500 for the three inside-unit closings.
Likely, though the sample is too thin to isolate it precisely; a garage adds $200 a year to the condominium fee and is a feature buyers ask for by name. We price it from the specific closings that had one where we can identify them.
Yes. At $5,300 a year, Heatherwood’s fee is $2,200 a year below Willow Bend’s on the identical plans, a fact we put directly in the listing and the marketing.
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.
A buyer charge for FY2027, paid to the master association at closing.
By Collier County custom the seller pays both estoppel fees, though the contract controls; the master estoppel is $299 for FY2027 and the condominium estoppel is capped at $299 for a current account under Florida Statutes 718.116(8).
Florida law sets it at 30 days, or 35 days if delivered electronically, under section 718.116(8); order both early so neither expires before closing.
Yes. The posted lease and sale form covers sales as well as leases, requires references and a background check, and does not allow occupancy before board approval.
The declaration, articles, bylaws, rules, budget and financial statement, the FAQ sheet, the governance form and the association’s SIRS statement or a statement that none was completed, at your expense under section 718.503.
Almost certainly. The buildings appear to be two stories and Collier County’s milestone registry lists no Stonebridge buildings, which would place them outside both mandates, but the story count is not verified from the recorded plot plans. Have the association’s written answer in your file before you list.
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 where possible.
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.
No. Stonebridge bars For Sale signs on the home and in vehicles community wide.
Through the guard gates on Immokalee Road or Airport-Pulling Road, with the visit registered by your listing agent; the gate hands each visiting buyer the master open-house sheet on an open-house day.
Brokerage commission as negotiated, documentary stamp tax of $0.70 per $100 of the sale price, two estoppel certificates, a municipal lien search and prorated taxes and association charges. See the net sheet above for illustrative figures at the Heatherwood median.
Yes. Since the August 2024 NAR settlement, all commission is negotiable and buyer broker compensation is no longer advertised in the MLS.
It can. The tested Harmony Lane street point maps shaded Zone X, outside the Special Flood Hazard Area, and Citizens exempts condominium unit-owner policies from its flood requirement, both worth stating against a Willow Bend listing that may sit in Zone AE.
Kitchen and bath cosmetics, flooring, impact windows and sliders where missing, and any air conditioning near the end of its life; buyers compare the same two plans side by side and those are the visible differences.
They set the ceiling on what a buyer can afford after the mortgage. A $22,900 annual carrying cost, the lowest in Stonebridge, is a real advantage; state it plainly rather than let a buyer discover it in the estoppel.
The January 2026 Chesterbrook Court end-unit closing sold at 100.00 percent of a $625,000 list with zero days on market, the highest Heatherwood price in the S1930 five-year file; we have not confirmed which upgrades drove it, and it does not appear among the county’s qualified sales in the same window, a gap we have not resolved.
By days of ownership against your current bill, credited to the buyer at closing; the illustrative net sheet above uses 181 days against the $3,254 Heatherwood median.
Up sharply from 2021 to 2022, then roughly flat: the county’s per-foot median rose from $188 in 2021 to $288 on the single 2022 sale and has held between about $288 and $353 since, per-sale, on the trailing three sales.
By plan, never by neighborhood name alone: match 1,433 to 1,433 and 1,592 to 1,592, and read each association’s current fee, not a blended average. Our valuation does this for you.
Yes. We handle showings, the board application, both estoppels and a remote closing; 67 of 88 Heatherwood owners already carry no homestead exemption, so this is our normal workflow here.
Because the price is set by evidence, not a guess: every MLS closing and every qualified county sale, read by plan, cross-checked against Willow Bend, with the paperwork clocks built into the contract from day one.
We revisit the price against the newest closings, review the marketing and the showing feedback, and, if a tenant or timing issue is the real obstacle, address that directly rather than simply relisting at the same number.
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.
Heatherwood 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 Heatherwood 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 Heatherwood seller | Official authority |
|---|---|---|
| Heatherwood lease and sale application | Board approval of every sale and lease, the $100 fee, three references, two occupants per bedroom, no tenant pets | Stonebridge Country Club file library |
| Stonebridge FY2027 Rates and Fees | The $5,300 Heatherwood 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 |
| Declaration of Condominium of Heatherwood at Stonebridge, OR 2084, Page 1300 | The condominium itself, its units, common elements and association powers | Collier County Clerk of the Circuit Court |
| Florida Statutes 718.503, resale disclosure | The package a Heatherwood 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 |
| FEMA revalidation letter 18-04-0009V | The letter of map change naming Heatherwood Buildings 3, 4 and 5 | 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 Heatherwood seller are not public and cannot be linked: the Heatherwood 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 Heatherwood at Stonebridge sits inside the North Naples condominium market they work every week. If you are weighing a sale on Chesterbrook 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.