Updated September 2026
One hundred twelve condominium homes, two floor plans, eight sales in a year and two estoppels on every closing. We price from your plan's recorded sales and build the condo document file before the first showing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Ironstone at the Quarry is 112 two-story condominium homes on one dead-end street in The Quarry, North Naples, and in the last year eight of them sold, from $413,500 to $720,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Ironstone home from its own floor’s recorded sales and build the document file before the first showing.
This page is written for the owner on Ironstone Terrace. The full picture of the condominium itself, the 28 buildings, the declaration, the district charges, the roofs and the flood map, is on our Ironstone at the Quarry neighborhood guide, which this seller page sits beside. If you want a number first, start with a free Ironstone at the Quarry home valuation. If you are also buying your next home, read our Ironstone at the Quarry buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Ironstone at the Quarry condo in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you are selling on Ironstone Terrace, at Silverstone, Nautica Landing or Quartz Cove, on The Quarry’s single-family streets, in Heritage Bay next door, or in Grandezza, Pelican Sound or Miromar Lakes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing, the negotiation and the two association estoppels every Ironstone 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, not a claim about one street, and we say so on purpose. 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.
You will not find a McGreevy and Comisar sales count for Ironstone or for The Quarry on this page. The Southwest Florida MLS report behind these figures recorded each Ironstone closing’s price, days and ratio, not the listing office, so our own Ironstone listing count is: Information not available at time of publishing (checked 2026-09-26). We would rather show you the whole Ironstone record than an unsourced number about us.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through The Quarry’s gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the condominium and Quarry association paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling an Ironstone at the Quarry home differs from a Quarry house sale in four ways: every home is one of two floor plans, Florida’s condominium resale law applies alongside The Quarry’s homeowners association, the buyer pays a $6,500 Quarry resale fee at closing, and the district charge differs building by building.
The declaration names the ground-floor home the Crystal, about 1,654 air-conditioned square feet, and the upstairs home the Tourmaline, about 2,297, and Collier County records every one of the 112 homes at one of those two sizes. Size explains almost the whole price gap between floors. Condition, side of the street and timing explain the rest.
Ironstone is a Chapter 718 condominium inside The Quarry, a Chapter 720 homeowners association community. An Ironstone seller follows the condominium resale rules in Section 718.503, including a document package and a seven-business-day buyer cancellation right, and also deals with the Quarry association’s estoppel and resale fee. The disclosure section below sets out the fork.
The Ironstone declaration we read contains no board approval of a sale, which is simpler than many North Naples condominiums. The Quarry association still requires its own closing documents and collects the buyer’s resale fee, and both associations issue estoppel certificates to the closing agent.
Section 12.12 of The Quarry’s Fifth Amended and Restated Declaration charges the buyer a resale fee at closing: $6,500 from 2026 to 2030, $7,500 after 2030, $1,500 for a buyer moving from another Quarry home and none for family, estate-planning or inheritance transfers. A buyer’s agent will raise it in negotiation, so we price with it in view.
The Quarry Community Development District bills every Ironstone home on the county tax bill. For fiscal 2027, 52 Ironstone homes carry a total of $1,272.81 and most of the rest about $2,427.48 or $2,625.19, on our reading of the district’s bond schedule. A buyer comparing two otherwise identical homes will see that line.
For a prepared Ironstone at the Quarry home priced to its own floor’s sales, yes, but plan for time. The five Ironstone closings marketed through the MLS in the last year took a median of 106 days and none sold at or above its final list price, while two upstairs listings had sat 173 and 258 days on September 26, 2026.
Data updated: September 2026 (Southwest Florida MLS, pulled September 26, 2026; Collier County qualified-sale and roll files dated August 29, 2026)
Eight sales are too few for a median to describe a market, so here they are one by one. We matched the MLS and the county record by unit and date so no sale counts twice.
Date | Home | Floor and plan | Price | Days on market | Sold to final list |
|---|---|---|---|---|---|
September 12, 2025 | 9537 Ironstone Ter #202 | Upstairs, 2,297 sq ft | $632,000 | Recorded before the MLS window | Not in the MLS window |
October 16, 2025 | 9557 Ironstone Ter #202 | Upstairs, 2,297 sq ft | $720,000 | Entered after the fact, not marketed | Not marketed through the MLS |
November 17, 2025 | 9516 Ironstone Ter #102 | Ground, 1,654 sq ft | $495,000 | 55 | 97.25% |
March 24, 2026 | 9557 Ironstone Ter #101 | Ground, 1,654 sq ft | $505,000 | 73 | 91.82% |
April 8, 2026 | 9532 Ironstone Ter #102 | Ground, 1,654 sq ft | $460,000 | 396 | 92.56% |
April 23, 2026 | 9504 Ironstone Ter #102 | Ground, 1,654 sq ft | $497,100 | Entered after the fact, not marketed | Not marketed through the MLS |
June 4, 2026 | 9528 Ironstone Ter #201 | Upstairs, 2,297 sq ft | $625,000 | 106 | 96.15% |
September 21, 2026 | 9516 Ironstone Ter #101 | Ground, 1,654 sq ft | $413,500 | 255 | 91.95% |
Dates are county recording dates where the county has the sale and MLS closing dates otherwise. The eight prices total $4,347,600, and the median of eight is $501,050, the mean of the fourth and fifth prices, a figure no single sale hit.
On September 26, 2026 the MLS showed two Ironstone listings, both upstairs Tourmaline homes: $639,500 after 173 days and $709,000 after 258 days. Two listings against five MLS closings a year is about 4.8 months of supply. No ground-floor home was listed that day, which is the single most useful fact for a ground-floor seller deciding when to list.
The same MLS pull gives the yardstick. Across all 48 MLS-marketed closings in The Quarry the median was 59.5 days at 94.76% of final list, with about 2.5 months of supply. Ironstone ran 106 days at 92.56% with 4.8 months. Silverstone’s one MLS closing, a ground-floor home, sold at $450,000 after 65 days at 90.02% of its final list.
Yardstick, MLS-marketed closings, 12 months to September 26, 2026 | Ironstone | The Quarry, all 48 closings | Silverstone |
|---|---|---|---|
Median days on market | 106 | 59.5 | 65 (one closing) |
Median sold to final list | 92.56% | 94.76% | 90.02% (one closing) |
Months of supply | 4.8 | 2.5 | One listing, one closing |
Sales at or above final list | 0 of 5 | Not broken out | 0 of 1 |
Five MLS closings are fewer than the ten we want before trusting a days-on-market or sale-to-list figure. Days on market and sale-to-list over a window wide enough to hold ten Ironstone MLS closings: Information not available at time of publishing (checked 2026-09-26). The county’s recorded sales, which need no MLS, already widen to ten below.
With two upstairs listings waiting and no ground-floor competition, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Ironstone at the Quarry home valuation, priced against the same-floor sales, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Ironstone at the Quarry homes recorded 10 qualified sales in the 36 months to Collier County’s August 28, 2026 window end, at a median of $590,000, from $460,000 to $805,000. Thirty-six months is the first county window, counting back, that holds ten or more qualified Ironstone sales.
Data updated: September 2026 (Collier County qualified-sale file dated August 29, 2026, qualified sales only)
County qualified sales, window ending August 28, 2026 | Sales | Median | Range | Volume |
|---|---|---|---|---|
12 months | 7 | $505,000 | $460,000 to $720,000 | $3,934,100 |
24 months | 9 | $625,000 | $460,000 to $805,000 | $5,514,100 |
36 months | 10 | $590,000, the mean of $555,000 and $625,000 | $460,000 to $805,000 | $6,069,100 |
60 months | 27 | $585,000 | $436,500 to $859,000 | $16,649,800 |
The 24- and 36-month medians run higher than the 12-month figure because the mix changed, not only the prices. The longer windows add three upstairs sales from June 2024 to April 2025, at $555,000, $805,000 and $775,000, while the last 12 months were mostly ground-floor sales. Read the floor, not the headline median.
Inside the 36-month window the four ground-floor sales had a median of $496,050 and the six upstairs sales a median of $676,000. That gap, about $180,000, is wider than the last year’s $137,000 because the upstairs sales in 2025 included the two highest of the window.
Median qualified sale price per calendar year, from Collier County’s sale file:
Year | Sales | All Ironstone | Ground floor | Upstairs |
|---|---|---|---|---|
2009 | 18 | $258,300 | $237,200 | $330,200 |
2012 | 20 | $271,300 | $226,000 | $315,000 |
2015 | 19 | $280,000 | $268,750 | $351,000 |
2017 | 15 | $380,000 | $292,500 | $396,500 |
2020 | 8 | $340,000 | $288,000 | $382,500 |
2021 | 14 | $495,000 | $339,900 | $517,500 |
2022 | 9 | $585,000 | $570,000 | $789,900 |
2023 | 6 | $647,500 | $574,500 | $660,000 |
2024 | 1 | $555,000 | none recorded | $555,000 |
2025 | 5 | $720,000 | $495,000 (one sale) | $747,500 |
2026, to June 4 | 4 | $501,050 | $497,100 | $625,000 (one sale) |
The ground floor roughly doubled from 2020 to its 2022 to 2023 peak near $570,000 and has since come back to about $495,000; the upstairs peaked near $790,000 in 2022 and recorded $625,000 to $720,000 in the last year. A seller who bought before 2020 still holds a large gain on paper, and the size of it now depends on floor, finish and how the home is priced against today’s buyers.
The recent Ironstone at the Quarry sales that matter most to your price are the ones on your floor, because the building type is identical and the plan follows the floor. A buyer’s agent and a buyer’s appraiser will line your home up against the same-floor sales, then adjust for renovation, windows and doors, the side of the street and the building’s file.
Data updated: September 2026 (Southwest Florida MLS, pulled September 26, 2026; Collier County qualified-sale file dated August 29, 2026)
A ground-floor seller’s comparables in the last year are $413,500, $460,000, $495,000, $497,100 and $505,000, about $250 to $305 a square foot on 1,654 square feet. An upstairs seller’s are $625,000, $632,000 and $720,000, about $272 to $313 a square foot on 2,297, plus the two upstairs listings at $639,500 and $709,000.
The 2026 preliminary roll values 14 buildings, 13 of them on the west side where homes back onto the lake and golf holes, $25,000 per home above the other 14. The county does not state its reason, and the recorded sales are too few to measure a premium by side, so we adjust for view home by home rather than by a fixed amount.
The highest-priced Ironstone sale of the last twelve months was an upstairs Tourmaline at 9557 Ironstone Terrace, recorded at $720,000 in October 2025, about $313 a square foot, entered in the MLS after the fact rather than marketed through it. It sits below the $805,000 upstairs sale of February 2025 and above both upstairs listings active on September 26, 2026, which ask $639,500 and $709,000.
The lowest was a ground-floor Crystal at 9516 Ironstone Terrace, listed at $449,700, which closed at $413,500 on September 21, 2026 after 255 days, 91.95% of its final list. The MLS row does not say why. It marks the current floor of the ground-floor range, and every buyer’s agent will show it to you at the first counter.
An appraiser for a financed buyer will reach for the most recent sales of the same plan in the same condominium, and with five ground-floor and three upstairs sales in a year that means reaching back into 2025. We hand the appraiser the recorded sales, the roof and lanai permits for your building and any upgrade receipts, so adjustments are made on documents rather than guesses.
Ironstone at the Quarry and Silverstone at the Quarry sell the same two floor plans, 1,654 and 2,297 square feet, inside the same Quarry gate, so most Ironstone buyers look at both. Ironstone offers buildings three to ten years newer on a quiet cul-de-sac; Silverstone recorded the lower prices in the last year.
Data updated: September 2026 (Collier County 2026 preliminary roll and qualified-sale file; Southwest Florida MLS, pulled September 26, 2026; Quarry CDD 2020 schedule and FY2027 budget)
Question | Ironstone at the Quarry | Silverstone at the Quarry |
|---|---|---|
Homes and buildings | 112 in 28 buildings | 56 in 14 buildings |
Built, county roll | 2009 to 2015 | 2005 to 2006 |
Plans, county base area | 1,654 ground, 2,297 upstairs | 1,654 ground, 2,297 upstairs |
Location in The Quarry | Northwest corner, dead-end Ironstone Terrace | South end, Coastline Court |
County qualified sales, 12 months | 7, $460,000 to $720,000, median $505,000 | 2, both $450,000, both ground floor |
MLS closings, 12 months | 5, median 106 days, median 92.56% of list | 1, 65 days, 90.02% of list |
Listings on September 26, 2026 | 2 upstairs, $639,500 and $709,000 | 1 upstairs, $749,000 |
County value, 2026 roll | Ground $402,150 or $427,150; upstairs $546,825 or $571,825 | Ground $447,150; upstairs $591,825 |
Homesteaded | 34.8% | 30.4% |
Most common FY2027 district total | $1,272.81 on 52 homes | $1,992.51 or $2,032.05, our reading of the bond schedule |
Effective 2012 flood map | 28 homes in Zone AH, 84 in Zone X; a 2013 FEMA letter removed a portion | Most address points in Zone AH; a 2012 FEMA letter removed the structures in Phases 5 to 18 |
Preliminary 2025 flood map | All outside the high-risk zone | All outside the high-risk zone |
A buyer should choose Ironstone for newer buildings, a street with no through traffic, a lake-and-golf or woodland outlook and a deeper record of comparable sales. A buyer should choose Silverstone at the Quarry when the lowest entry price into The Quarry matters most and the oldest condominium buildings are acceptable.
Your listing competes with Silverstone’s listing and recent sales as much as with the Ironstone listings. Lead with what Silverstone cannot offer: newer construction, the cul-de-sac, the view behind your building, the association’s 2024 reroof notices and, for 52 homes, the lowest district total. Owners on Coastline Court should read how we sell Silverstone at the Quarry homes; owners with the larger plans on Quartz Lane should read how we sell Quartz Cove at the Quarry homes.
McGreevy and Comisar price an Ironstone at the Quarry home against the recorded sales of the same plan, then adjust for the side of the street, the interior, the windows and doors the owner maintains, the building’s flood-map facts and whether the roof and lanai work on that building is finished and paid for. Automated estimates miss most of that.
Before we price an Ironstone home we pull five things: the floor and plan from the county roll; the building number and side of the street; the association’s estoppel with its budget and any special assessment for the 2024 reroof or the 2025 lanai work; the building’s FEMA zone on the effective and preliminary maps; and the district line on your tax bill. Those five answer most of what a buyer’s lender, insurer and attorney ask.
An automated estimate sees 112 homes in two sizes and a county roll that values each floor in two flat steps: $402,150 or $427,150 on the ground floor and $546,825 or $571,825 upstairs. The recorded sales of the same plan span about $90,000 on the ground floor in one year. A model cannot see a renovated kitchen, impact glass, a new air conditioner or which building has its lanai work finished.
The outlook is the first: lake and golf behind the west-side buildings, the district’s wooded tract behind the east side. The second is the owner-maintained openings, since windows, exterior doors and the lanai sliders are the owner’s and change a buyer’s insurance quote. The third is finish. The fourth is the paperwork, because a home with every estoppel and permit in hand sells faster.
With two upstairs listings at $639,500 and $709,000 and none on the ground floor on September 26, 2026, a buyer shopping Ironstone compares your home with at most those two and the last eight sales. We set a list price that wins the first thirty days against that field, because an Ironstone listing that sits past a season becomes the one buyers ask about rather than tour.
McGreevy and Comisar market an Ironstone at the Quarry home to the seasonal and out-of-state buyers who dominate Ironstone Terrace, through professional photography, video and aerial capture, MLS exposure, agent outreach and a qualified-buyer database, because the declaration limits signs and every visitor comes through The Quarry’s gate.
Data updated: September 2026 (Collier County 2026 preliminary roll, homestead and owner-mailing fields, dated August 29, 2026)
On Collier County’s 2026 roll, 39 of the 112 Ironstone homes carry a homestead exemption, 34.8 percent. Sixty owners use a mailing address outside Florida, including nine in Canada, with Michigan, Pennsylvania, New Jersey and New York the most common states. Ironstone buyers are mostly seasonal and lock-and-leave, which sets both the marketing calendar and the channels.
An Ironstone home sells on light, the lanai and what lies behind the building, so the photography is timed for the lanai side, with aerial capture that shows the lake and fairways behind the west side or the woodland behind the east. Video lets a buyer still up north walk the plan, the den and the garage before booking a flight.
Section 17.4 of the declaration bars any sign visible from the common elements or the street without approval, so the listing’s reach is digital and personal: the MLS, syndication, direct outreach to the agents who work the Immokalee Road corridor, and our own database of buyers looking for The Quarry’s gate, lakes and Beach Club at its entry price. Showings run through the gate, which keeps them qualified.
Some Ironstone owners want quiet, for an estate, a health change or privacy on a single street. We can market a home agent-to-agent before it reaches the MLS. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your home.
A buyer sees up to five layers: the Ironstone condominium assessment, the Quarry association assessment, the district line, the property tax and the one-time resale fee. We put the disclosed figures, their sources and the estoppel route in the listing file from day one, so the fee conversation happens before a contract rather than during the seven-day review.
McGreevy and Comisar negotiate an Ironstone at the Quarry contract at partner level, never through an assistant, and we build the condominium’s seven-business-day document review, the two estoppels and the buyer’s $6,500 resale fee into the contract so none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With five MLS closings a year on Ironstone Terrace and every one below its final list price, the first counter sets the tone, and a buyer’s agent who knows the $413,500 sale will open near it.
Under Section 718.503(2)(d) a resale contract either confirms the buyer received the declaration, articles, bylaws and rules, the latest financial statement and budget and the question-and-answer sheet more than seven business days before signing, or lets the buyer cancel within seven days, excluding weekends and legal holidays, after signing and receiving them. We deliver at contract so the clock starts at once.
A buyer’s inspector will price the items the declaration makes yours: the air-conditioning equipment, the water heater, appliances, window panes and screens, exterior doors, the garage door and opener, and the lanai sliders and screening. A tired air handler or water heater is an easy credit for a buyer; fixing it before listing removes it from the negotiation.
If any special assessment for the 2024 reroof or the 2025 under-truss lanai project is unpaid, the estoppel will show it, and the contract should say whether you or the buyer pays it. A disclosed, fixed amount with a payoff date rarely stops a sale; an unknown one does, which is why we order the estoppel at listing.
Selling an Ironstone at the Quarry home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the condominium and Quarry association estoppel fees, a municipal lien search, and prorated taxes, district charges and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays The Quarry’s $6,500 resale fee.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Collier County 2026 preliminary roll, dated August 29, 2026; Fifth Amended and Restated Declaration for The Quarry)
Florida charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. On the ground-floor median of $495,000 that is 4,950 taxable units, or $3,465. On the upstairs median of $632,000 it is $4,424. It is the largest fixed cost of selling after commission.
In 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. No statute fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing rather than assume the Lee County habit.
An Ironstone sale needs a condominium estoppel under Florida Statutes 718.116(8) from the Ironstone association and a homeowners association estoppel under 720.30851 from The Quarry Community Association. The 2024 statutory cap is $299 per certificate for a current account, with up to $119 more for delivery within three business days. Order both the week the listing goes live.
The Quarry’s declaration places the resale fee on the buyer: $6,500 from 2026 to 2030, of which the portion above $3,000 helps fund the Beach Club renovation owners approved in 2021. It is $1,500 for a buyer moving from another Quarry home. Put it on the right side of the closing statement early and the last week of the contract stays quiet.
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 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, off the MLS.
Line, illustrative ground-floor sale at $495,000, closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $3,465 |
Ironstone condominium estoppel certificate | Seller, by custom | Up to $299, plus up to $119 if rushed |
Quarry Community Association estoppel certificate | Seller, by custom | Up to $299, plus up to $119 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, on a $4,016.06 non-homestead bill | Seller credits buyer | About $1,992 |
District charge proration, on a $1,272.81 FY2027 total | Seller credits buyer | About $631 |
Condominium and Quarry association assessments | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Quarry resale fee | Buyer, under section 12.12 | $6,500 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The two proration lines are 181 days of the median 2026 preliminary non-homestead tax bill and of the lowest FY2027 district total; a homesteaded owner’s median bill is $3,227.70. Your own net sheet uses your price, your bill, your building’s district band and your closing date, and we build it with you before you sign a listing agreement.
An Ironstone at the Quarry seller must give the buyer the condominium document package that Florida Statutes 718.503 requires, a conspicuous statement that the association is not required to have a milestone inspection or a structural integrity reserve study, the property tax disclosure summary, the flood disclosure, and any known material defect that is not readily observable.
Ironstone is a Chapter 718 condominium inside The Quarry, a Chapter 720 homeowners association community. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under Chapter 718, while the Quarry association itself is a Chapter 720 association. Both regimes touch your sale, so your closing agent or attorney should confirm which disclosures your contract carries. This is information, not legal advice.
At the seller’s expense, the buyer is entitled to the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that it has none, and the “Frequently Asked Questions and Answers” sheet, plus the state’s governance form. We request each item from the association at listing.
Florida’s milestone inspection and structural integrity reserve study laws reach condominium buildings of three or more habitable stories, and every Ironstone building has two. Under Section 718.503(2)(e), each resale contract signed after December 31, 2024 must still state in conspicuous type that the association is not required to have them. We check your contract carries it before you sign.
The buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents, unless the documents were delivered more than seven business days before signing. The right cannot be waived and ends at closing. A package delivered late only lengthens the period in which the buyer can walk; deliver at signing.
Florida Statutes 689.302 requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance received. At Ironstone, seven south-end buildings sit in Zone AH on FEMA’s 2012 effective map and FEMA’s 2013 letter removed a described portion of the condominium, so sellers in those buildings should hand buyers the letter and any elevation certificate with the disclosure.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. At Ironstone the homesteaded median 2026 preliminary bill is $3,227.70 and the non-homestead median $4,016.06, before the district line, so the warning describes a real change in your buyer’s carrying cost.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For an Ironstone home that means prior leaks from the home above or below, moisture or mold, insurance claims, unapproved hard flooring upstairs and pending special assessments. The declaration makes owners report leaks and mold in writing, so buyers ask.
The Ironstone association recorded roof repair notices for 26 buildings in 2018, tile-to-tile reroof notices for the buildings in July 2024 and under-truss lanai notices for all 28 buildings in December 2025. For an Ironstone seller, a documented, finished and paid reroof on your building answers the buyer’s insurer’s first question.
Data updated: September 2026 (Collier County Clerk Official Records index, searched September 26, 2026)
On July 31, 2024 the association recorded notices of commencement for a “tile to tile reroof,” one per building number, with Absolute Roofing of SWFL as contractor. The Clerk’s index lists notices for 27 building numbers, with Building 13 twice and none indexed under Building 7. A notice shows work was permitted to start, not that it finished, so get your building’s roofing permit final before listing.
On December 16, 2025 the association recorded 28 notices of commencement, one per building, for under-truss lanai work by Ace Contracting of Florida. On September 25, 2026 the association’s treasurer recorded a notice terminating the Building 4 notice, stating all lienors had been paid. For the other 27 buildings, completion and funding are questions for the minutes and the estoppel.
A March 2018 notice covered repairs to 26 buildings by Everest Roofing, and a 2020 lawsuit by the association against its property insurer ended in a December 2020 order compelling appraisal. Neither record describes the underlying loss. A buyer’s attorney will want both summarized from the association’s minutes, so we gather that summary before the first offer.
Put your building’s reroof permit final, the lanai status, the association’s insurance declarations with its wind deductible, your HO-6 policy and any wind-mitigation report in the listing file. A buyer’s agent who can get a wind and flood quote on day one keeps the buyer inside the seven-day window with confidence rather than doubt.
The flood map shapes the Ironstone at the Quarry buyer pool building by building rather than capping the price: on FEMA’s 2012 effective map the address points of seven south-end buildings, 28 homes, fall in Zone AH, the other 84 homes in Zone X, and FEMA’s 2025 preliminary map puts all 112 outside the high-risk zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panels 12021C0212H and 0216H, effective May 16, 2012; FEMA preliminary map, March 20, 2025; FEMA letter 13-04-1957A)
Buildings 9, 10, 11, 13, 14, 15 and 16, at 9536, 9542, 9546, 9554, 9558, 9557 and 9553 Ironstone Terrace, test in Zone AH on the effective map. Building 12 at 9550, although at the south end, tests in Zone X. The other 20 buildings are Zone X. An address point test is not a structure or elevation test.
FEMA’s Letter of Map Amendment 13-04-1957A of January 31, 2013 removed a described portion of “Ironstone at The Quarry, a Condominium (inclusive of all units)” from the special flood hazard area, citing a lowest lot elevation of 14.0 feet, and states that portions remain in it. Which buildings lie in the removed portion is a survey question; ask the association for any elevation certificate it holds.
FEMA’s March 20, 2025 preliminary map puts every Ironstone address point outside the special flood hazard area, 24 homes in shaded Zone X and 88 in Zone X. Until FEMA makes it effective, lenders use the 2012 map and any letter of map amendment, so the preliminary map helps the conversation without yet changing a lender’s requirement.
Hand buyers FEMA’s 2013 letter, any elevation certificate and your flood policy history with the flood disclosure. Collier County’s Community Rating System Class 5 discounts eligible flood premiums, and a flood quote on the specific building during the inspection period settles the question before it becomes a renegotiation.
An Ironstone at the Quarry buyer will pay up to five layers: the Ironstone condominium assessment, the Quarry association assessment, the Quarry district charge on the tax bill, property tax that resets toward the purchase price, and the one-time $6,500 resale fee. Golf is optional and billed separately by the club.
Data updated: September 2026 (Quarry CDD FY2027 budget, adopted August 10, 2026; Collier County 2026 preliminary roll, dated August 29, 2026)
The Ironstone association publishes no budget or assessment; its figures go to owners and to buyers under contract. The condominium fee as disclosed on MLS listings: Information not available at time of publishing (checked 2026-09-26). Your own quarterly statement and the estoppel are the binding figures for your home, and we put them in the listing file.
Every Ironstone owner is automatically a member of The Quarry Community Association and subject to its assessment, which the Ironstone association may collect with its own quarterly bill under section 21.1.1 of the declaration. The Quarry association does not publish its assessment publicly; the estoppel shows how your bill is split.
For fiscal 2027 the district’s operating charge for every Ironstone home is $474.09, down from $761.93, and a bond-debt share is added that depends on the home. On our reading of the district’s schedule, 52 homes total $1,272.81, 29 about $2,427.48 and 29 about $2,625.19. The Series 2020 bonds run to 2036, and the line on your tax bill is the authority.
The 2026 preliminary roll puts about 9.40 mills on Ironstone homes. The median bill is $4,016.06 without a homestead exemption and $3,227.70 with one, because Florida’s Save Our Homes cap holds down a long-held homestead. Your buyer’s assessed value resets toward the purchase price after closing.
We do not publish one total, because the condominium and Quarry assessments are unpublished and each layer comes from a different party on a different billing cycle. A buyer who sees each layer sourced trusts the file; a buyer who sees a round total asks where it came from.
The Ironstone at the Quarry rules that affect a sale are the leasing limits a tenant-occupied sale must respect, the board’s written permission for every pet, the association’s standards for shutters, the approval needed for hard flooring upstairs, the sign limit and the vehicle rules, all set by the 2009 declaration with The Quarry’s declaration on top.
An Ironstone lease must be at least one month, no more than three a calendar year, in writing and copied to the association; The Quarry adds a 30-day minimum and no lease in an owner’s first year. A buyer who inherits a tenant takes the home subject to the lease, and a buyer planning to rent must budget a first year without rental income.
The declaration requires the board’s prior written permission for every dog, cat or bird, revocable at the board’s discretion, and bars certain breeds outright; The Quarry caps every home at four common household pets. Your pet approval does not transfer; your buyer applies like any owner. Tell buyers with a large dog early.
An upstairs owner may not install tile, wood or anything other than carpet outside the bathroom, kitchen, breakfast area and laundry without the association’s written approval, and the association may require soundproofing underlayment. If your upstairs home has hard flooring, find the approval letter before listing.
No hurricane shutter may be installed without the association’s written consent and its standards, and any change to anything the association maintains needs the board’s written approval first. A buyer’s insurer asks about opening protection, so the approvals for your shutters or impact glass belong in the file.
The declaration keeps boats, trailers, campers and commercial vehicles inside a garage or off the property, keeps garbage inside the garage and bars converting the garage to living space. A buyer with a boat will use the Quarry association’s boatyard. Mentioning it early avoids a surprise at the walk-through.
An Ironstone at the Quarry sale takes the time to find the right buyer, a median of 106 days on market for the five MLS-marketed closings in the last year, plus a contract period that includes the seven-business-day document review, the two estoppels and the buyer’s financing, insurance and flood quotes.
Data updated: September 2026 (Southwest Florida MLS, pulled September 26, 2026)
With 60 of 112 owners mailing tax bills outside Florida, Ironstone’s buyers are mostly seasonal. A listing live by October meets the winter buyer while he or she is in Naples and leaves time for the paperwork before spring closings. A summer listing reaches fewer buyers but faces less competition.
Valuation and document request in week one; photography and video in week two, timed for the lanai light; listing live in week three; contract and document delivery the day it is signed; both estoppels ordered on the first business day; inspections, insurance and flood quotes inside the seven-day window; closing when the lender and title are ready.
Many Ironstone owners sell from out of state. Marc handles showings, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company arranges a mail-away closing. Before you leave, keep the air conditioning set as the declaration requires, no higher than 78 degrees, to protect the home and the showings.
You get a free Ironstone at the Quarry home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the recorded sales of your plan, adjusted for your home, with your buyer’s fee layers and tax reset beside it. There is no cost and no obligation to list.
You receive the same-plan recorded and MLS sales with their dates and sources, the live competition, the fee layers and tax reset your buyer will underwrite, your building’s roof, lanai and flood file, and a recommended list price with a defensible range. Request it through our Ironstone at the Quarry home 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 floor, your timeline and the one thing you are most worried about.
With two upstairs listings waiting and every recent MLS sale below its final list, the opening price decides the sale. We would rather you see the same-plan evidence and the number before you commit to anything, and many Ironstone owners use the valuation to decide whether to list this season or next.
The clearest lesson in the last year of Ironstone at the Quarry sales is the ground-floor Crystal at 9516 Ironstone Terrace #101: listed at $449,700, it took 255 days and closed at $413,500 on September 21, 2026, while the neighbor across the entry court at #102 had closed at $495,000 in 55 days ten months earlier.
Both homes are 1,654 square foot Crystals in the same building. Number 102 closed in November 2025 at 97.25% of a $509,000 final list after 55 days. Number 101 closed at 91.95% of a $449,700 final list after 255 days. The MLS rows do not say why; condition, timing and the pricing path are the usual reasons, and the record shows the spread they can create.
We take three things from that pair. Price against the most recent same-plan sale, not the best one. Launch with the file complete so the buyer’s questions are answered before they become reasons to wait. And review the price against every new same-plan sale in writing, early, because a reduction taken late costs more than one taken early.
We do not describe a McGreevy and Comisar Ironstone transaction on this page, because the MLS report behind it did not record listing offices and we publish only what a record shows. Ask us and we will walk you through the sales we know in detail.
McGreevy and Comisar are a top-reviewed Ironstone at the Quarry listing agent team on Google, and the quotes below are genuine five-star client reviews 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.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
Ironstone in September 2026 is exactly that market: a 106-day median and no sale at or above list in a year.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “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
An Ironstone at the Quarry specialist matters because the facts that decide an Ironstone sale live in recorded documents rather than a listing feed: the condominium resale package and its milestone statement, the two estoppels, the buyer’s resale fee, the district band by building, the reroof and lanai notices, and a floor-by-floor price record the county roll flattens.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar 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 Ironstone 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 Ironstone off a Quarry-wide median, order one estoppel instead of two, deliver the homeowners association summary without the condominium package, miss the milestone statement the contract needs, leave the $6,500 resale fee unexplained, or ignore the district band on the tax bill. None of those errors is exotic, and each costs a seller time or money.
Most Quarry sellers own houses, with one estoppel and a far higher median. Our guide to The Quarry in Naples covers the whole community, and owners of the larger condominium plans at Quartz Cove or the newer Nautica Landing buildings face different comparables from Ironstone’s.
Many Ironstone at the Quarry sellers are also buyers, moving to a single-family home inside The Quarry, to Heritage Bay next door or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so your sale’s estoppels and closing land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
The Quarry’s declaration charges only $1,500 instead of $6,500 in resale fee when the buyer of a Quarry home is moving from another Quarry home, which matters if you are moving up to a house on the lakes. Our Ironstone at the Quarry buyer guide covers the purchase side of Ironstone in full.
These are the questions Ironstone at the Quarry owners ask before they list, answered from the recorded condominium and Quarry documents, Florida’s statutes, Collier County’s files and the Southwest Florida MLS, each with its window and source.
Start with a written valuation from the same-plan sales, request the condominium document package and both estoppels, and decide how public the marketing should be. Then list with a team that delivers the package at contract and handles both associations. Call Jesse McGreevy at (239) 898-6072.
The one who can price your plan from the recorded sales, deliver the Section 718.503 package and milestone statement at contract, and handle both estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Most likely inside the range of recent same-plan sales: ground-floor Crystal homes recorded $413,500 to $505,000 and upstairs Tourmaline homes $625,000 to $720,000 in the last year. Condition, the side of the street and your building’s file move a home within that band. Request a free Ironstone at the Quarry home valuation.
One hundred twelve, in 28 two-story buildings of four homes each on Ironstone Terrace: two ground-floor homes, units 101 and 102, and two upstairs homes, units 201 and 202, per building, per Collier County’s roll and the Florida condominium register.
Eight sales recorded or closed from September 12, 2025 to September 21, 2026, across the MLS and the county record. The county recorded 201 qualified Ironstone sales from 2009 to June 2026, and 35 of the 112 homes changed hands at least once from 2021 on.
The five MLS-marketed Ironstone closings in the last year took a median of 106 days, from 55 to 396. Plan for three to four months if priced to the same-plan sales; overpriced listings sit longest.
A buyer’s market in September 2026: 4.8 months of supply against 2.5 for The Quarry, a median 92.56% of final list, and no MLS sale at or above list in a year. Well-priced homes still sell; aspirational prices wait.
Because a model sees two sizes and a county roll with four flat values, while the recorded sales of one plan spread about $90,000 in a year. It cannot see your kitchen, your windows, your lanai status or the view behind your building.
The floor decides the plan, and the plan decides most of the price: at the medians, upstairs homes recorded about $137,000 more than ground-floor homes in the last year for 643 more square feet.
The county thinks so, valuing 13 west-side buildings and the cul-de-sac building $25,000 per home above the other 14. The recorded sales are too few to measure a sale premium by side, so we adjust home by home.
The fall, so the listing is live when the winter buyers are in Naples. With a 106-day median, an October listing is typically under contract by the height of season.
The Ironstone declaration we read contains no board approval of a sale. The Quarry association requires its closing documents and collects the buyer’s resale fee, and both associations issue estoppels to the closing agent.
The buyer, at closing, under section 12.12 of The Quarry’s declaration: $6,500 for 2026 to 2030, $1,500 for a buyer moving from another Quarry home, and none for family, estate-planning or inheritance transfers.
Two: one from the Ironstone condominium association under 718.116 and one from The Quarry Community Association under 720.30851. Order both the week the listing goes live.
The 2024 statutory cap is $299 per certificate for a current account, plus up to $119 for delivery within three business days, adjusted for inflation over time. A delinquent account can add a further amount under the statute.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the reserve study statement, the question-and-answer sheet and the governance form under Section 718.503, plus the flood and property tax disclosures and any known material defect.
Seven days, excluding weekends and legal holidays, after signing and receiving the required documents, unless the documents were delivered more than seven business days before signing. The right ends at closing.
Section 720.401 excludes associations regulated under Chapter 718, and Ironstone is a condominium, but The Quarry association is a Chapter 720 association. Ask your closing agent or attorney which disclosures your contract should carry; this is information, not legal advice.
No. Both laws reach condominium buildings of three or more habitable stories, and Ironstone’s are two. Your contract must still state that in conspicuous type under Section 718.503(2)(e).
Positively, if finished and paid. A final inspection on your building’s reroof answers the insurer’s first question; any unpaid special assessment shows on the estoppel and the contract should say who pays it.
It depends on the building. On FEMA’s 2012 effective map, Buildings 9, 10, 11, 13, 14, 15 and 16 test in Zone AH and the rest in Zone X; FEMA’s 2025 preliminary map puts all 28 outside the high-risk zone.
It narrows the buyer pool in the Zone AH buildings more than it caps the price. FEMA’s 2013 letter, any elevation certificate and an early flood quote keep financed buyers confident.
Commission as negotiated, documentary stamp tax at $0.70 per $100, two estoppel fees, a lien search and prorated taxes, district charges and assessments. On a $495,000 sale the deed tax alone is $3,465.
By custom the buyer chooses the closing agent and pays the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Every commission is negotiable and not set by law, and since August 17, 2024 offers of buyer broker compensation cannot be advertised in the MLS. We set out the options in the listing agreement.
Not without approval: section 17.4 of the declaration bars signs visible from the common elements or the street without the approval of the community declarant and the board, so marketing runs online and by appointment.
Yes. The buyer takes the home subject to the lease unless it says otherwise. We confirm the lease meets the one-month minimum and the three-leases-a-year limit and set the showing schedule with the tenant in writing.
No. The board’s written permission is personal and revocable, and your buyer applies for each pet like any owner.
If either is near the end of its life, often yes: both are the owner’s under the declaration, and an inspector will price them as a credit. A new unit with a receipt removes the objection.
For an older interior or an upstairs home with hard flooring, a pre-listing inspection tells you what the buyer’s inspector will find and lets you fix or disclose it on your terms.
Usually, if you have held a homestead for years. The 2026 homesteaded median bill is $3,227.70 and the non-homestead median $4,016.06, before the district line, and a buyer’s assessment resets toward the price.
Yes. The operating charge and bond share attach to the home and appear on each November tax bill; the year is prorated at closing.
Yes. We can market it agent-to-agent and to our buyer database before, or instead of, a public listing. Less exposure can mean a lower price, and we tell you honestly which way that lands.
Possibly. Federal law lets many owners exclude gain on a principal residence they have owned and lived in for two of the last five years; seasonal owners often do not qualify. Talk to your tax adviser.
A non-resident seller’s sale may require federal withholding at closing under FIRPTA. Nine Ironstone owners mail from Canada, and your closing agent and tax adviser should plan the withholding before you sign.
The heir or personal representative needs the probate or trust documents that give authority to sell. The Quarry’s resale fee does not apply to the inheritance transfer itself but does apply to the later sale to a buyer.
Request a valuation, pull your building’s reroof and lanai status, and gather your HO-6 policy and any flood letter. Then call Jesse McGreevy at (239) 898-6072.
Every Ironstone at the Quarry fact on this page comes from a recorded instrument, a state, county or federal record, the Quarry CDD, The Quarry Community Association’s or the golf club’s own published documents, or the Southwest Florida MLS, pulled September 26, 2026. The sources are grouped below by who issued them and numbered continuously.
Market data: Southwest Florida MLS, Residential, Development “THE QUARRY”, closed within 365 days and active, pulled September 26, 2026 in the team’s licensed MLS account; Ironstone rows identified by their Ironstone Terrace addresses. County sale, value and ownership figures: Collier County 2026 preliminary roll and qualified-sale files dated August 29, 2026.
Every row below links the authority that publishes the document, so an Ironstone at the Quarry seller always opens the official, current copy. We host nothing ourselves.
Document | What it proves for an Ironstone seller | Official authority |
|---|---|---|
Ironstone Declaration of Condominium, with articles and bylaws, OR 4431 PG 2527 | The maintenance split, leasing, pet, flooring, shutter and sign rules a buyer inherits | |
Reroof notice of commencement, Building 1, OR 6385 PG 1605 | The 2024 roof program a buyer will ask about | |
Under-truss lanai notice, Building 1, OR 6536 PG 1457 | The 2025 lanai project | |
FEMA Letter of Map Amendment 13-04-1957A | The 2013 removal of a portion of the condominium from the high-risk zone | |
The Quarry Fifth Amended and Restated Declaration | The buyer’s $6,500 resale fee in section 12.12 | |
Quarry CDD FY2027 budget and assessment rates | The district charge on your buyer’s tax bill | |
Florida Statutes 718.503, disclosure prior to sale | The document package, the milestone statement and the seven-day cancellation right | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
The Ironstone association’s budget, reserve schedule and insurance declarations are not public documents; owners and buyers under contract get them from the association’s manager.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Ironstone at the Quarry sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Ironstone Terrace, 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. Request your valuation at the Ironstone at the Quarry valuation section or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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. In the last 12 months we tracked every Ironstone closing in the Southwest Florida MLS against Collier County’s deed record, and we tracked every qualified Ironstone sale back to Centex’s first closings in 2009. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County Property Appraiser files dated August 29, 2026. Brokered by Domain Realty.