Updated September 2026
Sell your Manchester at Stonebridge home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from all ten recorded Manchester sales, the owner roof documented and one estoppel ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Manchester at Stonebridge is 34 detached pool homes on one street, Manchester Court, the newest and highest-priced homes inside Stonebridge Country Club in North Naples. Collier County recorded ten qualified Manchester sales in 60 months, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home from every one of them.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This page is written for the owner. For the full picture of the street, from the 1998 Sixth Supplemental Declaration to the school zones, read our complete Manchester at Stonebridge neighborhood guide, which this seller guide sits beside, and for the whole club, our Stonebridge Country Club community guide. Everything below answers one question: how to sell a home on Manchester Court 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 the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing they take. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number. 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 Manchester market, which is small enough to show in full. We tracked every one of the ten qualified Manchester sales in Collier County’s file since September 2021 and every one of the six Manchester closings in the Southwest Florida MLS over the same five years, and matched them to each other by price and date. Where this page walks through a sale in detail, it is a public record sale, labelled as one.
You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the master association paperwork. Marc Comisar runs the field: showings through the gate, buyer agent conversations, inspections, contractors and walkthroughs for owners who are out of state, which on Manchester Court is about four homes in ten. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Selling on Manchester Court differs from any other Stonebridge sale in five ways: 34 semi-custom homes with nearly every floor area different, the highest recorded prices in the club, half the recent sales traded outside the MLS, the owner keeps the roof, paint and pool while the association keeps the lawn, and one master estoppel settles the file.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026; recorded Sixth Supplemental Declaration and its 2019 amendment)
Collier County’s roll carries all 34 Manchester homes in one plat, Stonebridge Unit Five, lots 218 to 251, built in 2000 (14 homes), 2001 (19) and 2002 (1), the last residences finished anywhere inside the Stonebridge gates. Their county base areas run from 2,455 to 3,819 square feet, with a median of 2,909, and nearly every one is different. Thornbrooke repeats one base area on 13 homes; Manchester repeats almost none. That means no two Manchester sales compare on size alone, and a seller’s price has to be built house by house.
In the county’s twelve months to August 20, 2026, four qualified Manchester sales recorded from $1,835,000 to $2,001,000. The next-highest detached sales in Stonebridge were $1,250,000 in Thornbrooke and $995,000 in Hawthorne Estates, and the club’s 21 condominium sales in that window had a median of $437,500. Manchester is 4.3 percent of the homes in Stonebridge and carried 28 percent of the dollar volume of the county’s qualified sales in the year, $7,736,000 of $27,430,500, by our arithmetic. Your buyer knows it is buying the top of the club.
We matched the county’s ten qualified Manchester sales since September 2021 against the six Manchester closings in the Southwest Florida MLS over the same five years, by price and date. Five of the ten recorded sales do not appear among the MLS closings, including the $2,000,000 sale of April 2026 and the $2,001,000 sale of June 2026, the highest recorded price in Stonebridge in the year. An MLS-only valuation of your home sees half the market. Ours starts from the deed record.
The Sixth Supplemental Declaration that created Manchester in 1998 places every lot under association lawn and landscape maintenance, ties each lot’s irrigation to the community’s central system and requires concrete tile roofs. The roof, the exterior paint, the pool, the screen enclosure and the property insurance stay with you. That is the opposite of Shoreham, where the association insures and re-roofs the villas, and a buyer’s insurer will price your roof accordingly.
Manchester has no corporation of its own. Stonebridge Country Club Community Association, Inc., the master association that is also the club, governs the street under Chapter 720 of the Florida Statutes, bills the neighborhood fee and issues the only estoppel certificate your sale needs, at $299 for FY2027. There is no condominium association, no condominium estoppel and no condominium approval, and your buyer becomes a club member automatically at closing.
A Manchester at Stonebridge seller should know nine recorded facts before choosing a list price: the ten-sale county record, the six MLS closings, the four latest sales at the top of the club, the empty street, the owner’s roof, the one estoppel, the buyer-paid capital contribution, the flood letter on twelve lots and the tax reset.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
For a well-kept Manchester home priced to its own record, yes. The four latest county-recorded sales ran $1,835,000 to $2,001,000, each a new high for the street since 2021, and on September 24, 2026 not one of the 34 homes was listed. Buyers who want Manchester are waiting, and your listing would be the only one.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We widened the MLS window from twelve months to 24, 36 and 60 months looking for ten Manchester closings, and no window reaches ten. The widest, 60 months, holds six. A median of six sales is not a market rate, so here is every one of them rather than a median.
| Closed | MLS living area | Final list price | Sold price | Sold to final list | Days on market |
|---|---|---|---|---|---|
| March 2026 | 2,865 sq ft | $2,095,000 | $1,900,000 | 90.69% | 44 |
| October 2025 | 3,526 sq ft | $1,985,000 | $1,835,000 | 92.44% | 0 |
| January 2024 | 2,900 sq ft | $1,625,000 | $1,562,500 | 96.15% | 4 |
| May 2023 | 3,207 sq ft | Not marketed (entered after the sale) | $1,625,000 | Excluded | Not recorded |
| July 2022 | 3,353 sq ft | $1,550,000 | $1,596,000 | 102.97% | 2 |
| March 2022 | 2,876 sq ft | $1,295,000 | $1,300,000 | 100.39% | 0 |
Window: 60 months to September 26, 2026, six closings, dollar volume $9,818,500 by our arithmetic. Source: Southwest Florida MLS Matrix, every Stonebridge Country Club closing assigned to its neighborhood by street and house number. Sold-to-list divides the sold price by the final list price. The May 2023 closing was entered after the fact as a Sold Data Entry record with no marketed list price, so it counts as a closing and a price but is excluded from sold-to-list; across the five marketed closings the median was 96.2 percent (n=5).
Read the table from the bottom up and one Manchester pattern shows that no Stonebridge median can: prices climbed while the discount off list widened. The two 2022 closings sold above their final list prices, at 100.39 and 102.97 percent, in 0 and 2 days. The January 2024 closing sold at 96.15 percent in 4 days. The two latest sold at 92.44 and 90.69 percent, a spread of $150,000 and $195,000 below final list. Buyers are paying more for Manchester than ever, and they are negotiating harder off ambitious list prices to do it.
On September 24, 2026 the Southwest Florida MLS showed nine active Stonebridge listings, asking $389,000 to $995,000, and none on Manchester Court. Zero actives is zero months of supply, which is not a useful number. The useful reading is the county’s pace: ten qualified sales in 60 months is about one sale every six months, so a single new Manchester listing is about six months of supply on its own, by our arithmetic. Stonebridge as a whole carried nine actives against 33 closings in the twelve months, about 3.3 months.
A seller’s decision variables are sold-to-list, days on market and the asking-to-sold spread, read against named neighbors from the same pull. Every row below is the Southwest Florida MLS, 24 months to September 26, 2026, with Stonebridge closings assigned to their neighborhood by street and house number.
| 24 months to Sep 26, 2026 | MLS closings | Sold prices or median | Median sold to final list (n) | Median days on market |
|---|---|---|---|---|
| Manchester at Stonebridge | 2 | $1,835,000 and $1,900,000, listed individually | 91.6% (n=2) | 22 |
| Hawthorne Estates at Stonebridge | 4 | $985,000 to $1,810,000, listed individually on its own guide | 94.8% (n=4) | 9.5 |
| Thornbrooke at Stonebridge | 12 | Median $957,500 | 96.0% (n=12) | 44 |
| All Stonebridge fee-simple homes | 19 | Median $985,000 | 95.5% | Not broken out |
| All Stonebridge condominiums | 57 | Median $466,000 | 95.3% | Not broken out |
| All of Stonebridge Country Club | 76 | Median $616,000 | 95.4% (n=75) | 31 |
The Manchester figure with n=2 is the mean of 92.44 and 90.69 percent, and the 22 days is the mean of 0 and 44. Two sales are not a trend, but they are the two a buyer’s agent will quote, and they sit almost four points below the club’s 95.4 percent. The lesson is not that Manchester sells poorly. It is that Manchester’s recent list prices ran ahead of the evidence, and the buyer made the difference up at the table.
With ten recorded sales in five years, half of them invisible to the MLS, and an empty street, the first price you publish is the most important decision of the sale. Request a written opinion of value through our free Manchester at Stonebridge home valuation, or call Jesse direct at (239) 898-6072, and we will set your home against every recorded Manchester sale since 2021. Buying instead? See our guide to buying a home in Manchester at Stonebridge or how we represent buyers in Southwest Florida, and Call Marc at (239) 287-5873.
Collier County recorded ten qualified Manchester resales in the 60 months since September 2021, the first county window that holds ten, at a median of $1,698,000, the mean of the middle pair, $1,596,000 and $1,800,000, from $1,300,000 to $2,001,000. None was a builder sale; every Manchester home was finished by 2002.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Year recorded | Qualified sales | Prices | Median $ per county base sq ft |
|---|---|---|---|
| 2022 | 2 | $1,300,000 and $1,596,000 | $464 (mean of $452 and $476) |
| 2023 | 1 | $1,375,000 | $511 |
| 2024 | 1 | $1,562,500 | $541 |
| 2025 | 3 | $1,400,000, $1,800,000 and $1,835,000 | $527 |
| 2026 through the county file | 3 | $1,900,000, $2,000,000 and $2,001,000 | See the twelve-month table below |
| 60 months since September 2021 | 10 | Median $1,698,000 |
Source: Collier County Property Appraiser sales file, DOR-qualified improved sales only, newest recorded sale June 12, 2026. The ten deeds total $16,769,500, a mean of $1,676,950, by our arithmetic. Price per square foot here is deed price divided by the county’s base area of the residence, which is not the same measure as MLS living area; we never set one against the other.
| Recorded | County base area | Deed price | $ per county base sq ft |
|---|---|---|---|
| October 2025 | 3,481 sq ft | $1,835,000 | $527 |
| March 2026 | 2,865 sq ft | $1,900,000 | $663 |
| April 2026 | 3,446 sq ft | $2,000,000 | $580 |
| June 2026 | 2,929 sq ft | $2,001,000 | $683 |
Window: the county’s twelve months to August 20, 2026. Four qualified sales total $7,736,000. The median is $1,950,000 (n=4, even: the mean of $1,900,000 and $2,000,000), and the median price per base square foot is $622 (the mean of $580 and $663). Collier County recorded six deeds on Manchester homes in the window and coded four as qualified market sales; the other two are not sales and are excluded.
The county’s file counts every qualified deed, including private sales that never ran through the MLS; the MLS counts only closings its members entered. By our match of price and date, five of the county’s ten sales since September 2021 are also MLS closings (March 2022, July 2022, January 2024, October 2025 and March 2026), and five are not ($1,375,000 in 2023, $1,400,000 and $1,800,000 in 2025, $2,000,000 and $2,001,000 in 2026). The MLS also carries one closing the county did not code as qualified, the May 2023 record at $1,625,000. Where county sales outrun MLS closings by this much, the county count leads, and on Manchester it does.
The county recorded two more qualified Manchester sales earlier in 2021, at $820,000 and $875,000, a median of $321 per county base square foot, before the 60-month window opens. The first sale of each Manchester home, recorded from December 1999 to March 2002, had a median price of $549,300. An owner who bought before 2022 usually holds a large gain; an owner who bought in 2024 or later should see the four latest sales side by side before choosing a price.
The 2026 preliminary roll puts Manchester’s median just value at $1,227,662 (n=34, even: the mean of $1,226,093 and $1,229,231), from $1,042,022 to $1,466,045, the highest in Stonebridge. Just value is the county’s January 1 estimate for taxation, well below the recent recorded prices, and it is not a price. Its use for a seller is ranking: it shows where your house sits against the other 33 on the county’s own model.
Manchester at Stonebridge vs Hawthorne Estates at Stonebridge is the choice nearly every detached-home buyer in Stonebridge weighs, because the two are the closest match on size. Manchester offers newer 2000 to 2002 homes on one court with a pool on every lot; Hawthorne Estates offers similar-size 1995 to 2000 homes at about half the recent price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026)
| Question | Manchester at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
| Homes | 34 | 78 |
| Streets | Manchester Court only | Winding Oaks Way, Wexford Court, Springberry Circle and Essex Circle |
| Built | 2000 to 2002 | 1995 to 2000 |
| County base area, median | 2,909 sq ft (2,455 to 3,819) | 2,783 sq ft (2,182 to 3,138) |
| Lot size, median | 0.24 acre (0.22 to 0.46) | 0.24 acre (0.20 to 0.39) |
| Private pools | 34 of 34 | 74 of 78 |
| Neighborhood fee, FY2027 | $2,916 | $3,420 |
| Club plus neighborhood, FY2027 | $20,516 | $21,020 |
| Homestead share, 2026 preliminary roll | 52.9% | 78.2% |
| Median just value, 2026 preliminary | $1,227,662 | $1,023,784 |
| Median 2026 preliminary taxes | $9,704 | $5,943 |
| County qualified sales, 12 months to Aug 20, 2026 | 4: $1,835,000 to $2,001,000 | 2: $985,000 and $995,000 |
| Median $ per county base sq ft, same 12 months | $622 | $433 |
| MLS closings, 60 months | 6, $1,300,000 to $1,900,000 | 6, $985,000 to $1,810,000 |
| Median sold to final list, 60 months | 96.2% (n=5) | 94.8% (n=6) |
| FEMA test points, 2024 map | Shaded Zone X at the tested Manchester Court point | Zone AE at three points on Springberry Circle and Wexford Court |
| Recorded features | 2006 FEMA letter covering 12 lots; 2019 mailbox amendment | Preservation easement over lots 1 to 10; 2020 mailbox amendment |
Sources: recorded declarations; Collier County 2026 preliminary roll and recorded sales; the club’s FY2027 fee schedule; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, closings to September 26, 2026. Hawthorne Estates facts are those in our Hawthorne Estates at Stonebridge neighborhood guide.
A buyer should choose Manchester at Stonebridge for the newest and largest homes in the club, a pool guaranteed on every lot, a street where every neighbor sits in the same price band and a tested street point outside the Special Flood Hazard Area, and should be comfortable paying for it and waiting for a listing. A buyer should choose Hawthorne Estates for a similar-size pool home at roughly half the recent Manchester price, a street with more year-round neighbors and a lower median tax bill, with flood homework on the lake-edge streets.
Your buyer has very likely toured Hawthorne Estates, where two recent county sales recorded $985,000 and $995,000 on homes of nearly the same median size. Your listing has to show that buyer why Manchester recorded $622 per county base square foot against $433: newer houses, built 2000 to 2002 against 1995 to 2000, a pool on every lot, one quiet court and a tested point in shaded Zone X. We price your home against both records so the list price survives that comparison. If you own in Hawthorne Estates instead, the same method is on our Hawthorne Estates at Stonebridge seller guide.
We price a Manchester home from the ten qualified county sales of the last 60 months and the six MLS closings, adjusted for county base area, lot, pool and spa, roof age and permit, impact openings, kitchen and bath updates and condition, then cross-checked against Hawthorne Estates and Thornbrooke. The four latest sales ran $527 to $683 per base square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Stonebridge’s MLS median over 24 months was $616,000, pulled down by 548 condominium units. The fee-simple median, $985,000, is pulled down by Thornbrooke and Hawthorne Estates. Both are the wrong starting point for a street whose latest recorded sale was $2,001,000. A Manchester price starts from Manchester’s own recorded sales, read on the county’s base area, and never mixes that measure with the MLS’s living-area field.
In the latest twelve months the two smallest Manchester houses by county base area recorded the highest prices per square foot: $663 on 2,865 base square feet in March 2026 and $683 on 2,929 in June 2026. The April 2026 sale of a house 517 base square feet larger than the June sale recorded $1,000 less. On Manchester Court, condition, finish, lot and pool set the price, and size alone does not.
The county records base area, the heated residence, and adjusted area; the MLS records living area, entered by the listing agent. On the March 2026 sale the county base area and MLS living area agree at 2,865 square feet; on the October 2025 sale the county says 3,481 and the MLS 3,526. Every price per foot on this page names its denominator, and a valuation that sets a county figure against an MLS figure is off before it starts.
An automated estimate needs recent, similar sales. Manchester supplies about two a year, half of them outside the MLS feed most models lean on, on houses whose floor areas are nearly all different. A model cannot see a permitted post-2002 re-roof, impact glass, a remodeled kitchen or a pool with a new cage, and it will often reach for Stonebridge or fee-simple medians that point the wrong way for this street.
The drivers we adjust for are the ones that separated the recent sales: the roof’s age and permit, impact windows and doors, the kitchen and baths, the pool, spa and cage, the lot (from 0.22 to 0.46 acre, the largest single-family lot in Stonebridge), and whatever the lanai looks at. Frontage to golf, lake or preserve is not mapped lot by lot in the records, so we confirm your view on site and price it on site.
Your buyer underwrites $20,516 a year in FY2027 club and neighborhood charges, a property tax bill that resets at sale and $18,399 due to the association at closing. On a Manchester price the one-time charge is about 0.9 percent of the twelve-month county median, the smallest share anywhere in Stonebridge, and against a Carrington condominium it is about 4.5 percent. We show the buyer that arithmetic in the listing package so the fees support the price instead of chipping at it.
With no competing Manchester listing, the risk is not undercutting a neighbor; it is overshooting the record. The two latest MLS closings listed at $1,985,000 and $2,095,000 and closed $150,000 and $195,000 lower. A Manchester home listed inside the recorded band, with its paperwork ready, meets the buyers who have been waiting for the street and gives them no reason to wait longer.
We market a Manchester home to the buyer who wants the largest, newest detached pool home inside a bundled-golf club with the lawn kept for them: professional photography, drone and video, full MLS exposure, our qualified-buyer database, scheduled showings through the gate and a listing package that answers the roof, flood and fee questions first.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge open house rules, retrieved September 2026)
On the 2026 preliminary roll, 18 of the 34 Manchester homes carry a homestead exemption, 52.9 percent, and 21 owners receive their tax bill at a Florida address; the largest out-of-state groups are Massachusetts (3) and Ontario (2). That is a mixed street of full-time and seasonal owners, and the next buyer usually looks the same. We market to both, with the launch timed for the winter buyer pool and the reach extended to the Northeast and Canada in October.
In a neighborhood where every home has a pool, the pool is not the feature; the view from it is. We capture the lanai, the pool and spa, the cage and whatever sits beyond it, then the kitchen and baths that separate your home from the last sale. Aerial work shows Manchester Court as it is: one quiet street with no through traffic, a short cart ride from the clubhouse.
The club 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 and use only the approved green-on-white sign, from noon to 5 p.m., at most twice a week, and a side-street home such as one on Manchester Court may add one sign at its Winding Oaks Way intersection. Every showing passes the guarded gate, so we register each one in advance and sell through photography, video, the MLS and our buyer database rather than drive-by traffic.
Half of Manchester’s recorded sales since 2021 traded without an MLS closing, which tells you that owners here value discretion. We can offer a home privately to qualified buyers in our database before, or instead of, a full MLS launch. The trade-off is exposure, and on a street that sells about twice a year, full exposure usually produces the stronger price, so we set out both paths, with numbers, before you choose.
Buyers hear “maintenance included” and assume the roof. Our remarks say precisely what the recorded documents say: the association provides lawn and landscape maintenance and central irrigation, and the owner carries the concrete tile roof, the exterior paint, the pool and cage, and the property and flood insurance. Accuracy in week one prevents a renegotiation in week three.
We negotiate a Manchester contract ourselves, partner to partner, against the ten recorded sales, with the roof documentation, wind mitigation form, flood letter, fee stack and the single estoppel built into the contract dates. Manchester’s two latest closings sold at 92.44 and 90.69 percent of final list, so the file has to be ready before the first offer arrives.
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 Manchester Court that matters, because a buyer at this price usually arrives with an agent who has pulled the MLS, found two closings and missed the other half of the record. Handing that agent the county’s recorded sales, with dates and prices, moves the conversation from our list price to their evidence, which is where a seller wants it.
A 91.6 percent median sold-to-list on two sales does not mean every Manchester buyer expects nine percent off. It means the last two listings were priced above the record and the buyers negotiated down to it. The 2022 and 2024 closings sold at 96 to 103 percent of list in four days or fewer. A Manchester home priced inside the recorded band draws offers closer to its list price, and the negotiation turns on terms rather than a large reduction.
Every Manchester home was built from 2000 to 2002, after Hurricane Andrew and, for all but perhaps the single 2002 home, before Florida’s first statewide building code took effect on March 1, 2002. A buyer’s inspector and insurer will look at the roof, the air conditioning, the water heater, the electrical panel, the pool equipment and every opening. We recommend a pre-listing wind mitigation inspection on form OIR-B1-1802 and a four-point report, so the buyer’s insurance quote arrives early and does not become a late credit.
The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer, plus the $600 transfer fee and the $299 estoppel fee, $18,399 in all. Buyers sometimes ask the seller to split it. On a Manchester price it is about 0.9 percent of the median, and we keep it on the buyer’s side of the statement unless trading it wins a stronger price or cleaner terms.
A buyer who finances will bring an appraiser, and an appraiser working from MLS data alone may find only two recent Manchester closings. We deliver the county’s recorded sales to the appraiser with the file, including the $2,000,000 and $2,001,000 sales that never reached the MLS. A price that sits inside the recorded band, supported by your own documentation, is the price most likely to appraise.
The recent Manchester sales that matter most are the four the county recorded from October 2025 to June 2026, $1,835,000 to $2,001,000, read for base area, condition and whether they reached the MLS. Your appraiser and your buyer will use the same four, so each is worked through here without owner names.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This is a public record sale, walked through from the MLS and the county file, not a McGreevy and Comisar transaction. A Manchester home of 2,865 square feet, the same figure on the county roll and in the MLS, listed at a final price of $2,095,000. It sat 44 days, the longest time on market of any Manchester closing in five years, and closed in March 2026 at $1,900,000, 90.69 percent of list, a $195,000 negotiation. The county recorded the deed on March 4, 2026 at $1,900,000, $663 per base square foot, and the seller’s documentary stamp tax at $0.70 per $100 came to $13,300 under section 201.02.
Three lessons follow for the next Manchester seller. First, the final list price was $260,000 above the highest price the county had recorded on the street to that point, the $1,835,000 sale of October 2025, and the market answered with 44 days and a $195,000 cut. Second, the buyer still paid $663 per base square foot for one of the smaller Manchester houses, against $527 on the larger October 2025 sale, so condition and finish carried the value. Third, three months later a house of almost the same size recorded at $2,001,000 without an MLS closing, which means the next seller’s evidence includes a sale the March buyer’s agent never saw.
The October 2025 closing, the largest house among the four at 3,526 square feet of MLS living area, closed at 0 days on market at $1,835,000, 92.44 percent of its $1,985,000 final list. A zero-day closing at eight percent off list usually means the buyer was lined up before the listing went live and negotiated from a known list price. It shows how a Manchester sale can be quick and still leave money on the table when the price is not anchored to the record.
The June 2026 sale at $2,001,000 recorded $1,000 above the April sale of a house 517 base square feet larger, so the market paid the same money for a smaller home two months later. A seller whose home matches it on condition, roof and finish has a defensible case near that level. A seller whose home does not should price inside the band rather than above it, because the March closing shows what happens to a Manchester list price that runs ahead of the record.
An appraiser will reach first for the closest Manchester sales by date and size, then for Hawthorne Estates and Thornbrooke only when it must, because those streets record half Manchester’s price per foot. With four sales in twelve months, two of them outside the MLS, the appraiser needs the county record in hand, and we supply it.
Selling a Manchester home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, one master association estoppel at $299, a municipal lien search and prorated taxes and dues. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $17,500 capital contribution on the purchaser.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Stonebridge FY2027 fee schedule, 2 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a resale. At the Manchester 60-month county median of $1,698,000 that is 16,980 taxable units, or $11,886. At the twelve-month median of $1,950,000 it is $13,650, and at the $2,001,000 record it is $14,007. After commission, it is the largest single line on a Manchester seller’s closing statement.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and a Manchester owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself, so the rate is the same at every title company.
A Manchester sale needs one estoppel certificate, from Stonebridge Country Club Community Association, at $299 for FY2027 (it was $250 from FY2021 through FY2025). Florida Statutes 720.30851 caps the fee for a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent, and requires delivery within ten business days. There is no condominium estoppel on Manchester Court. In Collier County practice the seller customarily pays for it, though the contract decides.
The $17,500 capital contribution and the $600 membership transfer fee are buyer charges under the Declaration and the club’s schedule. They do not appear as your costs unless your contract shifts them. They still touch your net, because a buyer who brings $18,399 to the association on top of the price will offer with that in mind. The transfer fee was $450 from FY2019 to FY2022 and $550 in FY2025.
The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035. On our reading a seller owes only the installments due through closing, like every other quarterly charge, and the estoppel shows exactly what is due. Confirm it on your certificate rather than assuming a payoff.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together, based on the buyers a Manchester home is likely to meet.
| Line, illustrative Manchester sale at $1,698,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $11,886 |
| Master association estoppel certificate | Seller, by custom | $299 (FY2027 fee) |
| Municipal lien search | Seller, by custom | Set by the title company |
| Property tax proration on the $9,704 Manchester median bill | Seller credits buyer | About $4,812 |
| Quarterly club and neighborhood charges | Seller, through the closing date | Shown on the estoppel |
| Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
| New Owner Capital Contribution and transfer fee | Purchaser, under the Declaration and schedule | $17,500 and $600 |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The $1,698,000 figure is the 60-month county median, the mean of the middle pair. The proration line is 181 days of the $9,704 median Manchester tax bill on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your own bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Manchester at Stonebridge seller must give the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, because every Manchester home is a fee-simple parcel in a mandatory Chapter 720 association. Every Florida seller also owes the flood disclosure and any known material fact that is not readily observable.
Data updated: September 2026 (Florida Statutes 720.401, 689.302 and 689.261, 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,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. We put the summary in the listing file so the contract never carries that exit.
Section 720.401(2) says the section does not apply to associations regulated under Chapters 718, 719, 721 or 723. Stonebridge mixes both regimes: the six condominiums are Chapter 718 associations inside the Chapter 720 master, and their sellers follow the condominium resale rules. Manchester is on the Chapter 720 side of that fork, because every home is a fee-simple parcel with no condominium association, so the 720.401 summary is the Manchester seller’s duty. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
The recorded covenant splits a Manchester sale cleanly even where a figure changes. Membership is automatic with ownership, so the buyer becomes a member at closing without any transfer from you. The Declaration makes the buyer jointly and severally liable with the seller for unpaid assessments, which is why the estoppel settles every open balance, and it says “a non-refundable contribution shall be made by the purchaser.” The documents we read do not show the Declaration restating the 720.401 duty itself, so the statute, not the covenant, is the source of that one.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to disclose at or before contract whether the seller filed a flood insurance claim on the property and whether the seller received federal flood assistance for it; a 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. A Manchester seller answers all three from personal records, and a lot on FEMA’s 2006 letter should have that letter in the same file.
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. On Manchester Court, where the median 2026 preliminary bill is $9,704, the highest in Stonebridge, and 18 of 34 homes carry a homestead exemption, that warning describes a real change in the 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: water intrusion, insurance claims, roof history, open permits and pool or cage defects. Several Manchester facts already sit in the public record: the concrete tile roof requirement, the 2019 mailbox amendment, FEMA’s 2006 letter and the county’s plan to widen Airport-Pulling Road to six lanes along the club’s west side with no noise wall. Better that they come from you.
Flood and storm exposure affect a Manchester sale through the buyer’s lender and insurer. The FEMA test point on Manchester Court maps in shaded Zone X, outside the Special Flood Hazard Area, on panel 12021C0194J effective February 8, 2024, and twelve of the 34 lots carry a 2006 letter of map change a lender will ask about.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; FEMA revalidation letter 18-04-0009V; Florida Division of Emergency Management surge planning zones)
Zone AE is the 1 percent annual chance floodplain that triggers a federally backed lender’s flood insurance requirement. Shaded Zone X is outside it but inside the 0.2 percent annual chance area: not a Special Flood Hazard Area, and not minimal hazard either. Across Stonebridge, 17 of 21 tested street points were shaded X, and the four AE points were in Hawthorne Estates and on Willow Bend Circle. A street point is not a building footprint, so the elevation certificate and a lender’s flood determination govern any single home.
On August 2, 2006 FEMA issued letter of map change 06-04-BS70A for twelve of Manchester’s 34 lots in Stonebridge Unit Five, and revalidated it in letter 18-04-0009V, effective February 9, 2024. No map revision applies to the community. If your lot is on the letter, put the letter and your elevation certificate in the listing file; a lender who sees the lot number on a list will ask for both, and having them ready keeps the buyer’s flood quote from stalling the contract.
The ground at the tested Manchester Court point reads 9.90 feet NAVD88 on USGS lidar, against 6.0 to 8.2 feet in the low Hawthorne Estates pocket. The Florida Division of Emergency Management’s surge planning zones return Category 2 for Manchester Court: in that planning model, a Category 2 storm on a worst-case track could reach this ground. It is a planning model, not a forecast or a depth, and evacuation zones are set by Collier County, so check your exact address in the county’s Know Your Zone lookup.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). That describes the public record, not any single home, and your own disclosure speaks to your property. For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41.
Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible National Flood Insurance Program policies, and a new NFIP policy typically waits 30 days. A shaded-X home generally does not trigger a lender’s mandatory purchase, but Citizens requires flood coverage on every personal residential policy with wind coverage from January 1, 2027. A buyer who expects to insure through Citizens will price flood coverage either way.
Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region. For a Manchester home, wind credits on form OIR-B1-1802 turn on a permitted re-roof after March 1, 2002, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and impact protection on every opening and garage door. Those are the most valuable papers a Manchester seller can hand a buyer.
A Manchester buyer pays two recurring association layers, the $17,600 FY2027 club-level charge and the $2,916 Manchester neighborhood fee, $20,516 a year in all, plus a property tax bill whose 2026 preliminary median is $9,704. Your listing should present both layers and the tax reset honestly, because the buyer’s lender will.
Data updated: September 2026 (Stonebridge FY2027 fee schedule, 2 Sep 2026, and Cost of Ownership page; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
| Layer | Who bills it | FY2027 figure | How to confirm |
|---|---|---|---|
| Club-level charges | Stonebridge Country Club Community Association | $17,600 a year, $4,400 a quarter | Estoppel and the FY2027 schedule |
| Manchester neighborhood fee | Master association, on the same account | $2,916 a year, $729 a quarter | Estoppel |
| Capital contribution, outside buyer | Master association, at closing | $17,500 once ($0 for a qualifying existing owner) | Controller’s office, before contract |
| Membership transfer fee | Master association, at closing | $600 once | FY2027 schedule |
| Property tax | Collier County Tax Collector | 2026 preliminary Manchester median $9,704 | The buyer’s own reassessment |
| Community Development District | None | $0 on every Stonebridge parcel | 2026 preliminary roll |
Added together, the two association layers come to $20,516 a year, about $1,710 a month and $5,129 a quarter, by our arithmetic. For comparison, Thornbrooke’s all-in is $20,012 and Hawthorne Estates’ $21,020.
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: $9,094 in country club dues, a $1,920 Clubhouse Renovation Fee, a $950 F&B service charge, 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.
The FY2027 Manchester fee is $2,916, $729 a quarter, for primarily landscaping and irrigation, the second-lowest neighborhood fee in Stonebridge, above Thornbrooke’s $2,412 and below Hawthorne Estates’ $3,420. Until FY2022 the club allocated Manchester’s fee by lot size, from $1,888.52 to $3,529.04 that year; by FY2025 it had become one flat fee of $2,816. If you own one of the larger lots, your fee fell with that change, and a buyer comparing old listings should know it.
Stonebridge has no food-and-beverage minimum. Instead every residence pays a $950 annual F&B service charge (FY2027) in lieu of a per-meal gratuity. Golf is by consumption with no green fee: $35 per 18-hole round with cart (FY2027). For a Manchester buyer comparing clubs whose dues come with a dining minimum, that is a selling point your listing should state plainly.
Under section 193.155, a homestead’s assessed value rises each year by no more than 3 percent or the change in the Consumer Price Index, whichever is lower, and resets to just value after a change of ownership; your exemption does not pass to the buyer. Manchester’s median just value on the 2026 preliminary roll is $1,227,662, and recent sales recorded well above it, so a buyer’s first full bill follows the sale price and the county’s next assessment, not yours.
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; the 2023 renovations were financed with a loan repaid through the renovation fee line.
The Stonebridge rules that most affect a Manchester sale are the 30-day, four-lease-a-year leasing limit, Architectural Review Committee approval for exterior work, the enclosed-garage rule for boats and commercial vehicles, the household pet rule, the concrete tile roof covenant and the 2019 Manchester mailbox standard. Each is set out below.
Data updated: September 2026 (Stonebridge Amended and Restated Declaration; Sixth Supplemental Declaration and its 2019 amendment; club rules, retrieved September 2026)
Under the master Declaration a lease must cover the whole home, be in writing, run at least 30 days, and a home may be leased no more than four times in a calendar year. Nothing stops a sale while a lease is running; the buyer takes subject to it, and showings run through the tenant. Under the Declaration, an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations,” so hand the buyer the lease and the tenant’s end date early.
The Architectural Review Committee approves any improvement, including landscaping, pools, driveways, re-roofs, impact windows and paint colors. A buyer’s attorney will ask whether the work you did while you owned the home was approved. Gather the approvals and the permits before you list, not after the inspection, because a missing approval found in week three becomes a negotiation.
Commercial or lettered vehicles, RVs, trailers, boats and boat trailers must stay inside an enclosed garage, garage doors stay closed except to come and go, and violators may be fined up to $50 a day. A buyer who needs a boat on a trailer in the driveway is not a Manchester buyer, and your listing saves everyone time by saying so.
Manchester owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” under the master Declaration. Pets must be leashed outside the home and are never allowed on the golf course. The tenant pet bans in several Stonebridge condominium lease forms do not reach Manchester, which has no condominium documents.
The Sixth Supplemental Declaration requires concrete tile roofs, and a replacement goes through the Architectural Review Committee. The Certificate of Amendment approved March 22, 2019 and recorded April 2, 2019 sets a Manchester mailbox standard and gives the Manchester Neighborhood Advisory Committee the job of handling painting bids. A mailbox out of standard is small, and it is exactly the kind of small thing a buyer’s walk-through notices.
Manchester’s six MLS closings in five years took from 0 to 44 days on market, with the two latest at 0 and 44 days; Stonebridge’s 76 closings over 24 months had a median of 31 days. A correctly priced Manchester home in season can move quickly, and the estoppel and inspection clocks set the closing date.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Across Stonebridge, December through May recorded 24 of the 35 qualified sales in the county’s latest twelve months. Manchester’s four latest sales recorded in October, March, April and June, which shows a well-prepared home sells on either side of the winter peak. Listing in the fall puts a Manchester home in front of the winter buyers who drive most Stonebridge sales, and we set the launch date around your plans.
A typical sequence runs two to three weeks of preparation, photography and paperwork; the marketing period; an inspection period of ten to fifteen days after contract; and a closing that allows for the estoppel, which the association has ten business days to deliver, the buyer’s insurance and flood quotes, and the appraisal. We write each of those clocks into the contract so no one is surprised at the table.
Thirteen of the 34 Manchester owners receive their tax bill outside Florida. We handle showings through the gate, contractor and inspector access, the estoppel order and a remote closing, and Marc Comisar manages the house on the ground so an out-of-state owner can sell without flying down.
A Manchester listing should say what life on the court actually offers: a detached pool home on a street with no through traffic, association lawn care, and through the deed a bundled, non-equity membership in Stonebridge Country Club, with golf, tennis, fitness, a resort-style pool and four dining rooms a short cart ride away.
Data updated: September 2026 (Stonebridge Country Club published pages and FY2027 schedule; Collier County Public Schools 2026-27 zoning and Florida Department of Education 2026 grades)
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club, which says “there are no equity or deposits required to become a member.” The course is par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee (Tee VI), per the club’s current scorecard, across six rated tee sets, a Gene Bates design redesigned by Kipp Schulties in 2023. The club’s racquet program is five Har-Tru tennis courts.
Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro. The new Bistro and resort-style pool were open by spring 2024: a trade publication reported in May 2024 that they opened that March. The clubhouse was renovated and expanded in a 33,000-square-foot project completed in September 2014.
For the 2026-2027 school year, Collier County Public Schools zones Manchester Court to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all rated A by the Florida Department of Education in 2026. Aubrey Rogers opened in August 2023, so older listing fields for this area can carry a stale high school; your listing should name the current one.
From the clubhouse, off-peak: NCH North Naples Hospital about 5 minutes, the nearest Publix about 6, I-75 at Immokalee Road about 6, Delnor-Wiggins Pass State Park about 9, Vanderbilt Beach about 11 and Southwest Florida International Airport about 30. Stonebridge sits about three miles, straight line, from the Gulf beaches, in unincorporated North Naples. It is not age-restricted.
Collier County’s $42.0 million widening of Airport-Pulling Road to six lanes runs along Stonebridge’s west side past the Airport-Pulling gate. The county said construction was “anticipated to begin in June 2026 and last up to two years,” and found no noise barrier “cost reasonable and feasible.” None of it touches Manchester Court, and saying so in the listing answers the question before a buyer asks it.
You get a free Manchester 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 all ten recorded Manchester sales and the six MLS closings, adjusted for your base area, lot, pool, roof and updates, 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 recorded and MLS Manchester sale with its date and source, a price-per-square-foot analysis that never mixes the county and MLS measurements, the Hawthorne Estates and Thornbrooke evidence your buyer will compare you against, the fee stack and tax reset your buyer will underwrite, your lot’s flood paperwork, and a recommended list price with a defensible range. Request it through our Manchester at Stonebridge valuation page, which is the fastest route to Jesse.
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 address, your timeline and the one thing you are most worried about, and you will get a straight answer.
On a street that records about two sales a year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Manchester owners use the valuation to decide whether to sell this season or next. Few Manchester homes come up for sale, so the next owner who sells should call us first.
McGreevy and Comisar are a top-reviewed Manchester at Stonebridge listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review
A Manchester seller has usually bought and sold before, and the presentation is what separates a $2,001,000 sale from a $195,000 cut.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
At the top of the Stonebridge market, the service has to match the house from the first walkthrough to the recorded deed.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
Many Manchester owners also hold property elsewhere in Florida, and one team for all of it keeps the timing and the taxes in one plan.
★★★★★ “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
Showing feedback matters most on a street with no competing listing, because it is the only live evidence you get before an offer.
A Manchester specialist matters because the facts that decide a sale here live in recorded documents, not in a listing feed: half the recent sales are off the MLS, the owner carries the roof, twelve lots sit on a 2006 FEMA letter, the fee changed from lot-based to flat, and a Stonebridge median understates this street by half or more.
Data updated: September 2026 (recorded Stonebridge instruments; Collier County Property Appraiser sales file, 29 Aug 2026)
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched 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 Manchester 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 Manchester home off the Stonebridge or fee-simple median, pull two MLS closings and miss the five county sales that never reached the MLS, describe the roof as the association’s, forget the 720.401 summary until the contract is signed, or learn about the 2006 FEMA letter from the buyer’s lender. None of those errors is exotic, and each one costs a seller time or money.
Manchester is the price ceiling of a club whose condominiums trade in the $400,000s. If you own elsewhere inside the gates, or want to see how a Manchester price sits against the whole community, our Stonebridge Country Club seller guide applies the same record-first method to all 799 residences, and the street itself is covered in full in our Manchester at Stonebridge neighborhood guide.
Many Manchester sellers are homesteaded Floridians moving within Collier or Lee County, so the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings, the Stonebridge existing-owner rule and the Save Our Homes portability that can carry accumulated tax savings to a new Florida homestead.
Data updated: September 2026 (Florida Department of Revenue property tax guidance; Stonebridge FY2027 fee schedule, 2 Sep 2026)
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application. Homestead status is fixed on January 1 each year, so we sequence both closings around that date. If you are buying, start with how we represent buyers in Southwest Florida or Call Marc at (239) 287-5873.
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. 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 on this street, read our Manchester at Stonebridge buyer guide, and see the Manchester at Stonebridge neighborhood guide for the governance, flood and school detail this page summarizes.
These are the questions Manchester at Stonebridge owners ask before they sell, answered for a Collier County seller from the county’s recorded sales and roll, the club’s FY2027 schedule and governing documents, Florida statutes and the Southwest Florida MLS. 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 ten recorded Manchester sales, not a portal estimate, then prepare the file before you list: the 720.401 summary, the estoppel order, the roof permit and wind mitigation form, the pool and cage records, and the FEMA letter if your lot is on it. Price inside the recorded band. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices from the county record as well as the MLS, knows the owner carries the roof, 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 somewhere inside the band the recorded sales set: ten sales in 60 months at a median of $1,698,000, and four in the latest twelve months at $1,835,000 to $2,001,000. Base area, lot, pool, roof and condition decide where. Request a written valuation for your address.
Thirty-four detached, fee-simple homes, all on Manchester Court, lots 218 to 251 of the Stonebridge Unit Five plat, per the Collier County 2026 preliminary roll.
About two. Collier County recorded ten qualified Manchester sales in the 60 months since September 2021, with four in the latest twelve months.
$1,835,000 in October 2025, $1,900,000 in March 2026, $2,000,000 in April 2026 and $2,001,000 in June 2026, all qualified sales on the county record. Only the first two appear as MLS closings.
The county’s file records every qualified deed, including private sales; the MLS records only closings its members entered. By our match of price and date, five of the ten recorded Manchester sales since September 2021 are not MLS closings, so we give buyers and appraisers the county record.
On county base area, the latest twelve months ran $527 to $683, a median of $622. On MLS living area, the two latest closings were $520.42 and $663.18. The two measures are not comparable, and we never mix them.
No. In the latest twelve months the two smallest houses by county base area recorded the highest prices per square foot, $663 and $683, and the June 2026 record sale was a house 517 base square feet smaller than the April sale it beat by $1,000.
The six Manchester MLS closings in five years took 0 to 44 days on market. Stonebridge’s 76 closings over 24 months had a median of 31 days. Price and condition decide the rest, and the estoppel and inspection clocks set the closing.
Manchester’s two latest closings sold at 92.44 and 90.69 percent of final list; the five marketed closings in 60 months had a median of 96.2 percent. Stonebridge’s 75 marketed closings over 24 months had a median of 95.4 percent.
For a well-presented home priced to Manchester’s record, yes. No Manchester home was listed on September 24, 2026, and the four latest recorded sales each set a new high for the street since 2021.
Fall, for the winter buyer pool: across Stonebridge, December through May recorded 24 of the 35 qualified county sales in the latest twelve months. Manchester’s own four latest sales recorded in October, March, April and June.
Because a model needs recent, similar sales, and Manchester supplies about two a year, half outside the MLS, on houses whose floor areas are nearly all different. A model cannot see your roof permit, impact glass, kitchen or pool.
Yes. Hawthorne Estates is the closest match on size, a 2,783 base square foot median against Manchester’s 2,909, and its two latest county sales recorded $985,000 and $995,000. Your listing has to explain the gap: newer homes, a pool on every lot and one quiet court.
Manchester has no condominium association, so there is no condominium approval. The master association issues the estoppel, and your buyer becomes a club member automatically at closing. We confirm the current master practice on every listing.
A statutory notice that membership in the association is mandatory, covenants are recorded and assessments are owed. Present it before the buyer signs; if not, the buyer may void the contract within three days of receiving it or before closing, and the right cannot be waived.
No. Section 720.401(2) excludes associations under Chapter 718, and the six Stonebridge condominiums follow the condominium rules, but a Manchester home is a fee-simple parcel with no condominium association. Confirm your duty with your closing agent or attorney; this is information, not legal advice.
$299 for FY2027, from the master association; it was $250 from FY2021 through FY2025. Florida law allows $119 more for delivery within three business days. A Manchester sale needs only one.
The buyer. The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. The contract still controls.
Less than anywhere else in Stonebridge. The $18,399 an outside buyer brings to the association is about 0.9 percent of the twelve-month Manchester median of $1,950,000, against about 4.5 percent on a Carrington condominium.
Typically the commission, the deed documentary stamp tax ($11,886 at the $1,698,000 median, under section 201.02), the $299 estoppel, a lien search and prorated taxes and dues. In Collier County the buyer customarily pays for the owner’s title policy.
The $1,920 Clubhouse Renovation Fee is billed quarterly until the loan is paid off in February 2035; on our reading, a seller owes only installments due through closing. Confirm it on your estoppel.
No. The buyer’s assessment resets after the sale, and the buyer applies for their own exemption. You may be able to port your Save Our Homes benefit to your next Florida homestead; ask your advisor.
The tested Manchester Court street point maps in shaded Zone X on the February 8, 2024 map, outside the Special Flood Hazard Area. A street point is not a building footprint, so check your own address on FEMA’s Map Service Center and your elevation certificate.
Letter of map change 06-04-BS70A, issued August 2, 2006, covers twelve of Manchester’s 34 lots and was revalidated in FEMA letter 18-04-0009V with the 2024 maps. If your lot is on it, have the letter and your elevation certificate ready for the buyer’s lender.
Under section 689.302, whether you filed a flood insurance claim on the property, received federal flood assistance, or know of flood damage during your ownership. Answer from your own records.
Not always, but document it either way. Concrete tile is required by covenant, the roof is yours, and the buyer’s insurer will price it; a permitted post-2002 re-roof with a wind mitigation form sells more easily, and an older roof is usually negotiated as a credit.
On a 24 to 26 year old house with a pool and cage, usually yes, or at least a four-point and wind mitigation report. Finding a roof, water heater or pool equipment issue before the buyer does turns a renegotiation into a disclosure.
No. The club’s open house rules bar “For Sale” signs on the home and in vehicles. Registered open houses may use the approved sign, with one extra sign at the Winding Oaks Way intersection.
Yes, registered with the association office by 1:00 p.m. Friday, using only the approved green-on-white sign from noon to 5 p.m., at most twice a week.
Yes. Stonebridge leases run at least 30 days, no more than four a year, whole home only; the buyer takes subject to the lease, so coordinate the end date, showing access and closing date.
Yes, with a private sale to qualified buyers in our database when privacy matters more than maximum exposure. Half of Manchester’s recent recorded sales traded without an MLS closing. We set out the trade-off in price before you choose.
Documented roof, impact openings and pool equipment first, because the insurer reads them; then kitchen and baths, because buyers compare houses of different sizes on finish. Exterior changes need Architectural Review Committee approval, so plan the lead time.
Yes, and many Stonebridge buyers are seasonal. List furnishings on a separate inventory so the appraisal values the house, and agree in writing what conveys.
The personal representative or trustee signs the deed with letters of administration or the trust, and the homestead and Save Our Homes status end with the owner. Order the estoppel early, because the account may have run on autopay without anyone watching it.
It depends on your basis, use and exemption; IRS Publication 523 explains the primary-residence exclusion, and a foreign seller may face FIRPTA withholding. With first sales here at a median of $549,300, many long-held Manchester homes carry a large gain, so confirm with your CPA before you list.
Commissions are negotiable and not set by law. We set out the fee and the marketing plan in writing before you sign, and whether to offer anything toward a buyer’s agent is a separate decision we make together.
Request a written valuation, find your roof permit and wind mitigation form, check whether your lot is on FEMA’s 2006 letter, and gather your architectural approvals. Then call Jesse McGreevy direct at (239) 898-6072 and decide on timing with the empty street in view.
Every Manchester at Stonebridge figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s own tax roll and recorded instruments, Stonebridge Country Club’s published documents, Florida Statutes and state agencies, FEMA and federal agencies. No listing portal or competing brokerage is cited.
Recorded instruments and Stonebridge governing documents
Stonebridge Country Club published pages and schedules
Market data and county records
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools, roads and the area
Our own assets
Every row below links the authority that publishes the document, so a Manchester at Stonebridge 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 one.
| Document | What it proves for a Manchester seller | Official authority |
|---|---|---|
| Sixth Supplemental Declaration, OR 2488, Page 3431, and the 2019 amendment, OR 5614, Page 338 | That Manchester is a neighborhood of the master association, that roofs are concrete tile, that the association keeps the lawns, and the mailbox standard | Collier County Clerk of the Circuit Court |
| Supplemental Declarations compilation (June 2020) | The club-hosted copy of the Sixth Supplement and its amendment, without Exhibit A | Stonebridge Country Club Community Association |
| Amended and Restated Declaration, member-era copy | Leasing, pets, vehicles, architectural review, the buyer’s joint liability and the purchaser’s capital contribution | Stonebridge Country Club Community Association, archived copy |
| FY2027 Rates and Fees schedule | The $17,600 club layer, the $2,916 Manchester fee, the $17,500 contribution, the $600 transfer fee and the $299 estoppel fee | Stonebridge Country Club Community Association |
| Open house rules | The sign and registration rules every Manchester listing follows | Stonebridge Country Club |
| FEMA revalidation letter 18-04-0009V | That letter of map change 06-04-BS70A for twelve Stonebridge Unit Five lots remains valid on the 2024 maps | FEMA |
| Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non-waivable cancellation right | Florida Legislature |
| Florida Statutes 720.30851, estoppel certificates | The ten business day delivery rule and the statutory fee cap | Florida Legislature |
| Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | Florida Legislature |
| Florida Statutes 689.302, flood disclosure | The three flood questions every residential seller answers at or before contract | Florida Legislature |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation form that documents your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| FEMA Map Service Center | The flood zone for your specific Manchester Court address | FEMA |
| NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| Collier County Tax Collector tax search | Your own current tax bill, for the proration and the buyer’s reset question | Collier County Tax Collector |
Three documents that matter to a Manchester seller are not public and cannot be linked: your estoppel certificate, from the master association’s Controller’s office; your own elevation certificate, from the surveyor who prepared it or Collier County Floodplain Management; and your roof and window permit history, from Collier County’s Growth Management Community Development department.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Manchester at Stonebridge sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Manchester Court, 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. Selling on Manchester Court? Start with our free Manchester at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 tax roll and sales file, dated August 29, 2026. Brokered by Domain Realty.