Sell Your Home in Middleburg at Stonebridge

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Middleburg at Stonebridge Home With McGreevy and Comisar?

Middleburg at Stonebridge is 84 coach-home condominiums in 14 six-unit buildings on Aberdeen Lane inside Stonebridge Country Club in North Naples, and only two of them closed through the MLS in the last 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Middleburg home from every one of those closings and every county deed of the last five years, position by position.

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 neighborhood itself, from the 1995 declaration and the four coach-home positions to the fee history, flood letters and schools, read our complete Middleburg at Stonebridge neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Middleburg coach home for the most money, with the fewest surprises, on a date you choose. Call Jesse direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Middleburg Coach Home With the #1 Team in Southwest Florida Since 2012

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 build, the negotiation and the two-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.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number. Learn more about the wider team at DomainRealtyGroup.com.

Our Record Behind This Page

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 Middleburg market, which is small enough to show in full. We tracked every Middleburg closing in the Southwest Florida MLS for the five years to September 26, 2026, all 17 of them, and every qualified Middleburg deed in Collier County’s file back to September 2021. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

How We Work a Middleburg Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Stonebridge gate, buyer agent conversations, inspections and walkthroughs for owners who are out of state. Jesse McGreevy runs pricing, marketing, data and the paperwork, which on Middleburg means two associations, two estoppel certificates and a condominium resale package. 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.

What Makes Selling a Middleburg Coach Home Different?

Selling a Middleburg coach home differs from a typical Naples condominium sale in five ways: four coach-home positions in every building are compared position by position, two associations each issue an estoppel, an outside buyer brings $18,399 to the master association, the market is thin enough that two sales a year is normal, and the buildings appear to sit below Florida’s three-story condominium safety threshold.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026; Stonebridge Country Club FY2027 fee schedule, 2 Sep 2026)

Eighty-Four Homes, Four Positions, One Street

Every Middleburg building holds six units in the same repeating pattern, and the county roll shows it in all 14 of them: two lower end units of 1,837 square feet of county base area, one lower middle unit of 1,662, two upper end units of 2,182 and one upper middle unit of 2,172. That is 28, 14, 28 and 14 units across the neighborhood, all addressed 2055 to 2150 Aberdeen Lane. Middleburg was declared on September 26, 1995 at Official Records Book 2103, Page 137 and built in four stages from 1995 to 1998. When the buildings are the same age and the positions repeat, a buyer compares position, condition, updates and view, and nothing else. Your listing has to win exactly that comparison, and our Middleburg at Stonebridge neighborhood guide maps every building and position.

Two Associations, Two Estoppels, One Resale Package

Every Middleburg owner belongs to Middleburg at Stonebridge Condominium Association, Inc., which runs the buildings, grounds and Middleburg’s own recreation parcel, and to Stonebridge Country Club Community Association, Inc., which is both the master association and the club. So every sale needs two estoppel certificates, one from each, plus the Chapter 718 condominium resale documents. Complete Property Management of SWFL manages the Middleburg association, and its documents sit behind the club’s member login, so we request them before your home goes live. How the two layers fit together across all ten neighborhoods is set out in our Stonebridge Country Club community guide.

The Buyer’s $18,399 Is Part of Your Price

An outside buyer pays the master association a one-time, non-refundable New Owner Capital Contribution of $17,500 at closing, plus a $600 membership transfer fee and a $299 master estoppel fee, per the club’s FY2027 fee schedule. That is $18,399, our sum. A qualifying existing Stonebridge owner pays a $0 contribution. On a Middleburg home at the 60-month county median of $650,000, the outside buyer’s charge is about 2.8 percent of the price, our arithmetic, and your buyer will do that math before making an offer.

A Thin Market, by Design and by Position

Only two Middleburg coach homes closed through the MLS in the 12 months to September 24, 2026, and only 13 qualified deeds recorded at the county in the 60 months since September 2021. That is not a warning sign; it is what a well-built, fully owned 84-unit condominium looks like when few owners need to sell in any one year. Roughly a third of owners, 29 of 84, carry a Florida homestead exemption, so a real share of Middleburg’s buyers are moving here full time; the rest are seasonal and second-home owners. Both pools matter to your marketing plan.

Below the Three-Story Line, by Our Reading

Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run in 100 and 200 series, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification.

What Should a Middleburg Seller Know First?

A Middleburg seller should know eight recorded facts before choosing a list price: the 60-month MLS record, the county’s matching deed record, the position effect, the near-total absence of competing listings, the two estoppels, the buyer-paid capital contribution, the condominium resale package and how thin the recent-sale evidence really is.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

• 17 Middleburg MLS closings in the 60 months to September 26, 2026, at a median of $700,000, from $529,000 to $875,000, the first MLS window with ten or more closings.
• 96.8 percent median sold-to-final-list over those 60 months (n=15; two closings entered after the fact are excluded), against 96.8 percent across all 190 marketed Stonebridge closings in the same window.
• Only two Middleburg MLS closings in the trailing 12 months: $750,000 and $770,000, at a median 96.25 to 96.77 percent of final list.
• Collier County recorded 13 qualified Middleburg resales in the 60 months since September 2021, median $650,000, from $529,000 to $840,000, a second, independent record.
• No active Middleburg listing on the MLS on September 24, 2026, among nine actives in all of Stonebridge.
• Two estoppel certificates on every sale: the Middleburg condominium association’s and the master association’s, which is $299 for FY2027.
• The buyer pays the $17,500 capital contribution as an outside purchaser under the master Declaration, and receives the Chapter 718 resale package from you.
• Thin volume cuts both ways: with so few sales, the last comparable to close often decides the conversation, so timing your listing around the live competition matters more here than in a deeper Stonebridge neighborhood.

Is Now a Good Time to Sell a Middleburg at Stonebridge Coach Home?

For a Middleburg coach home priced from the full five-year record and marketed to a buyer pool that is not sitting in Naples, yes. Middleburg closed 17 homes through the MLS in the 60 months to September 26, 2026 at a median of $700,000 and 96.8 percent of final list, and on September 24, 2026 there was no competing Middleburg listing at all.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Middleburg MLS Record Over 24, 36 and 60 Months

Our rule is to lead with the first window that holds ten or more closings. For Middleburg that is 60 months. We pulled every Stonebridge closing in the Southwest Florida MLS Matrix for five years and assigned each to its neighborhood by street and building number.

Southwest Florida MLS Matrix, retrieved September 26, 2026. Sold-to-list divides the sold price by the final list price. Two Middleburg closings in the 60-month window were entered after the fact as Sold Data Entry records with no marketed list price; they count toward closings and prices but not toward sold-to-list.

Middleburg Against Its Own Community

Over the same 24 months all of Stonebridge Country Club recorded 76 MLS closings at a median of $616,000, a 95.4 percent median sold-to-list (n=75) and a median of 31 days on market. Its 57 condominium closings had a median of $466,000 and a 95.3 percent sold-to-list; its 19 fee-simple closings had a median of $985,000 and 95.5 percent. Middleburg’s own 24-month figures, seven closings at a $750,000 median and 93.9 percent of list, run above Stonebridge’s overall price but below its sold-to-list ratio, and the 59-day median days on market is nearly double the community’s 31. That is the yardstick a Middleburg seller should care about: this neighborhood has traded at a premium to the club’s blended condominium median, but buyers here have taken longer to commit and negotiated harder than the community as a whole.

Two Sales, Nine Weeks Apart

Split Middleburg’s last 12 months of MLS activity and there is nothing to split; there were only two closings. In April 2026, 2120 Aberdeen Lane closed at $770,000 after 27 days on market, 96.25 percent of final list. In July 2026, 2070 Aberdeen Lane closed at $750,000 after 9 days, 96.77 percent of final list. That is our full data set for the trailing year, and it is thin enough that we do not build a table around it; we simply set out both sales, by building address, and let a seller read them exactly as we do.

No Competing Middleburg Listing Today

On September 24, 2026 the Southwest Florida MLS showed nine active listings across Stonebridge, from $389,000 to $995,000, and none of them in Middleburg. At Middleburg’s trailing pace of two closings a year, that is well over a year of theoretical supply against zero actual listings, our arithmetic, and it means an owner who lists this fall meets the winter buyer pool with no Middleburg competition on the market at all.

What Have Middleburg Coach Homes Sold For in the County Record?

Collier County recorded 13 qualified Middleburg resales in the 60 months since September 2021, at a median of $650,000 and a range of $529,000 to $840,000. That deed record is independent of the MLS, and it confirms the same broad band the MLS shows: Middleburg trades mostly between the high $500,000s and the mid $800,000s, with the top of the market well above $800,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every Qualified Sale, by Year

Because Middleburg records so few qualified deeds in any calendar year, we list the prices themselves rather than a year-by-year median where the count runs below five.

Collier County Property Appraiser 2026 tax roll, qualified sales by recording year, matched on the roll subdivision. The trailing 12 months overlaps the last four months of 2025; no qualified Middleburg deed recorded in that overlap. Per-foot figures divide the deed price by the county’s base area for the unit, never by MLS living area, and the two measures are never compared on this page. Most recorded deeds are not market sales: in 2023 the county recorded 14 Middleburg deeds and qualified only two; the rest are trust, family and corrective transfers that never belong in a price comparison.

Prices Rose, Then Held

From 2021 to 2025 the qualified county median rose about 59 percent, from $439,000 (n=5) to $700,000 (n=5), on thin volume both years, our arithmetic. The 2024 high of $840,000 has not been repeated; 2025 topped out at $750,000 and the one 2026 qualified sale closed at $770,000. Anyone comparing a Middleburg listing to a 2021 or 2022 sale is comparing it to a market that has since climbed and then leveled.

The Two MLS Closings, Nine Weeks Apart, Worked Through

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. In April 2026, 2120 Aberdeen Lane, an upper unit of 2,075 square feet of MLS living area, closed at $770,000 after 27 days on market, $371.08 per square foot of living area. Nine weeks later, in July 2026, 2070 Aberdeen Lane, a lower end unit of 1,837 square feet matching the county’s own base-area figure for that position, closed at $750,000 after just 9 days, $408.27 per square foot.

Three things follow for the next Middleburg seller. First, the smaller lower unit closed for less in total dollars but for more per square foot, and in a third of the time, which argues for pricing by the square foot within a position rather than by the address alone. Second, this July closing does not appear among the county’s qualified sales in the file behind our census, which runs through August 20, 2026; that may be a recording-timing question or the county’s own qualification coding, and we do not guess which. Third, an outside buyer on either sale brought $18,399 to the master association on top of the price, on the FY2027 schedule, our arithmetic; a seller who does not account for that figure in conversation with a buyer is negotiating half blind.

Why the MLS and County Counts Differ

The MLS holds two closings in the last 12 months; the county’s qualified-sale file, which runs only through August 20, 2026, holds one. The county’s newest qualified Middleburg sale, recorded April 27, 2026 at $770,000, matches the MLS closing at 2120 Aberdeen Lane. The July 2026 MLS closing at 2070 Aberdeen Lane has not yet appeared in the county’s qualified file we read, most likely a recording-timing gap rather than a disqualification. An agent who reads only one record misses a real Middleburg sale either way. We price from both.

Thinking of Selling at Middleburg? Start With a Position-Level Valuation

With only two Middleburg MLS closings in the trailing 12 months and no active Middleburg listing on September 24, 2026, the first price you publish decides whether your home reads as the obvious next comparable or as an outlier a buyer’s agent talks their client out of. Request a written opinion of value through our free Middleburg at Stonebridge home valuation, or Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase at Middleburg at Stonebridge, read how we represent buyers in Southwest Florida, or Call Marc at (239) 287-5873.

Middleburg at Stonebridge vs Braeburn at Stonebridge: Which Will Your Buyer Choose?

Middleburg at Stonebridge vs Braeburn at Stonebridge is the choice nearly every Stonebridge coach-home buyer weighs. Middleburg offers a lower condominium fee, its own recreation parcel and a market where sales are rare enough that each one carries real weight; Braeburn offers newer buildings, a deeper market with a faster pace and a stronger sold-to-list ratio. Your buyer has likely toured both, so your price has to survive the comparison.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

The Middleburg vs Braeburn Decision Table

Southwest Florida MLS Matrix five-year files for both neighborhoods, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file; the club’s FY2027 schedule. The two county medians come from different windows, and so do the first ten-closing MLS windows; a buyer comparing the two should read each neighborhood’s own pace, not assume they move at the same speed.

Who Should Choose Middleburg, and Who Should Choose Braeburn

A buyer should choose Middleburg for a fee $472 a year lower, a neighborhood recreation parcel on its own land, and a market where the last two sales still tell a coherent story because so few homes trade. A buyer should choose Braeburn at Stonebridge for newer buildings, a faster pace and a stronger recent sold-to-list ratio.

What the Comparison Means for Your List Price

Braeburn’s deeper market gives its sellers more recent comparables to lean on; Middleburg’s thinner market means the last sale of your position, wherever it closed, carries outsized weight in an appraisal and in a buyer’s agent’s advice. A Middleburg seller who prices off a Braeburn comparable without adjusting for the fee gap and the different building era is asking a buyer to do arithmetic that favors the other neighborhood. If you also own at Braeburn, our Braeburn at Stonebridge seller guide applies the same method there.

How Do We Price a Middleburg Coach Home?

We price a Middleburg coach home from its own position first, using the 17 MLS closings and 13 county deeds of the last five years, then adjust for condition, updates, view, furnishings and any lease in place, and cross-check against Braeburn, Ashton Oaks and the live Stonebridge competition. The building-wide median comes last, not first.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Position Before Anything Else

Middleburg’s four positions, lower end, lower middle, upper end and upper middle, carry different square footage and, on the limited evidence we have, different pricing per square foot. Splitting the 60-month MLS closings by living area, the units under 2,000 square feet (four sales, a thin group by any standard) posted a median of $592,500, while the units at 2,000 square feet and above (thirteen sales) posted a median of $750,000. We flag that split as our own arithmetic on a small sample, not a firm rule; it is a starting hypothesis to test against your own unit’s plan, not a substitute for reading the comparables position by position.

Two Square-Foot Measures We Never Mix

The MLS reports living area as each listing agent entered it; the county reports base area from its own measurement. At Middleburg the county’s own base-area figures for the four positions, 1,837, 1,662, 2,182 and 2,172 square feet, do not always match the living area an MLS listing carries for the same position; the July 2026 closing at 2070 Aberdeen Lane happened to match its county base area exactly, at 1,837 square feet, while other closings did not. We compute each measure only against its own source, and we never divide a county deed price by an MLS square-foot figure.

Thin Volume Changes How a Comparable Ages

With only two MLS closings in the trailing 12 months and thirteen county deeds in five years, a Middleburg valuation leans more heavily on time-adjusted older sales than a deeper neighborhood would need to. The county’s qualified median rose from $439,000 in 2021 to $700,000 in 2025; a 2021 or 2022 comparable needs a real time adjustment before it says anything useful about today’s price.

Why Automated Estimates Miss at Middleburg

An automated estimate needs recent, similar sales and a way to tell them apart. At Middleburg it cannot see the position, it cannot tell that the MLS and county measure the same unit differently, and it cannot see a new kitchen, a lake view or a lease that runs past your closing date. It often leans on the county’s assessed value, a median just value of $514,112 on the 2026 preliminary roll, which sits well below what Middleburg homes have actually been closing for in 2025 and 2026.

The Value Drivers a Model Cannot See

The drivers we adjust for are the ones the two recent closings suggest matter: the position and plan, kitchen and bath updates, flooring, the air-conditioning and water heater, window and door protection, the view from the lanai, furnishings offered with the sale, and whether a tenant is in place. We also check your building’s roof history and any hurricane protection with the association, because a buyer’s insurer and lender will ask.

Pricing Against Braeburn, Ashton Oaks and the Live Market

Braeburn’s 24-month MLS median was $670,000 across a deeper set of eleven closings, and Ashton Oaks shares Middleburg’s neighboring role as a coach-home condominium sharing plans with Braeburn but recorded only one MLS closing in 24 months, at $625,000. We read every active Stonebridge coach-home listing with its price history, because those are the homes your buyer will tour the same afternoon, and on September 24, 2026 none of them was in Middleburg.

Which Recent Middleburg Sales Matter Most to Your Price?

The recent Middleburg sales that matter most are the 17 MLS closings of the 60 months to September 26, 2026, read by position, days on market and sold-to-list. Your appraiser and your buyer will reach for the same seventeen, so each one is set out below by building, never by unit, with its living area and result.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Every Middleburg MLS Closing of the Last 60 Months

Southwest Florida MLS Matrix, retrieved September 26, 2026. Living area as entered on each MLS record. Dollar volume for the seventeen: $11,562,000, our sum.

Building 2115 Aberdeen Lane, Four Sales in Four Years

Four different Middleburg closings recorded at 2115 Aberdeen Lane between March 2022 and March 2025, more than any other building in the file, and together they show how much a single building’s own history can move. In March 2022 a unit of 1,700 square feet closed at $585,000 with no marketed list price. In February 2023 a 2,172 square foot unit closed at $609,000 after zero days on market, 96.82 percent of a $629,000 list. In June 2023 a 2,382 square foot unit closed at $875,000 after two days, 97.77 percent of list, the highest price in the whole five-year file. In March 2025 a 2,182 square foot unit in the same building closed at $650,000 after 238 days on market, 92.20 percent of a $705,000 list.

Two things follow for the next Middleburg seller. First, the building’s highest and lowest recent sales, $875,000 and $585,000, are nearly $300,000 apart, and unit size explains only part of that gap; presentation and pricing discipline explain the rest, since the fastest sale in the building also closed nearest to its list price. Second, the March 2025 sale sat 238 days, by far the longest in this file, a reminder that even in a thin market a wrongly priced Middleburg home can sit for the better part of a year rather than sell quickly by default.

What a Buyer’s Appraiser Will Reach For

An appraiser will use the closest Middleburg sales of the same position first, then Braeburn and Ashton Oaks, which share related coach-home plans, when Middleburg’s own five-year file runs thin for a given size. With only two closings in the trailing year, a Middleburg appraiser often has to reach further back than an appraiser working a deeper Stonebridge neighborhood, which makes a documented list of your own updates more important here, not less.

How Do We Market a Middleburg Coach Home?

We market a Middleburg coach home to both halves of its buyer pool, year-round and seasonal, with professional photography, video, floor plans and aerial capture, full MLS exposure, our qualified-buyer database and scheduled showings through the gate, and a complete association file ready on the first day, because Stonebridge bars For Sale signs.

Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge Country Club open house rules, retrieved Sep 2026)

Who Buys at Middleburg

About a third of Middleburg’s owners are homesteaded, so a real share of the next buyers are moving here full time; the rest are seasonal owners, and among Stonebridge’s out-of-state owners Massachusetts leads, with New York, Illinois, New Jersey and Ontario close behind. A third pool matters here as much as almost anywhere in Naples: existing Stonebridge owners, who pay a $0 capital contribution on the FY2027 schedule. We market to all three, with launch timing built around the winter season.

Photography, Video and the Floor Plan

In a building of repeating positions, the floor plan and the view sell the home. We capture the lanai view, the kitchen and baths that separate your home from the last sale, and, for an upper-level home, the volume and light that justify the stairs. Every Middleburg listing we run carries a measured floor plan, because a buyer comparing a 1,837 square foot lower end unit with a 2,182 square foot upper end unit needs to see both layouts to decide.

Signs, Showings and the Gate

The club’s open house rules require an open house to be registered with the association office by 1:00 p.m. Friday, allow only the approved 18 by 12 inch green-on-white Stonebridge “Open House” sign from noon to 5 p.m. no more than twice a week per home, and bar “For Sale” and “Open House” signs on the home or in a vehicle. A Middleburg listing is sold through photography, video, the MLS, our database and scheduled showings, not drive-by traffic, and we register every showing with the gate in advance.

The Association File, Ready at Launch

A Middleburg buyer’s first questions are about money and documents: the condominium fee, the club layer, the reserves, the insurance, any special assessment and the SIRS question. We request the Middleburg resale documents from Complete Property Management of SWFL before launch and put the fee stack, the two-story reading and your building’s flood facts in the listing package. Accuracy in week one prevents a renegotiation in week three, and in a market this thin, there may not be a second buyer waiting behind the first.

Discreet and Off-Market Options

Some Middleburg owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a home privately to qualified buyers in our database, and to existing Stonebridge owners, before or instead of a full MLS launch. The trade-off is exposure, and in a neighborhood where only two homes closed on the open market in the last year, full exposure usually surfaces the buyer most willing to pay for a specific position, so we set out both paths before you choose.

How Do We Negotiate a Middleburg Contract?

We negotiate a Middleburg contract ourselves, partner to partner, against the five-year record of 17 closings at a median 96.8 percent of final list, with both estoppels, the resale package, the buyer’s capital contribution and your building’s flood and roof facts built into the contract dates before the first offer arrives.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)

Partner-Level Negotiation, Never an Assistant

Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On Middleburg that matters, because the offer usually arrives with questions about the fee, the reserves and the capital contribution, and because so few Middleburg sales exist for either side to point to, the negotiation often turns on the specifics of your own unit rather than a well-worn market script.

Reading a Thin Market Correctly

A 96.8 percent five-year median does not mean every buyer expects a token discount off list. It means the record is dominated by well-prepared homes that sold quickly, alongside at least one, the 238-day closing at 2115 Aberdeen Lane, that sat and gave back real ground. The negotiation you get depends mostly on the price you start with, which is why the valuation comes before the listing agreement.

The Capital Contribution at the Negotiating Table

The master Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club’s schedule sets it at $17,500 for an outside buyer. Every cost line in a Florida contract is negotiable, though, and a buyer comparing Middleburg with a condominium elsewhere in Naples may ask you to credit part of it. We decide in advance whether a credit belongs in your strategy, and we show the buyer the offsets: no club initiation, no equity purchase, no food-and-beverage minimum and no community development district.

Inspection, Insurance and the Association’s Roof

In a Middleburg condominium, the roof, structure and exterior are the association’s responsibility, and the buyer’s inspector will focus on what is yours: the air-conditioning, the water heater, plumbing, electrical, windows and doors where your documents assign them to the owner, and the interior finishes. A pre-listing check of those items lets you fix or disclose first. A buyer’s lender may also ask for the association’s master insurance summary, which arrives from the manager, not from you.

Sequencing Two Estoppels and the Resale Package

The master association issues its estoppel within 15 days under the Declaration, for $299 in FY2027, ordered from the Controller’s office. The Middleburg association’s estoppel follows Florida Statutes 718.116(8), which requires delivery within ten business days of a request and caps the fee at $299 for a current account, plus $119 for delivery within three business days. We order both on the first business day after the contract is signed and write the contract dates around the slower one.

The Renovation Fee at Closing

The $1,920 Clubhouse Renovation Fee in the FY2027 club layer is billed at $480 a quarter until the loan is paid off in February 2035, per the club’s Cost of Ownership page. No published document treats it as a lump sum due at sale, so on our reading a seller owes the installments due through closing and the buyer carries the rest. The master estoppel settles the figure for your home.

What Does It Cost to Sell a Middleburg Coach Home?

Selling a Middleburg coach home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificate fees, a municipal lien search and prorated taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the master Declaration puts the $17,500 capital contribution on the purchaser.

Data updated: September 2026 (Florida Statutes 201.02 and 718.116; Florida Department of Revenue; Stonebridge FY2027 fee schedule; Collier County 2026 preliminary roll)

Documentary Stamp Tax on the Deed

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 residential resale. At Middleburg’s 60-month MLS median of $700,000 that is 7,000 taxable units, or $4,900. At $750,000, the most recent closing, it is $5,250, and at $875,000, the top of the five-year window, $6,125. After commission, it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

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 seller 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.

Two Estoppel Certificates on Every Middleburg Sale

A Middleburg sale needs an estoppel certificate from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025), and another from the Middleburg condominium association under Florida Statutes 718.116(8). The 2024 statutory cap for a condominium estoppel is $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. The posted Middleburg application also shows a $100 processing fee for the sale. In Collier County practice the seller customarily pays the estoppel fees, though the contract decides.

The Buyer’s Charges, and Why They Still Touch Your Net

The capital contribution, $17,500 for an outside buyer, and the $600 membership transfer fee are buyer charges under the Declaration and the club’s schedule. 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 master association on top of the price will offer with that in mind, and a buyer from inside Stonebridge who pays a $0 contribution can offer more for the same home.

Commission After the NAR Settlement

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 Middleburg home is likely to meet.

A Seller Net Sheet at the Middleburg Median

The proration line is 181 days of the $4,482 median Middleburg 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.

What Must a Middleburg Seller Disclose Under Florida Law?

A Middleburg seller’s disclosure duties come from two regimes. Middleburg is a Chapter 718 condominium, so its resale package under Florida Statutes 718.503 is the core duty; the master association above it is a Chapter 720 homeowners association, which raises the section 720.401 question. Every seller also owes flood, tax and known-defect disclosures.

Data updated: September 2026 (Florida Statutes 718.503, 720.401, 689.302 and 689.261, current text; Collier County Clerk index, read Sep 2026)

The Condominium Resale Package Under Section 718.503

A Middleburg buyer is entitled to receive, at the seller’s expense, the condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s frequently asked questions document and a state governance form. Under the current statute it also includes the summary of any milestone inspection report, if applicable, and the most recent structural integrity reserve study, or a statement that none has been completed. A resale contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them. Middleburg’s documents are member-only on the club site, so start requesting them the week you decide to sell.

The Section 720.401 Fork, Stated Plainly

Florida Statutes 720.401 says a prospective parcel owner in a homeowners association “must be presented a disclosure summary before executing the contract for sale,” and section 720.401(2) says the section does not apply to associations regulated under Chapter 718. A Middleburg owner belongs to a Chapter 718 condominium association and also sits inside the Chapter 720 Stonebridge master association, so the two regimes meet at your sale. Which disclosure duty governs depends on what you own, and a Middleburg condominium is not a Hawthorne Estates house. A Middleburg seller follows the resale rules in section 718.503, and because Middleburg also sits inside the master association, the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Declarations Assign to Each Side

The recorded master Declaration splits a sale cleanly even where a figure changes. Membership is automatic with ownership, so your buyer becomes a club member at closing without any transfer from you. It makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), which is why the estoppels settle every open balance; it requires the master estoppel within 15 days (Article XI, Section 1(D)); and it says “a non-refundable contribution shall be made by the purchaser” (Article XI, Section 9). The documents we read do not show the Declaration restating the 720.401 duty itself, and whether the Middleburg condominium documents require association approval of a sale sits in the association’s own posted application, which the board uses to approve or disapprove a sale, and which we confirm with the manager before listing.

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received flood assistance, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. Answer all three from your own records; for most Middleburg owners the answers are short.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Middleburg, where about a third of the units are homesteaded and carry the assessment cap, that warning describes a real change in carrying cost for many buyers.

Known Defects and What a Buyer’s Attorney Will Find

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion from a unit above or below, insurance claims, plumbing, open permits and any special assessment levied or pending. Several Middleburg facts already sit in the public record, including the recorded declaration and its 1996 and 1997 phase amendments, and the county’s plan to widen Airport-Pulling Road to six lanes along Stonebridge’s west side. Better that they come from you.

What Will Your Buyer Pay to Own a Middleburg Coach Home?

A Middleburg buyer pays $7,080 a year to the Middleburg condominium association for calendar 2026 and $17,600 a year in FY2027 club-level charges, $24,680 a year or about $2,057 a month, plus property tax at a 2026 median of $4,482 and an HO-6 policy. An outside buyer also brings $18,399 to the master association at closing.

Data updated: September 2026 (Stonebridge Country Club FY2027 fee schedule, 2 Sep 2026; Collier County 2026 preliminary roll, 29 Aug 2026)

The Fee Stack Your Buyer Will Underwrite

The FY2027 club layer is country club dues of $9,094, two master association lines together $5,536, the $1,920 renovation fee, a $950 food-and-beverage service charge and a new $100 strategic reserves line. The club’s two FY2027 documents label the two master lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it.

How the Middleburg Fee Has Moved

From calendar 2021 ($3,980) to calendar 2024 ($7,080) the Middleburg fee rose about 78 percent, our arithmetic, in the years Florida’s condominium reserve and insurance costs rose statewide; that is context, not a proven cause, since only the association’s own budgets would prove it. Since 2024 the fee has held flat at $7,080, a slower path than Braeburn’s rise from $6,820 to $7,552 and Ashton Oaks’ 86 percent climb over the same span, per the same club schedules. A flat fee since 2024 is worth saying in your listing, with the budget to back it.

Where Middleburg Sits Among the Six Condominiums

Middleburg’s $7,080 fee is fourth-highest of Stonebridge’s six condominiums, behind Ashton Oaks ($7,800), Braeburn ($7,552) and Willow Bend ($7,500), and ahead of Carrington ($6,024) and Heatherwood ($5,300 plus $200 a year for garage owners). Adding the FY2027 club layer, Middleburg’s $24,680 in recurring association charges sits fourth of six for the same reason, ahead of Carrington’s roughly $23,624 and Heatherwood’s roughly $22,900. A buyer will notice, so your listing should say what the fee pays for: in the club’s words, “property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.”

The Tax Reset Your Buyer Inherits

Middleburg’s median 2026 preliminary tax bill is $4,482 on a median just value of $514,112. About a third of the units are homesteaded and pay less because of the exemption and the Save Our Homes cap, which does not transfer. Your buyer’s first bill follows the purchase price, the homestead decision and the county’s next assessment, so a buyer paying $700,000 should budget from that price, not from your bill.

No CDD on the Tax Bill

Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, and the club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027. Against newer Naples golf communities that carry a district bond line on every bill, that is a genuine selling point, and your listing should say it plainly.

What Is Different About Selling a Middleburg Condominium Under Florida’s Newer Condo Laws?

Selling a Middleburg condominium under Florida’s post-2022 condominium laws mostly means answering buyer questions well. If Middleburg’s two-story reading holds, the milestone inspection and structural integrity reserve study mandates do not reach its buildings, but Chapter 718 still governs its reserves, insurance, records and resale package, and buyers ask about all of them.

Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; Collier County milestone registry, queried Sep 2026)

The Two-Story Reading and the SIRS Question

SB 4-D (2022) created the milestone inspection in section 553.899 and the SIRS in section 718.112(2)(g) for condominium buildings three or more stories tall; SB 154 (2023) and HB 913 (2025) refined both. Middleburg’s buildings appear to be two stories from the county’s floor-area pattern, and Collier’s milestone registry lists no Stonebridge building for a query against Aberdeen Lane. The route to certainty is the declaration’s survey and plot-plan exhibits or the buildings’ certificates of occupancy, and the association can confirm it in writing. We add that route to your listing file so a buyer’s attorney gets the answer on day one.

Two Stories Does Not Mean No Reserves

Under Florida Statutes 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and any item over $10,000 unless owners vote to waive them. Middleburg’s buildings are 28 to 31 years old, which is well past a first roof cycle, and a buyer will read the roof and painting reserves in the budget before the inspection period ends. Those answers arrive in the resale package and the Middleburg estoppel, which is why we request both before your home goes live.

The Master Policy and the Buyer’s HO-6

Under Florida Statutes 718.111(11), the Middleburg association insures the condominium property for its full insurable value, and the unit owner carries an HO-6 policy for interior finishes, fixtures, appliances and contents, with at least $2,000 of loss-assessment coverage under section 627.714. Citizens Property Insurance’s flood requirement, which reaches all personal residential wind policies by January 1, 2027, does not apply to condominium unit-owner policies. A Middleburg buyer’s insurance question is therefore smaller than a house buyer’s, and your listing can say so.

Is There a Special Assessment Pending?

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. Whether the Middleburg association has levied or is considering one is a question only its estoppel and board records answer, so we ask the manager before listing rather than let a buyer discover it in the inspection period.

How Does Flood Zone Affect Selling a Middleburg Coach Home?

Flood zone helps a Middleburg sale. The Middleburg street point we tested, 2120 Aberdeen Lane, maps in FEMA shaded Zone X on the effective February 8, 2024 map, outside the Special Flood Hazard Area, and no FEMA letter of map change names a Middleburg building. No surge flooding of Stonebridge is recorded in the storm reports for Ian, Helene or Milton.

Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J, queried 23 Sep 2026)

Shaded Zone X, and What It Means in a Listing

On September 23, 2026 the street point at 2120 Aberdeen Lane returned shaded Zone X, not in the Special Flood Hazard Area, at a ground elevation of about 9.72 feet NAVD88 from the USGS 3D Elevation Program. Shaded Zone X is the 0.2 percent annual chance area: outside the zone that triggers a federally backed lender’s flood requirement, but not minimal hazard. The nearest Zone AE we found sits about a quarter kilometer west, at a neighboring building along the golf-course lake system, not inside Middleburg. Our checks are street points, not building footprints, so confirm your building with its elevation certificate.

No Letter of Map Change Names a Middleburg Building

FEMA’s 2024 revalidation carries forward a list of 1998 to 2008 letters of map change for specific Stonebridge tracts, buildings and lots, and no Middleburg building appears on that list by name. One 1998 letter names “Siena at Southampton,” the plat that holds Middleburg’s own recreation parcel; the record we read does not say whether that letter reached any Middleburg building. Unlike some Stonebridge condominiums, Middleburg carries no building-specific flood letter for a buyer’s file, which is itself worth stating plainly rather than leaving silent.

The Storm Record, Stated Carefully

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 record, not any single unit. Evacuation zones are set by Collier County. The state’s planning layer and a 2024 county order describe the area differently, so check your exact address in Collier County’s Know Your Zone lookup before relying on any zone letter.

Wind, Windows and the Building Code

Every Middleburg building was built from 1995 to 1998, after Hurricane Andrew and before Florida’s first statewide building code in March 2002. 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. Ask the association for the dates of the last roof replacement and any window or shutter program on your building, and have any owner-installed impact glass and its permit ready.

Which Middleburg Rules Affect a Sale?

The Middleburg rules that most affect a sale are the master Declaration’s 30-day minimum lease and cap of four leases a year, the Middleburg association’s board approval of every lease and sale, the ban on tenant pets, and the confinement of parking to garages and driveways with no street parking at any time.

Data updated: September 2026 (Stonebridge master Declaration, member-era copy; Middleburg lease and sale application)

Selling With a Tenant in Place

A lease does not stop a sale, but the buyer takes the home subject to it, so the lease end, showing access and closing date must line up. Under the master Declaration a Middleburg lease is for the whole unit, at least 30 days, no more than four times a calendar year; the Middleburg lease and sale application adds board approval and states “TENANTS ARE NOT ALLOWED TO HAVE PETS.” Give buyers the lease and its end date from the start.

The Sale Application Itself

The posted Middleburg document is not only a lease form; the copy we read is titled as the mandatory form for lessor-lessee and sale conditions, approved or disapproved by the association’s Condominium Board of Directors, with a $100 processing fee. A buyer’s contingency period should account for that board approval step, and we build it into the contract timeline rather than leave it to surprise the buyer’s lender.

What the Rules Mean for an Investor Buyer

With a 30-day minimum and at most four leases a year, Middleburg suits seasonal and annual tenants, not vacation rentals. Tenants pay renter rates at the club under the FY2027 schedule, and under the master Declaration an owner’s club rights may be delegated to a lessee. An investor buyer should hear all of that on the first call, and a listing that states it saves everyone time.

Pets, Vehicles and Garages for Owners

The master Declaration allows household pets in a “reasonable number” set by the Board, leashed outside the home and never on the golf course; the ban on pets in the posted Middleburg application applies to tenants, not owners. Commercial vehicles, RVs, boats and trailers may be kept only inside an enclosed garage, and the association’s own posted rule states plainly that vehicles are parked only in garages or driveways, with no street parking at any time. No public document we read states garages per Middleburg unit; the declaration’s limited common element exhibit does, so we pull it for your listing file.

Architectural Approvals on Work You Did

The master Declaration requires Architectural Review Committee approval for exterior changes, and condominium documents typically reserve exterior and limited common element changes to the association. If you replaced windows, doors, shutters or a lanai enclosure, have the approval and the permit ready; a buyer’s attorney will ask for both.

How Long Does It Take to Sell a Middleburg Coach Home?

Middleburg’s median days on market was 4 over the 60 months to September 26, 2026 (n=15), well under the 31-day Stonebridge-wide median for the same span, though the two most recent closings took 9 and 27 days and one 2025 closing sat 238 days. Once a Middleburg listing goes under contract, closing then runs on the two estoppels, the resale package and the buyer’s financing.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

When Middleburg Homes Actually Closed

The 17 Middleburg closings of the last five years fell across every season, without a strong seasonal cluster the way some Stonebridge neighborhoods show. The two most recent closings, in April and July 2026, both closed outside the traditional winter peak, in 27 and 9 days respectively, which is our own evidence that a well-prepared Middleburg home sells off-season too. We set your launch date around your plans and the live competition, not around a calendar rule.

A Realistic Sequence

A typical Middleburg sale runs two to three weeks of preparation, photography and the association file; the marketing period, which the recent record suggests can run anywhere from about a week to several months depending on pricing and presentation; an inspection period of ten to fifteen days after contract; and a closing that allows for both estoppels, the buyer’s review of the resale package, the appraisal and the buyer’s HO-6 quote. We write every one of those clocks into the contract.

Selling While You Are Up North

Roughly two-thirds of Middleburg’s owners are not homesteaded, and many sell from out of state. We handle showings through the gate, contractor access, both estoppels, the resale package and a remote closing, and Marc Comisar manages the home on the ground so an out-of-state owner can sell without flying down.

What Should Your Listing Say About Life at Middleburg?

A Middleburg listing should say what ownership actually includes: a coach home on the Aberdeen Lane loop with the exterior, landscaping, irrigation and Middleburg’s own recreation parcel handled by the association, a short walk from the clubhouse, and automatic, non-equity membership in Stonebridge Country Club, with golf at cart fees only, tennis, fitness and four dining venues.

Data updated: September 2026 (Stonebridge Country Club published pages and FY2027 schedule; Collier County Public Schools 2026-2027 zoning, retrieved Sep 2026)

The Club That Comes With the Deed

“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. The course is 18 holes, par 71, 6,414 yards from Tee I, with six rated tee sets, a Gene Bates layout redesigned by Kipp Schulties in 2023; members pay $35 for 18 holes with cart in FY2027 and no green fees. There are five Har-Tru tennis courts, a fitness center, a resort-style pool by the Bistro and four venues: The Lounge, The Dining Room, The Veranda and The Bistro. Stonebridge has no food-and-beverage minimum.

A Short Walk From the Clubhouse

Middleburg sits about a fifth of a mile north of the clubhouse, a straight-line measurement, which puts the Bistro, the pool and the fitness center within an easy walk or a short golf-cart ride, a real part of what a Middleburg buyer pays for. From the clubhouse, NCH North Naples Hospital is about 1.7 road miles and five minutes off-peak, I-75 at Immokalee Road about 2.5 miles and six minutes, the nearest Publix about 2.1 miles, Vanderbilt Beach about 5.2 miles and eleven minutes, and Southwest Florida International Airport about 22.1 miles and thirty minutes. Those are model estimates without traffic; winter adds time.

Schools Zoned to Middleburg

Middleburg addresses are zoned for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-2027 school year, all three rated A by the Florida Department of Education in 2026, per Collier County Public Schools’ address database, which returned the same three schools for seven Aberdeen Lane address records with no rezone flag. Aubrey Rogers opened in August 2023, so older listing fields for this area can name the wrong high school; your listing should carry the current one.

All Ages, Year-Round or Seasonal

Stonebridge is not an age-restricted community: the master Declaration carries no age restriction, and no Middleburg record we read describes the neighborhood as housing for older persons. About a third of the units are homesteaded and the rest are seasonal or second homes, which is the buyer pool your listing speaks to.

How Do You Get a Free Middleburg at Stonebridge Home Valuation?

You get a free Middleburg at Stonebridge home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the 17 MLS closings and 13 county deeds of the last five years, read for your position, adjusted for updates, view and any lease, 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)

What a McGreevy and Comisar Middleburg Valuation Includes

You receive every Middleburg MLS closing and county deed of the window with its date and source, a position analysis that never mixes the county and MLS measurements, the live Stonebridge coach-home competition with price histories, the fee stack and tax reset your buyer will underwrite, your building’s flood facts, and a recommended list price with a defensible range. Request it through our Middleburg at Stonebridge home valuation page, or Call Jesse direct at (239) 898-6072.

How to Reach Us Today

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, your position, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood where only two homes sold on the open market in the last year, the first price decides how your listing reads against the last comparable a buyer’s agent can point to. We would rather you see the evidence and the number before you commit to anything, and many Middleburg owners use the valuation to decide whether to sell this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Middleburg 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.

A Seller on Months of Silence, Then Two Weeks

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

In a neighborhood where the wrong price can sit for the better part of a year, as one 2025 Middleburg closing did, the right price and the right marketing can turn months of silence into two weeks.

A Buyer on Diligence That Answers the Hard Question

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

At Middleburg, where the SIRS status and a building’s flood letter take real research to answer, that is exactly the habit a seller and a buyer both want in an agent.

A Repeat Client on Trusting the Team Again

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

Repeat clients matter most in a thin market, where the same names come back to buy and sell more than once.

A Client on an Estate Sale Made Easier

★★★★★ “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.” Verified Google review

Many Middleburg sales are inherited or estate sales, given how long some owners have held their coach homes since the 1990s buildout, and that quote describes exactly the kind of sale we handle often.

Why Does a Middleburg Specialist Matter When You Sell?

A Middleburg specialist matters because the facts that decide a sale here live in two records and two associations, not in a listing feed: the position effect, how thin the recent-sale evidence really is, the MLS and county sales each misses, the buyer-paid capital contribution, two estoppels, the Chapter 718 resale package and the two-story answer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)

Jesse McGreevy

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

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Middleburg owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a Middleburg home off the Stonebridge condominium median of $466,000, treat the two most recent MLS closings as the whole market instead of pulling the county’s five-year deed file, order one estoppel instead of two, put the capital contribution on the seller’s side of the statement, miss the July 2026 sale because it has not yet appeared in the county’s qualified-sale file, or answer the SIRS question with a guess. None of those errors is exotic, and each one costs a seller time or money.

How Middleburg Fits the Stonebridge Seller Picture

Middleburg is the thinnest coach-home market in Stonebridge Country Club by MLS volume, and its five-year record is the one a seller has to read carefully precisely because there is so little of it. For the whole-community view of fees, flood and all ten neighborhoods, read our Stonebridge Country Club seller guide and the parent Stonebridge Country Club community guide.

Are You Also Buying Your Next Home in Southwest Florida?

Many Middleburg sellers are buying their next home in the same season, sometimes inside Stonebridge itself, where a qualifying existing owner pays a $0 capital contribution. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.

Data updated: September 2026 (Florida Department of Revenue property tax guidance; Stonebridge FY2027 fee schedule, retrieved Sep 2026)

Buying and Selling in the Same Season

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.

Moving Within Stonebridge or Back to Middleburg

The club’s Cost of Ownership page says current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home,” and the FY2027 schedule lists the existing-owner contribution at $0; confirm eligibility with the association’s Controller before contract. If your next home is another Middleburg unit, read our Middleburg at Stonebridge buyer guide, and see the full Middleburg at Stonebridge neighborhood guide for the governance, flood and school detail this page summarizes.

Frequently Asked Questions, Seller Edition: Selling a Middleburg at Stonebridge Coach Home

These are the questions Middleburg owners ask before they sell, answered for a Collier County condominium seller, each in a single paragraph. They cover price, timing, the two associations, costs, disclosure, flood and taxes. 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)

How do I sell my Middleburg at Stonebridge coach home?

Start with a written valuation built from your own position’s sales, not a portal estimate, then assemble the file before you list: both estoppels on order, the Chapter 718 resale documents from the manager, your building’s flood facts and any lease. Price inside the recent band for your position and prepare for a thinner buyer pool than a deeper Stonebridge neighborhood. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for a Middleburg coach home?

Look for an agent who prices from both the MLS and county records by position, knows the Chapter 718 resale package and the master association’s steps, 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.

What is my Middleburg at Stonebridge home worth?

Most likely somewhere inside the band the last five years set: 17 MLS closings from $529,000 to $875,000, median $700,000, and 13 county deeds from $529,000 to $840,000, median $650,000. Position, updates and view decide where. Request a written valuation for your home.

What did Middleburg coach homes sell for recently?

$750,000 in July 2026 and $770,000 in April 2026, both Southwest Florida MLS closings, the only two Middleburg closings in the trailing 12 months.

How many Middleburg homes sell each year?

About three to four. The MLS shows 17 Middleburg closings in the 60 months to September 26, 2026, and only two in the trailing 12 months.

How long will my Middleburg home take to sell?

The 60-month median was 4 days on market (n=15), though that figure is dominated by a run of fast sales; one 2025 closing took 238 days. The two most recent sales took 9 and 27 days.

What is the sold-to-list ratio at Middleburg?

A median 96.8 percent of final list price over 60 months (n=15), against 93.9 percent over the thinner 24-month window (n=7), close to the 96.8 percent recorded across all 190 Stonebridge closings in the same five years.

Is now a good time to sell a Middleburg coach home?

For a home priced from the full five-year record and marketed to both the seasonal and year-round buyer pool, yes. There was no active Middleburg listing on September 24, 2026.

Do lower or upper Middleburg homes sell for more?

On a thin sample, our own split of the 60-month MLS closings by size found a $592,500 median among units under 2,000 square feet (four sales) against $750,000 among units of 2,000 square feet and above (thirteen sales); we flag that as a starting hypothesis, not a firm rule, given how few smaller units sold.

Are Middleburg prices dropping?

No. The county’s qualified median rose from $439,000 in 2021 to $700,000 in 2025 and the sole 2026 qualified sale closed at $770,000; the record shows a climb that has since leveled, not a decline.

What is the highest price paid for a Middleburg coach home?

$875,000, an MLS closing in June 2023 at 2115 Aberdeen Lane; the county’s qualified deed record separately shows $840,000 recorded in 2024.

Why is the online estimate for my Middleburg home wrong?

Because a model cannot see your position, cannot reconcile the MLS and county square footage for the same unit, and cannot see your updates or view. It often leans on the county’s median just value of $514,112, which sits well below recent closings.

When is the best time of year to list a Middleburg coach home?

The record shows no strong seasonal cluster; the two most recent sales, in April and July 2026, both closed outside the traditional winter peak. We set your launch date around the live competition and your own plans.

Do buyers compare my Middleburg home with Braeburn?

Yes. Braeburn’s 24-month MLS closings ran deeper, eleven at a $670,000 median, but its fee is $472 a year higher and it has no recreation parcel of its own. Your listing should explain Middleburg’s lower fee and its own amenity land.

Do buyers compare my Middleburg home with Ashton Oaks?

Sometimes, since Ashton Oaks is a coach-home condominium sharing the same general market, though it recorded only one MLS closing in 24 months. Middleburg’s own five-year file gives a fuller picture for comparison than a single recent sale can.

Who pays the capital contribution when I sell my Middleburg unit?

The buyer. The master Declaration says the 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. It remains a negotiable contract term.

How many estoppel certificates does a Middleburg sale need?

Two: one from the Middleburg condominium association and one from the Stonebridge master association, which costs $299 for FY2027. Ordering both at contract keeps a closing on schedule.

What does a condominium estoppel certificate cost in Florida?

Florida Statutes 718.116(8) caps it at $299 for a current account, with $119 more for delivery within three business days and $179 more if the account is delinquent. The posted Middleburg application also shows a $100 processing fee.

Does the Middleburg association have to approve my buyer?

The posted Middleburg document is the mandatory form for both leases and sales, approved or disapproved by the association’s Condominium Board of Directors. Confirm the current process and any fee with the manager before listing.

What documents must I give a Middleburg buyer?

Under Florida Statutes 718.503: the declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions document and the governance form, plus any milestone summary or SIRS, or a statement that none exists.

Do I have to give a Middleburg buyer the HOA disclosure summary?

Section 720.401(2) excludes Chapter 718 associations, but Middleburg sits inside a Chapter 720 master association, so the careful course is to deliver the master summary as well as the condominium package. Confirm with your closing agent or attorney; this is information, not legal advice.

Does my Middleburg building need a SIRS or milestone inspection?

Those laws apply to condominium buildings three or more stories tall. Middleburg’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building for Aberdeen Lane; the recorded plans would certify it.

Is there a pending special assessment in my Middleburg building?

Only the Middleburg association’s estoppel and board records can say. No master special assessment appears in the club’s schedules from FY2019 to FY2027.

Is my Middleburg coach home in a flood zone?

The Middleburg street point we tested maps in FEMA shaded Zone X on the effective February 8, 2024 map, outside the Special Flood Hazard Area. Confirm your building with its elevation certificate.

Does my Middleburg building have a FEMA letter of map change?

No letter of map change we read names a Middleburg building specifically, unlike some other Stonebridge condominiums. One 1998 letter names the plat that holds Middleburg’s recreation parcel, but we do not know whether it reached any residential building.

Will my buyer’s property taxes be higher than mine?

Often. Your bill may carry a homestead exemption and a Save Our Homes cap that do not transfer. The 2026 preliminary median Middleburg bill is $4,482; the buyer’s first bill follows the purchase price.

Does Middleburg have a CDD?

No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.

Can I put a For Sale sign on my Middleburg home?

No. Stonebridge bars For Sale signs on the home and in vehicles; open houses use only the club’s approved sign, registered by 1:00 p.m. Friday, no more than twice a week.

Can I sell my Middleburg coach home with a tenant in it?

Yes. The buyer takes subject to the lease, which runs at least 30 days under the master Declaration, at most four a year, with no pets for tenants. Disclose the lease and its end date from the start.

Can I sell my Middleburg coach home furnished?

Yes. List the furnishings on a separate inventory; a lender values the real estate only, so we price furnished and unfurnished comparables separately.

Should I sell or rent my Middleburg coach home?

Renting means 30-day minimum leases, four a year, board approval, no tenant pets and $24,680 a year in association charges. With no Middleburg listing on the market in September 2026, selling now meets little competition, though a thin market can also mean a longer wait for the right buyer.

Which updates pay back at Middleburg?

Kitchen and bath updates, flooring, a newer air-conditioning system and water heater, and owner impact glass where your documents make windows the owner’s, because buyers compare repeating positions and those are the visible differences.

Should I get a pre-listing inspection on a Middleburg unit?

On a 28 to 31 year old unit, usually a light one: air-conditioning, water heater, plumbing and electrical. The roof and structure are association items, so their history comes from the manager.

How much does it cost to sell a Middleburg coach home?

Beyond commission, Florida’s deed stamp tax is $0.70 per $100, $4,900 at the $700,000 median, plus two estoppels, a lien search and prorations. In Collier County the buyer customarily pays the owner’s title policy.

Should I sell my Middleburg home without an agent?

You can, but you still need both estoppels, the resale package, the club’s open-house registration and a buyer who accepts the $18,399 closing charge, and signs are barred, which removes most of what a For Sale by Owner seller relies on. In a market this thin, exposure to the right buyer pool matters even more.

Can I sell my Middleburg coach home off-market?

Yes, with a private offering to qualified buyers in our database and to existing Stonebridge owners. We set out the trade-off in price before you choose.

I inherited a Middleburg unit. What changes?

The personal representative or trustee signs the deed with letters of administration or the trust, and any homestead and Save Our Homes status ends with the owner. Both associations need the estoppel requests in the estate’s name.

Will I owe capital gains tax when I sell?

It depends on your basis, use and exemption; IRS Publication 523 explains the primary-residence exclusion, and a foreign seller may face FIRPTA withholding. Confirm with your CPA before you list.

What should I do first if I am thinking about selling?

Request a written valuation for your position, ask the manager for the resale documents, gather any lease and permits, and check your building’s flood facts. Then call Jesse McGreevy at (239) 898-6072 and decide on timing with the live competition in view.

Sources and Authoritative References

Every 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, sales file and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the Stonebridge club’s own published documents. No listing portal or competing brokerage is cited.

Stonebridge Country Club documents and pages

• Stonebridge Country Club home page
• Stonebridge Country Club, about the community and neighborhoods
• Stonebridge Country Club history
• Stonebridge Country Club membership: automatic, non-equity
• Stonebridge Country Club golf
• Stonebridge Country Club lifestyle: tennis and dining
• Stonebridge Country Club real estate information and estoppel contact
• Cost of Ownership, FY2027, with condominium fee coverage
• Open house rules
• Governing documents file list
• Middleburg condominium documents index, titles only, member login
• FY2027 Rates and Fees schedule, September 2, 2026
• FY2025 dues and fees with Board resolution and budget memo, August 30, 2024
• FY2019 detailed neighborhood fees, February 18, 2019
• Middleburg lease and sale application
• Braeburn lease application, for the rival comparison
• Hurricane Shutter Standards
• Hurricane Preparedness Guidelines, version 6
• Supplemental Declarations and amendments compilation, June 2020

Stonebridge documents in the Internet Archive

• Amended and Restated Declaration, master association, member-era copy (archived September 21, 2021)
• Amended and Restated Bylaws (archived September 21, 2021)
• FY2019 cost of ownership page (archived August 23, 2019)
• FY2020 cost of ownership page (archived December 7, 2019)
• FY2021 dues and fees schedule (archived November 25, 2020)
• FY2022 dues and fees schedule (archived December 2, 2022)
• Cost of ownership page (archived June 5, 2023)
• FY2025 dues and fees schedule, September 2024 (archived July 11, 2025)
• FY2025 schedule update with capital contribution notice (archived April 26, 2025)
• New home purchase page (archived December 4, 2020)

Market data, county records and recorded instruments

• Southwest Florida MLS, Matrix (every Stonebridge closing, September 26, 2021 to September 26, 2026, and actives, retrieved September 24 and 26, 2026)
• Collier County government, publisher of the Property Appraiser 2026 tax roll bulk files, August 29, 2026
• Collier Clerk COR Access: Middleburg declaration, Instrument 1978748, Official Records Book 2103, Page 137, and amendments
• Collier Clerk Official Records legal description search
• Collier County Clerk, recordable documents
• Collier County PUD Master List, January 25, 2022
• Collier County milestone inspection registry map layer
• Collier County Tax Collector, real estate property taxes
• Collier County Tax Collector, tax search
• Collier County monthly building permit reports
• Collier County Airport Road widening, 60 percent design handout
• Collier County Airport Road widening, public comments and responses
• Florida Department of Revenue, property tax information for taxpayers
• Florida Department of Commerce, Official List of Special Districts

Florida corporations, condominiums and statutes on selling

• Florida Division of Corporations entity search: Middleburg at Stonebridge Condominium Association, Inc., N95000001726
• Florida DBPR condominium public records
• Florida DBPR condominium frequently asked questions, SIRS thresholds
• Florida DBPR condominium SIRS reporting
• Florida Statutes 718.503, condominium resale disclosure
• Florida Statutes 718.116, assessments and estoppel certificates
• Florida Statutes 718.112, bylaws, reserves and SIRS
• Florida Statutes 718.111, association insurance and official records
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 720.401, homeowners association disclosure summary
• Florida Statutes 720.30851, homeowners association estoppel certificates
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Department of Revenue, documentary stamp tax
• Florida Statutes 689.302, flood disclosure in residential sales
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 627.714, unit-owner loss assessment coverage
• Florida Statutes 28.24, clerk recording fees
• SB 4-D (2022 Special Session D), condominium safety, bill history
• SB 154 (2023), condominium and cooperative safety, bill history
• HB 913 (2025), condominium and cooperative associations, bill history
• Florida House staff analysis of HB 979 (2024), estoppel certificate fee caps
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Department of Financial Services, title insurance overview
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
• National Association of REALTORS, settlement frequently asked questions
• National Association of REALTORS, what the settlement means for buyers and sellers
• National Association of REALTORS, written buyer agreements
• Internal Revenue Service, FIRPTA withholding
• Internal Revenue Service, Publication 523, selling your home

Flood, storm and insurance

• FEMA National Flood Hazard Layer, flood hazard zones
• FEMA National Flood Hazard Layer, FIRM panels, 12021C0194J effective February 8, 2024
• FEMA revalidation letter 18-04-0009V, Collier letters of map change
• FEMA Flood Map Service Center search
• USGS 3D Elevation Program point query service
• Collier County 2026 Floodplain Protection Newsletter
• Collier County, What is my Evacuation Zone?
• National Weather Service Miami, Hurricane Ian summary
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• National Weather Service Miami, Hurricane Milton summary
• Citizens Property Insurance, flood coverage requirement
• Uniform Mitigation Verification Inspection Form OIR-B1-1802

Schools, area and routing

• Collier County Public Schools zone query, 2120 Aberdeen Lane, zone year 2027
• Collier County Public Schools school zone map
• Florida Department of Education, school grades
• Pelican Marsh Elementary School
• Pine Ridge Middle School
• Aubrey Rogers High School
• NCH North Naples Hospital
• OSRM public driving route service

Our own assets

• McGreevy and Comisar Middleburg at Stonebridge neighborhood guide
• McGreevy and Comisar Stonebridge Country Club community guide
• McGreevy and Comisar Middleburg at Stonebridge home valuation
• McGreevy and Comisar Middleburg at Stonebridge buyer guide
• McGreevy and Comisar Braeburn at Stonebridge neighborhood guide, for the rival comparison
• How we represent buyers in Southwest Florida
• McGreevy and Comisar Google Business Profile
• Domain Realty Group

Downloadable Documents

Every row below links the authority that publishes the document, so a Middleburg 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.

Documents that matter to a Middleburg seller but are not public: the Middleburg association’s budget, reserve schedule, master insurance policy, hurricane deductible and any amended documents, from its manager, Complete Property Management of SWFL; its estoppel certificate, from the same office; and the master estoppel, from the club’s Controller’s office.

Your Middleburg Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Middleburg at Stonebridge sits inside the North Naples golf-community market we work every week. Few Middleburg homes of any one position come up for sale in a year, so the owner who sells next should call us first.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 preliminary tax roll and sales file, files dated August 29, 2026. Brokered by Domain Realty.