Sell Your Home in Shoreham at Stonebridge

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

Why Sell Your Shoreham at Stonebridge Villa With McGreevy and Comisar?

Shoreham at Stonebridge is 32 fee-simple duplex villas on one street, Leamington Lane, whose association insures, paints and reroofs the buildings, and it sells rarely: six MLS closings in five years and 13 recorded qualified sales since January 2021. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from every one of them.

This page is written for the owner. The full picture of the neighborhood itself, from the 1996 supplemental declaration that created it to the 2016 amendment that rewrote its maintenance and insurance rules, lives in our Shoreham at Stonebridge neighborhood guide, and this seller page sits beside it. Everything below answers one question: how to sell a villa on Leamington Lane for the most money, with the fewest surprises, on a date you choose, when a buyer sees only two or three Shoreham sales a year and asks who insures the building. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Shoreham Villa 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, and they personally run every listing they take: the price, the marketing build, the negotiation and the association and club paperwork. If you are interviewing listing agents across the city before you choose one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to licence history to published production.

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

These are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number.

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 record: we tracked all six Shoreham closings in the Southwest Florida MLS over five years, every qualified Shoreham deed Collier County recorded since January 2021, and the recorded documents that decide what a buyer is actually purchasing. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

Who Does the Work on Your Listing

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections and the contractor visits a villa owner who lives up north cannot attend. Jesse McGreevy runs pricing, marketing, data and the association paperwork, which at Shoreham means the master estoppel, the Shoreham insurance summary, the roof reserve question and the capital contribution arithmetic. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.

What Makes Selling a Shoreham Villa Different?

Selling a Shoreham villa differs from any other Stonebridge sale in six ways: the owner holds fee title yet the association insures, paints and reroofs, the neighbor shares a wall, the pool is private on a small lot, only 32 homes exist, the club conveys with the deed, and one estoppel covers everything.

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

Fee Simple, With a Condominium’s Chores Handled

Under Section 3.C of the Third Supplemental Declaration as rewritten by the 2016 Certificate of Amendment (Official Records Book 5289, Page 771), the master association, working with the Shoreham Committee, maintains the lawn and landscaping on every lot, runs the irrigation, cleans the roofs, paints the exterior walls, doors, exterior floors and lanai and entry ceilings, and replaces all 32 roofs at once when the committee decides. Section 3.I adds the association’s all-risk property insurance, including windstorm, with flood and liability cover, on “all of the Shoreham insurable property.” Your buyer owns land, like a Thornbrooke buyer, and hands off the exterior, like a condominium buyer. Explaining that in the first paragraph of the listing is the most valuable thing a Shoreham agent does.

One Street, 32 Villas, Two or Three Floor Plans

Every Shoreham villa has a Leamington Lane address, house numbers 1794 to 1862, and every Leamington Lane address is Shoreham: 32 villas in 16 two-villa buildings (our arithmetic), lots 100 to 131 of the Stonebridge Unit Three plat. On the county roll nine villas carry exactly 1,612 square feet of base area and six carry 1,630, and the whole range is only 1,612 to 1,760, which points to two or three floor plans repeated down the street (our inference). When your buyer can compare your villa with one across the street built the same year to the same plan, the comparison is pool, condition, renovation and position, and your listing has to win exactly that.

The Club Comes With the Villa

“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page, and the membership is non-equity with no deposit. Your buyer is not choosing a villa and then a club; the par 71, 6,414-yard course with six rated tee sets, five Har-Tru courts, the fitness center, the resort-style pool and four dining venues arrive with the deed. That is a selling point and a cost line at the same time, and a Shoreham listing presents both.

An $18,399 Question Every Outside Buyer Asks

An outside buyer pays the association a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee at closing, $18,399 in all on the FY2027 schedule, about 2.7 percent of the latest recorded Shoreham price of $690,000 (our arithmetic). Until April 2025 the contribution followed a formula that came to about $6,197 for an outside buyer. On a villa priced near $700,000 that jump is a larger share of the price than it is on a $1,000,000 house, so a Shoreham listing has to explain what the membership buys before a buyer subtracts it from your price.

One Association, One Estoppel

There is no Shoreham corporation. Shoreham is a neighborhood of Stonebridge Country Club Community Association, Inc., the master association and club, and its owners elect a Shoreham Committee that advises on maintenance, paint and roofs. That makes a Shoreham sale simpler than a Stonebridge condominium sale, whatever the similar chores: one estoppel certificate from the master association at $299, no condominium approval and no Chapter 718 resale package.

Half Year-Round, Half Seasonal

Sixteen of the 32 villas, exactly 50 percent, carry a Florida homestead exemption on the 2026 preliminary roll, below Thornbrooke’s 57.9 percent and Hawthorne Estates’ 78.2 percent. The even split reflects what the 2016 amendment built: a villa an owner can lock and leave for the summer with the lawn, paint and building insurance handled. Your buyer pool therefore includes both year-round Naples households and seasonal buyers, and your listing is written for both.

Key Takeaways for a Shoreham at Stonebridge Seller

A Shoreham seller should know eight facts before choosing a list price: every MLS closing since 2021, the recorded county band, the two live listings, the pool split, the buyer’s association cash, the single estoppel, the pre-contract disclosure duty and the flood result. Each is set out below with its source and window.

• No MLS window reaches ten Shoreham closings. The widest, 60 months to September 26, 2026, holds six, from $415,000 to $725,000, listed one by one below; the last closed in October 2024.
• 13 qualified county sales from January 2021 through August 20, 2026, median $590,000 (n=13), range $298,000 to $725,000; the eight since January 2023 ran $576,300 to $725,000.
• Two active Shoreham listings on September 24, 2026, at $675,000 and $699,000: that is your live competition, on your own street.
• Pool or no pool is the first pricing question: 19 of the 32 villas have a private pool on the county roll.
• The buyer, not you, pays the $17,500 capital contribution and $600 transfer fee under the Declaration and the FY2027 schedule.
• One estoppel certificate, from the master association, at $299 for FY2027.
• The section 720.401 disclosure summary is owed before the contract is signed, because Shoreham is a Chapter 720 neighborhood, not a condominium.
• Our Leamington Lane test point maps in FEMA shaded Zone X, outside the Special Flood Hazard Area, and the association’s policy on the villas includes flood cover.

Is Now a Good Time to Sell a Shoreham Villa?

For a prepared villa priced inside Shoreham’s recorded band, yes, but with the competition in view. No Shoreham villa has closed through the MLS since October 2024, the eight qualified county sales since January 2023 ran from $576,300 to $725,000, and on September 24, 2026 two Shoreham villas were listed, at $675,000 and $699,000.

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

Every Shoreham MLS Closing in Five Years

We widen the MLS window until it holds ten or more closings. For Shoreham no window gets there: 24 months holds one closing, 36 months three and 60 months six. A median of six is not a market, so here is every Shoreham closing in the Southwest Florida MLS for the five years to September 26, 2026, by month, without house numbers.

Southwest Florida MLS Matrix, Development STONEBRIDGE, closings September 26, 2021 to September 26, 2026, retrieved September 26, 2026, assigned to Shoreham by street and house number. Sold-to-list is sold price over final list price; none of the six was an after-the-fact entry. Per living square foot is our arithmetic on MLS living area. Together the six sold for $3,676,288 against $3,784,800 in combined final list prices, 97.1 percent (our arithmetic).

What the Three Windows Say, Stated With Their Counts

For readers who want the summary figures, each with its count: over 24 months, one closing, $725,000, at 96.7 percent of final list (n=1) and 26 days on market; over 36 months, three closings, median $710,000 (n=3), 97.7 percent (n=3), 26 days; over 60 months, six closings, median $625,000 (n=6, even: the mean of $600,000 and $650,000), 98.8 percent of final list (n=6, the mean of 97.69 and 100.00 percent) and 16 days (n=6, the mean of 6 and 26). Every one of those medians rests on six sales or fewer, so read the table, not the median.

Twenty-Three Months Without an MLS Closing

The last Shoreham MLS closing was in October 2024. From then to September 26, 2026 the Stonebridge MLS pull shows no Shoreham closing at all, while the county recorded two qualified Shoreham sales in 2025, at $690,000 and $699,000, neither of which appears among the Stonebridge MLS closings in our five-year pull. A seller who judges the market by what the portals show sees a street that has not sold in two years. A seller who reads the deed record sees two 2025 sales right on the 2024 band. The second reading is the right one, and it is the one a buyer’s appraiser will use.

Two Neighbors Already Listed

On September 24, 2026 the MLS showed two active Shoreham listings: $699,000 for 1,620 square feet of living area after 129 days on market, and $675,000 for 1,632 square feet after 65 days, or $431 and $414 per living square foot (our arithmetic). Two of Stonebridge’s nine active listings that day were Shoreham villas, although Shoreham’s 32 homes are 4 percent of the club’s 799. On the county pace of 13 sales in about 67.6 months, two listings are about 10.4 months of supply (our arithmetic), against about 3.3 months for Stonebridge as a whole on the MLS pace. A new Shoreham listing does not enter an empty street; it enters a street where two sellers have been waiting.

Shoreham Against the Stonebridge Yardsticks

Over the 24 months to September 26, 2026, Stonebridge Country Club recorded 76 MLS closings at a median of $616,000, 95.4 percent of final list (n=75) and 31 days on market; its 19 fee-simple closings had a median of $985,000 and 95.5 percent; its 57 condominium closings a median of $466,000 and 95.3 percent. Shoreham’s one closing in that window sold at 96.7 percent of list after 26 days, a single sale that neither proves nor disproves a trend. What the yardsticks do say is that the Stonebridge buyer of 2025 and 2026 negotiates about four to five percent off list, so a Shoreham price set at the top of the band invites the same discount.

What Has the County Deed Record Shown at Shoreham?

Collier County recorded 13 qualified Shoreham sales from January 2021 through August 20, 2026, at a median of $590,000 and a range of $298,000 to $725,000, and every one was a resale. The deed record is the independent check on the MLS table above, and at Shoreham it is the fuller record.

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

Thirteen Qualified Sales Since January 2021

Counting back year by year, Shoreham reaches ten qualified sales only when the county window reaches January 2021, which makes it the widest window of any Stonebridge neighborhood’s guide.

Source: Collier County Property Appraiser, 2026 tax roll (preliminary) and its qualified-sale flags, files dated August 29, 2026. “Qualified” is the county’s code for an arm’s-length sale. The median of 13 is the seventh sale in price order, $590,000 (n=13, odd).

Only 13 of 31 Deeds Were Sales

From 2021 through 2025 the county recorded 31 Shoreham deeds and flagged 13 as qualified sales (our sum of the table). The rest are transfers between family members, into trusts, corrective deeds and the like, which the county does not treat as a market price. That is why a public “sold” feed that counts every deed overstates how often Shoreham trades, and why a Shoreham valuation must start from the qualified list, not the deed count.

The Eight Sales Since January 2023

The five 2021 sales all sit at or below $415,000 and predate the 2022 to 2024 reset in Naples prices. The eight qualified sales since January 2023 tell the current story: median $670,000 (n=8, even: the mean of the middle pair, $650,000 and $690,000), a range of $576,300 to $725,000, and $5,240,300 in total (our sum). Both 2025 sales, and both September 2026 asking prices, sit inside that band. Shoreham repriced once, between 2021 and 2023, and has held the new level since.

Three Recorded Sales the MLS Pull Never Showed

Matching the two files by year and price, the three 2024 county prices line up with the three 2024 MLS closings (the county’s $576,300 against the MLS’s $576,288), and the 2023 MLS closings at $600,000 and $650,000 appear in the county list. Three of the eight qualified sales since January 2023 do not appear among the Stonebridge MLS closings: $590,000 in 2023, and $690,000 and $699,000 in 2025. That is our matching of two public files, not a finding about how those villas were sold. It tells a Shoreham seller two things: a buyer can find you without a portal, and any estimate built from MLS data alone is missing both of the most recent Shoreham prices.

Two Square-Foot Measures We Never Mix

The MLS reports living area from the listing; the county reports base area from its building record, and it also carries an adjusted area (1,976 to 2,103 square feet at Shoreham, median 2,010) that weights in garage and lanai space. The six MLS closings ran 1,622 to 1,640 square feet of living area; the county’s base areas run 1,612 to 1,760. This page never divides an MLS price by a county area, or compares the $447 MLS figure of October 2024 with the $428 county figure of September 2025 as if they were one measure.

What the County Says a Shoreham Villa Is Worth

The 2026 preliminary roll puts the median Shoreham just value at $553,160 (n=32, even: the mean of $552,160 and $554,161), range $503,986 to $621,810. Just value is a tax estimate, not a price: the latest qualified sale, $690,000, was about 25 percent above the median just value. A buyer who quotes the county’s number to you is quoting the wrong number, and your listing file should say so politely with the sales beside it.

From $196,700 to $690,000

Taylor Woodrow’s original Shoreham sales, April 1996 to March 2000, had a median first price of $196,700 on the county’s sales history. The 2021 median was $359,900, the 2024 high $725,000 and the latest qualified sale $690,000. On price per county base square foot the rise ran from $220 in 2021 (n=5) to $440 in 2024 (n=3) and $427 in 2025 (n=2). Most Shoreham owners who bought before 2021 hold a large gain, which is a reason to talk to a CPA before listing and a reason not to price from memory.

Thinking of Selling at Shoreham? Start With a Written Valuation

Shoreham’s eight qualified sales since 2023 ran from $576,300 to $725,000, and two neighbors are listed at $675,000 and $699,000, so the first price you publish decides whether buyers tour your villa or theirs. Request a written opinion of value through our free Shoreham at Stonebridge home valuation, or use the valuation request on this page. Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Shoreham at Stonebridge, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.

Which Recent Shoreham Sales Matter Most to Your Price?

The Shoreham sales that matter most to your price are the eight qualified county sales since January 2023, read beside the five MLS closings of the same years for list price, days on market and living area, and the two villas listed today. Your buyer’s appraiser will reach for the same short list, so each is read here on its own.

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

Two Sales Three Weeks Apart: A Public Record Pair Worked Through

This is a public record pair from the Southwest Florida MLS, not a McGreevy and Comisar transaction. In February 2023 a Shoreham villa of 1,640 square feet of living area, listed at $675,000, went under contract after 65 days on market and closed at $600,000, 88.89 percent of its final list price and $75,000 below the asking price. In March 2023, a few weeks later, a villa of 1,639 square feet on the same street, listed at $650,000, went under contract in 3 days and closed at exactly $650,000.

Three lessons follow for the next Shoreham seller. First, the higher list price produced the lower sale: the villa asking $25,000 more sold for $50,000 less. Second, the negotiation turn came long before the offer; after 65 days the buyer knew the list price was a starting point, and the seller gave up the entire spread in one contract. Third, the buyer in March paid full price for a nearly identical villa because it was priced where the evidence sat. The public record does not show the condition or pool status of either villa, and two sales make a lesson, not a rate, but in a street of repeated plans the list price is the negotiation.

The Latest Recorded Sale: $690,000, September 2025

On September 5, 2025 the Collier County Clerk recorded the sale of a Shoreham villa at $690,000, coded as a qualified, arm’s-length sale. It carries 1,612 square feet of county base area, the most common Shoreham size, so the deed works out to $428 per base square foot. It sits $35,000, about 4.8 percent, below the 2024 high of $725,000, $9,000 below the other 2025 sale, and between the two September 2026 asking prices. An outside buyer at that price owed the association $18,399 on the FY2027 schedule, about 2.7 percent more, and the seller’s documentary stamp tax came to $4,830. This is a public record sale, and it is the single most important comparable on the street today.

The $725,000 Record, and What It Took

The highest Shoreham price in both systems is $725,000, an October 2024 MLS closing of 1,622 square feet of living area that listed at $749,900 and sold at 96.68 percent of list after 26 days on market, $447 per living square foot. The seller gave up $24,900 from the list price and still set the record. A seller whose villa matches that standard of finish has a case near the top of the band; a seller who quotes $725,000 for an original villa is quoting someone else’s renovation.

The 186-Day Sale at $576,288

In July 2024 a 1,639 square foot villa listed at $589,900 closed at $576,288, 97.69 percent of list, after 186 days on market, the longest Shoreham market time in five years, at $352 per living square foot. A low price and a long wait together usually mean a buyer saw work to be done; the public record does not show why. For a seller, the lesson is that a low price does not rescue a villa the buyer thinks needs a project. It is also why an automated estimate that averages this sale into your number undervalues a finished villa.

The At-List Sale With No Days on Market

In April 2024 a 1,625 square foot villa closed at its $710,000 list price with 0 days on market, which in MLS terms means a contract at or before launch. The next MLS sale, in July 2024, took 186 days, and the one after that, in October 2024, took 26 and set the record. Three sales in six months ran from immediate to half a year, on villas within 17 square feet of one another. Condition and price, not the calendar, moved the result.

What a Buyer’s Appraiser Will Use

An appraiser will use the closest Shoreham sales first: same size band, pool or not, within six to twelve months, then widen in time before widening in distance. At Shoreham that means the two 2025 county sales and the 2024 MLS closings, adjusted for time, and possibly a Stonebridge coach home as a secondary check. Because the MLS shows no Shoreham closing since October 2024, we put the 2025 recorded sales and their dates in the listing file so the appraiser does not have to find them.

Shoreham at Stonebridge vs Thornbrooke at Stonebridge: Which Will Your Buyer Choose?

Shoreham at Stonebridge vs Thornbrooke at Stonebridge is the comparison most buyers who want fee-simple land inside the gate make, because the two share the Stonebridge Unit Three plat and the same club: 32 attached villas the association insures and reroofs, against 107 detached homes whose owners do those jobs themselves.

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

Both were created by Taylor Woodrow in the mid-1990s, both are neighborhoods of the same master association with no corporation of their own, both need one estoppel certificate, and both are zoned to the same three schools. Beyond that they are different buys, and your buyer will likely tour both. Thornbrooke has its own Thornbrooke at Stonebridge neighborhood guide, and its owners have their own guide to selling a Thornbrooke at Stonebridge home.

The Shoreham vs Thornbrooke Decision Table

Sources: Southwest Florida MLS Matrix (Development STONEBRIDGE, retrieved September 26, 2026); Collier County Property Appraiser 2026 preliminary roll and sales file (files dated August 29, 2026); the club’s FY2027 fee schedule; the 2016 Shoreham amendment (OR 5289, Page 771); FEMA National Flood Hazard Layer at tested street points. Shoreham never reaches ten MLS closings in any window, so its sales are listed, not summarized.

Who Chooses Shoreham, and Who Chooses Thornbrooke

The buyer who chooses Shoreham wants to own land inside the gate for well under a Thornbrooke price, values a courtyard pool over a yard, and would rather pay a larger neighborhood fee than manage building insurance, exterior paint and a reroof. The buyer who chooses Thornbrooke wants no shared wall, a bigger lot, a pool on nearly every home and control of the roof and the insurance policy, and will pay about $250,000 to $300,000 more for it at the recorded medians. The club, the capital contribution and the schools are identical, so the choice is wall, lot and who runs the exterior.

What the Comparison Means for Your List Price

Price inside Shoreham’s own band, never off Thornbrooke’s. A Shoreham villa priced near a Thornbrooke house invites the buyer to walk a few hundred feet and compare a detached home. A Shoreham villa priced to its own record, with the association insurance, the lower tax bill and the handled exterior in the listing, wins the buyer who never wanted a roof and a hurricane policy of their own. Thornbrooke’s higher per-foot county figure ($490, n=7) against Shoreham’s one 2025 sale ($428) is the gap a detached house commands, not a target for a villa.

Why Shoreham’s Higher Fee Is a Selling Point

A Thornbrooke owner pays $2,412 a year and insures, paints and reroofs the house privately; a Shoreham owner pays $4,560 and the association does those jobs, $2,148 more for the neighborhood layer (our arithmetic). Which costs less over time depends on the building premium and the roof cycle, neither of which the club publishes. A good Shoreham listing does not apologize for the fee; it lists what the fee buys, line by line, from the 2016 amendment.

Which Other Stonebridge Homes Compete With a Shoreham Villa?

A Shoreham villa’s real competition inside the gate is the Stonebridge coach-home condominiums in the same price band, Braeburn, Middleburg and Ashton Oaks, more than any detached house. Against them Shoreham offers fee-simple land, a private pool on most villas, a lower association bill and one estoppel instead of two.

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

The Benchmark Table: Shoreham and the Coach Homes

Sources: Southwest Florida MLS Matrix, Development STONEBRIDGE, 190 closings September 26, 2021 to September 26, 2026, each assigned to its neighborhood by street and house number; the club’s FY2027 fee schedule (condominium fees are calendar 2026 figures billed by each association’s manager). Association total is the $17,600 FY2027 club-level charge plus the neighborhood or condominium fee (our arithmetic). Medians of fewer than ten sales are shown only beside their count.

The Carrying-Cost Advantage

Every Stonebridge home pays the same $17,600 in FY2027 club-level charges. On top of it, a Shoreham owner pays $4,560, while a Braeburn, Middleburg or Ashton Oaks owner pays $7,080 to $7,800 to a condominium association. A Shoreham buyer’s association bill is $2,520 to $3,240 a year lower than a coach-home buyer’s (our arithmetic), before the Shoreham buyer’s private pool and owned land enter the comparison. That line belongs near the top of your listing.

One Estoppel Against Two, and No Chapter 718 Package

A coach-home seller in Stonebridge orders two estoppel certificates, one from the master and one from the condominium association under Florida Statutes 718.116(8), and delivers the Chapter 718 resale document package. A Shoreham seller orders one, from the master, and delivers the Chapter 720 disclosure summary. Shoreham is also outside Florida’s condominium milestone-inspection and structural integrity reserve study laws, which apply to condominium and cooperative buildings, not fee-simple villas. A buyer who has just read a condominium’s reserve schedule notices the difference.

Where the Coach Homes Win

Honesty sells better than spin. The coach-home neighborhoods trade far more often: Braeburn recorded 11 MLS closings in 24 months to Shoreham’s one, so their buyers see more evidence and feel surer of the price. They have no shared party wall between side-by-side owners in the same way, and a condominium association carries a published reserve structure under state law. A Shoreham listing answers those points with the 2016 amendment’s named roof and painting reserves and the insurance summary, not with silence.

How Do We Price a Shoreham Villa?

We price a Shoreham villa from Shoreham’s own recorded sales, pool status first, then size, condition, renovation and position, adjusted for time since each sale and set against the two villas listed today. The Stonebridge median never enters the number, and county and MLS square-foot figures are never mixed.

Pool or No Pool Comes First

The county roll records a private pool at 19 of the 32 villas, a spa at 5 and a screen enclosure at 29. On a lot with a median of 0.11 acre, about 4,800 square feet, the pool is most of the outdoor living space, so pool and non-pool villas are two different products. The county sales file does not flag which sales had pools, so we confirm each comparable on the roll before it touches your price. A non-pool villa priced from pool sales will sit; a pool villa priced from non-pool sales leaves money behind.

Size Is Nearly Fixed, So Condition Decides

With base areas of 1,612 to 1,760 square feet and nine villas at exactly 1,612, size explains little of the spread between $576,300 and $725,000 since 2023. What moves a Shoreham price is inside the walls: kitchen and baths, floors, the air conditioning system, windows and the pool deck. Because the association paints every exterior on the same schedule, two villas look alike from the street, and the listing photographs have to show the difference.

The Roof Reserve and the Next Reroof

The association replaces all 32 roofs at once when the Shoreham Committee decides, from the Shoreham roof replacement reserve or a “User Assessment levied equally against all Units.” Every villa predates the Florida Building Code of March 1, 2002, and the recorded documents we read do not state the date of the last neighborhood-wide replacement. A buyer will ask. We ask the association for the reserve status and any committee timetable before listing, because a funded reserve supports your price and an approaching reroof with a thin reserve moves it.

Position on the Street

Leamington Lane sits in Stonebridge’s western strip, on the Airport-Pulling Road side of the gates by our reading of the map, and its lots run from 0.10 to 0.23 acre. A larger lot means more green space the association maintains, not more yard work, and a villa with a better outlook or more privacy from the road earns a premium the county roll cannot see. We walk the street before pricing, not after.

Why Automated Estimates Miss at Shoreham

A portal estimate cannot see whether a villa has a pool, a renovated kitchen or an original one, which half of a duplex it is, or the two 2025 recorded sales that never appeared in the Stonebridge MLS pull. It sees an MLS history that stops in October 2024 and may blend the 2021 sales at $415,000 and below, or the 186-day sale at $576,288, into your number. In a street of 32 near-identical villas, a model that averages is wrong in both directions, and Shoreham buyers who have toured the two current listings know it.

Pricing Against the Two Live Listings

On September 24, 2026 your competition was a 1,620 square foot villa asking $699,000 after 129 days and a 1,632 square foot villa asking $675,000 after 65 days. Your buyer will tour both, and your price will be read against them. If your villa is the better villa, the listing has to show why in the first photograph; if it is the same villa, a price above theirs asks the buyer to choose you over two sellers who have already been waiting.

Pricing the Fee Stack Into the Number

A Shoreham buyer underwrites $22,160 a year in association charges for FY2027, a reset property tax bill and the $18,399 due to the association at closing. None of those is your cost, and all of them touch your price, because buyers compare total cash to close and total monthly cost. We present the Shoreham fee against the coach-home fees and the building insurance it replaces, so the buyer reads $4,560 as value rather than overhead.

How Do We Market a Shoreham Villa?

We market a Shoreham villa to the buyers the record says will pay for it: year-round Naples households wanting land without exterior chores, seasonal owners wanting to lock and leave, and Stonebridge owners moving within the gate. Because the club bars “For Sale” signs, the campaign reaches buyers before they reach the gatehouse.

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

Who Buys at Shoreham

Half the villas are homesteaded and half are not, which is the best guide to who buys: full-time Naples households in every season and seasonal buyers between October and April. Photography, copy and timing are written for both, and the listing describes the villa, the documents and the club, never the kind of person who should live there.

The Lock-and-Leave Story, Told From the Documents

Most listings claim “low maintenance.” A Shoreham listing can prove it. We quote the 2016 amendment’s list of association duties, the insurance clause and the named reserves, and we put the association’s coverage summary in the file, because Section 3.I says a summary of the coverage and copies of the policies “shall be available for inspection by Owners or their authorized representatives upon request.” A buyer who reads the recorded document believes the claim.

The Stonebridge Insider

A Stonebridge owner who buys a Shoreham villa within a year of selling may owe $0 capital contribution under the FY2027 schedule, and the club’s 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.” A Thornbrooke or Hawthorne Estates owner ready to hand off a roof and a pool cage, or a coach-home owner who wants land and a private pool, already knows the club and saves $17,500 against an outside buyer. We reach them by name.

Photography of a Courtyard Pool

Professional photography, drone and cinematic video carry a Shoreham listing, because buyers compare the same plans and the difference is in the finish and the outdoor space. A pool on a 4,800 square foot lot is photographed as a private courtyard, at the hour the light reaches it, and the aerial shows the buyer what the lot backs to. We check the recorded plat for your lot before the shoot, so the listing claims only what the record supports.

Signs, Open Houses and the Gate

Under the club’s open house rules, no “For Sale” sign may go on the home or in a vehicle. An open house must be registered with the association office by 1:00 p.m. Friday, may run from noon to 5 p.m. at most twice a week, and may use only the approved 18 by 12 inch green-on-white “Open House” sign; because Leamington Lane is a side street, a Shoreham open house may add one sign at the Winding Oaks Way corner. Every showing clears the gatehouse, so we schedule rather than hope for drive-by traffic.

Discreet and Off-Market Options

Three of the eight qualified Shoreham sales since January 2023 do not appear in the Stonebridge MLS pull, so quiet sales happen here. We can market privately to our buyer database and cooperating agents without a public listing when privacy matters, including to the neighbor who owns the other half of your building. The trade-off is a smaller audience, which we price into the advice before you decide, and we tell you plainly when the public market is likely to pay more.

The Listing File Before the First Showing

We build the file a Shoreham buyer’s lender, insurer and attorney will ask for in week one: the section 720.401 disclosure summary; the master estoppel order; the capital contribution and transfer fee arithmetic; the Shoreham insurance summary; the roof reserve status and any committee timetable; your pool and screen enclosure history; any wind mitigation report on your openings; the flood result for Leamington Lane and any FEMA letter on your lot; and your Architectural Review Committee approvals for past work. A complete file shortens the contract and protects the price.

How Do We Negotiate a Shoreham Contract?

We negotiate a Shoreham contract partner to partner, from Shoreham’s own sales, with the buyer’s association cash, the insurance split, the roof reserve and the estoppel timing already answered. In a street with no MLS closing since October 2024, the negotiation starts with the evidence you put in front of the buyer.

Partner-Level Negotiation, Never an Assistant

Jesse or Marc takes every offer call on a Shoreham listing. Offers here turn on four things: the gap between list and offer, the roof and reserve question, the buyer’s reading of the association charges, and inspection findings inside a villa built from 1996 to 2000. Each is easier to win when the answer is already in the listing file, and each is harder when a buyer’s agent discovers it first.

Negotiating Without a Recent Ratio

A Thornbrooke seller can point to 12 closings and a 96.0 percent median ratio. A Shoreham seller cannot, and a buyer’s agent will say so. Our answer is the record itself: the six MLS closings sold at 97.1 percent of their combined list prices, the two 2025 recorded sales sit at $690,000 and $699,000, and the February 2023 sale shows what happens to a seller who lists above the evidence. Evidence, not adjectives, holds a price where the statistics are thin.

The Capital Contribution at the Negotiating Table

The Declaration says the capital contribution “shall be made by the purchaser,” and the FY2027 amount is $17,500 for an outside buyer. Buyers sometimes ask the seller to split it. We answer with the record: the contribution is a buyer charge under the covenant, it buys into a club with no equity deposit, and your price already reflects the market’s reading of it. Where a concession makes the deal, we would rather give it as price than rewrite a covenant allocation.

Inspection: What Is Yours and What Is the Association’s

A buyer’s inspector reports on the whole villa, but the 2016 amendment divides the work. The association handles exterior paint, roof cleaning, the eventual reroof, lawn and irrigation; the owner handles the interior, roof repairs between replacements, a share of the party wall and improvements beyond the builder’s standard ones, such as a later pool cage. We read the inspection report against that division, so you negotiate only the items that are actually yours and send the rest to the association in writing.

The Insurance Conversation

A lender or insurer may treat an association-insured villa like a condominium unit at first glance, even though Shoreham is fee simple. The recorded amendment and the association’s coverage summary answer the question in the first week, and the buyer’s own policy covers contents and the interior finishes Section 3.I(2) assigns to the owner: “all floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments.” We give the buyer’s insurance agent those documents on day one.

Timing the Estoppel

The master association issues the estoppel certificate from the Controller’s office at $299 for FY2027, and the Declaration requires issue within 15 days of request (Article XI, Section 1(D)); Florida Statutes 720.30851 sets the statutory delivery rule and fee cap. One certificate covers the club charges, the Shoreham fee and any assessment. We order it the day the contract is signed, so every open quarter of your account lands correctly on the closing statement.

What Does It Cost to Sell a Shoreham Villa?

Selling a Shoreham villa costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, one estoppel certificate at $299, a municipal lien search and prorated property taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $17,500 capital contribution on the purchaser.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; 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. At the latest qualified Shoreham price of $690,000 that is $4,830; at the $670,000 median of the eight sales since 2023 it is $4,690; at the $725,000 record, $5,075. 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. Florida promulgates the title premium itself, so the rate is the same at every title company: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, which on a $690,000 policy is about $3,525, a buyer’s cost by Collier custom.

One Estoppel Certificate

A Shoreham sale needs one estoppel certificate, from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025). There is no Shoreham corporation and no condominium association, so there is no second certificate. The statutory cap set in 2024 is $299 for a current account, with $119 more for delivery within three business days. In Collier County practice the seller customarily pays it, though the contract decides.

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

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 offers with that in mind. The $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until February 2035, so on our reading of the billing a seller owes only installments due through closing; confirm it on your estoppel.

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 Shoreham villa is likely to meet.

A Seller Net Sheet at the Latest Shoreham Price

The proration line is 181 days of a $4,379 bill, the median 2026 preliminary Shoreham tax bill (n=32, even: the mean of $4,129 and $4,630), before any early-payment discount convention (our arithmetic). Your own net sheet uses your contract price, your bill and your closing date, and we build it with you before you sign a listing agreement.

A Second Net Sheet at the $725,000 Record

At $725,000, documentary stamp tax is $5,075, the estoppel is the same $299, and a June 30 proration on the same $4,379 bill is the same $2,172, because Florida prorates the seller’s bill, not the buyer’s. The buyer’s promulgated owner’s premium rises to about $3,700. The seller-side fixed costs move by $245 between the latest sale and the record; commission and price are the variables that matter, which is why the price conversation comes first.

What Happens to Your Reserve Contributions

Your quarterly Shoreham fee has funded the painting, roof cleaning and roof replacement reserves the 2016 amendment names. Those funds stay with the association for Shoreham’s use, and no document we read provides a refund to a selling owner. They are not a cost of selling, but they are a selling point: the buyer inherits whatever the roof reserve holds, and a healthy balance belongs in the listing.

What Must a Shoreham Seller Disclose Under Florida Law?

A Shoreham seller owns a fee-simple parcel in a mandatory Chapter 720 homeowners association, so the Florida Statutes 720.401 disclosure summary is owed before the buyer signs, not at closing, even though the association’s chores resemble a condominium’s. Every seller also owes known material facts and the flood and property tax disclosures.

The HOA Disclosure Summary Is Owed Before Contract

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. In Stonebridge the summary names the master association and describes the bundled club charges. This is information, not legal advice; confirm the form with your closing agent or attorney.

The Chapter 718 Fork, and Which Side Shoreham Is On

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, the condominium law. Stonebridge mixes both regimes: a Chapter 720 master association over the whole community, and six Chapter 718 condominium associations inside it (Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend), whose sellers follow the resale rules in Florida Statutes 718.503. Shoreham is not one of the six. A condominium exists only when a declaration of condominium is recorded under Chapter 718, and Shoreham has none: its owners hold fee title to platted lots, and the 2016 amendment adds condominium-like duties without creating condominium units. A Shoreham seller’s duty is the 720.401 summary. If you also own a Stonebridge condominium, confirm that sale’s duty with your closing agent or attorney. This is information, not legal advice.

What the Recorded Documents Assign to Each Side

The recorded covenants split a Shoreham sale cleanly. Membership is automatic with ownership, so the buyer becomes a member at closing without any transfer from you. The master Declaration makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), which is why the estoppel settles every open balance; it requires the 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 Shoreham supplement adds the party-wall rules and the insurance and maintenance split. The documents we read do not restate the 720.401 duty, so the statute is the source of that one.

Flood Disclosure Under Section 689.302

Florida Statutes 689.302 requires a residential seller to give the buyer a flood disclosure at or before contract: whether the seller has filed a flood insurance claim on the property, whether the seller has received federal flood assistance, and whether the seller knows of flooding that damaged the property during the seller’s ownership. A Shoreham seller answers from personal records, and because the association’s policy covers the building, any association claim on your villa is worth asking the association about before you answer.

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 Shoreham, where the 2026 preliminary median bill is $4,379 on a median just value of $553,160 and 16 of 32 villas are homesteaded, a buyer paying near $690,000 will see a larger bill, and the warning describes it.

Known Defects: Party Wall, Roof Leaks, Pool History and Assessments

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. At Shoreham that means roof leaks you repaired between replacements, water intrusion at the party wall, any dispute or repair shared with your neighbor, whether your pool and cage were builder-original or added later, open permits, unapproved exterior work, and any assessment you know is planned. Section 3.E to 3.H’s party-wall rule is absolute: “No Owner shall have the right to cut windows or other openings in the party wall, nor make any alterations, additions, or structural changes thereto.” Better that the buyer hears it from you.

How Does Insurance Work When You Sell a Shoreham Villa?

At Shoreham the association insures the villas, all-risk including windstorm, with flood coverage and liability, under the 2016 recorded amendment, and each owner insures personal property and interior finishes. For a seller, that split is an advantage to present, and a question to answer early, because it resembles a condominium’s though Shoreham is fee simple.

The Association’s Policy

Section 3.I(1) requires “adequate property insurance covering all of the Shoreham insurable property,” including original improvements and like-kind replacements, on an all-risk form with windstorm, plus flood, premises liability and automobile liability for association business; the Board sets the amounts yearly with the Shoreham Committee. The FY2027 fee schedule says the Shoreham fee “includes limited P&C Ins. & Reserves,” and the club’s Cost of Ownership page says it includes “liability and flood insurance, roof and painting reserves.” Your buyer is not shopping for a hurricane policy on the building, and your listing should say so.

The Owner’s Policy Form

Section 3.I(2) makes the owner responsible for personal property and the interior finishes listed in the amendment. Some insurers write that coverage on a unit-owner style form; which form fits a fee-simple villa is a question for the buyer’s agent with the association’s coverage summary in hand. We have the summary ready so that question takes a day, not a week.

Pools, Cages and Upgrades

The owner is financially responsible for damage to improvements the owner or a prior owner installed that serve only that villa and were not builder-standard improvements. With 19 pools and 29 screen enclosures on the street, whether a pool and cage were original matters: by our reading, an added cage lost in a storm is the owner’s to insure. We ask for that history before listing, because a buyer’s insurer will.

Citizens and the January 1, 2027 Rule

Citizens Property Insurance requires flood coverage on its personal residential wind policies, phased by dwelling value and reaching all such policies on January 1, 2027; unit-owner policies and policies without windstorm are exempt. Whether a Shoreham buyer’s contents policy is caught depends on its form, so we flag the question in the listing file rather than let it surface in week two of a contract.

The Deductible Question

The association’s hurricane deductible, and how an uninsured deductible would be shared among owners, are not stated in the recorded text we read. After a casualty the owner must start repairs within 90 days and finish within nine months, and proceeds on the association’s policy are distributed by each villa’s share of the damage. We ask the association for the current deductible before listing, because a well-advised buyer will ask us.

How Do Flood Zone and Hurricanes Affect a Shoreham Sale?

Flood zone helps a Shoreham seller: our Leamington Lane test point maps in FEMA shaded Zone X on panel 12021C0193J, effective February 8, 2024, outside the Special Flood Hazard Area, on street ground of 9.76 feet. The villas, built from 1996 to 2000, predate Florida’s 2002 building code, and the association insures them against windstorm.

Shaded Zone X on Leamington Lane

On September 23, 2026 our test point on Leamington Lane was geocoded with the U.S. Census geocoder, queried against FEMA’s National Flood Hazard Layer and read for ground elevation from the USGS 3D Elevation Program: shaded Zone X, not in the Special Flood Hazard Area, street ground 9.76 feet NAVD88, and Category 2 on the state’s storm surge planning layer, which is a planning model, not a forecast or a depth. Shaded Zone X is outside the 1 percent annual chance floodplain but inside the 0.2 percent area, so a federally backed lender does not normally require flood insurance. A street point is not a footprint; the elevation certificate or a lender’s flood determination governs each villa.

A 2008 Letter That May Cover Your Lot

From 1998 to 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge lots and buildings, revalidated with the 2024 maps in letter 18-04-0009V. One entry, dated February 21, 2008, covers various lots in Stonebridge Units 3 and 5, and Unit Three is Shoreham’s plat. If your lot is on it, the letter belongs in your listing file. Collier County’s Flood Info Hotline, (239) 252-2942, will check for an elevation certificate on file.

Built 1996 to 2000, Before the 2002 Code

Every Shoreham villa was built after Hurricane Andrew and before Florida’s first statewide building code took effect on March 1, 2002. Stonebridge lies between the 160 and 170 mph lines on the code’s Risk Category II wind map, inside the wind-borne debris region, so new glazed openings need impact-rated products or approved shutters (our application of the published threshold). Original openings cannot be assumed to be impact-rated, so documentation matters.

The Wind Mitigation Form on an Association Roof

The state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records roof permit date, roof shape, roof-deck attachment, roof-to-wall connections, secondary water resistance and opening protection. At Shoreham the roof is the association’s to replace, so the roof permit date comes from the association’s reroof, if a notice of commencement and permit exist, and the openings are yours. A current form is still one of the cheapest ways to help the buyer’s contents and liability quote, and it tells the buyer what the openings are.

The Club’s Shutter Rules

The club’s Hurricane Shutter Standards decide which shutters may stay in storm-ready position during the season, by the side of the home they face, and any new shutter or window on a Shoreham villa goes to the Architectural Review Committee first. A buyer who asks what can stay up on the street side should hear the answer from your listing.

My Safe Florida Home, and the Storm Record

Florida’s My Safe Florida Home program offers hardening grants for homesteaded homes built before 2008 with an insured value of $700,000 or less, including attached homes of three stories or less on their own parcel; by our inference Shoreham’s 16 homesteaded villas are among Stonebridge’s likeliest to qualify, but because the association insures the building and replaces the roofs, raise any grant work with the Shoreham Committee first. 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 villa. Evacuation zones are set by Collier County; check your address in its Know Your Zone lookup.

What Will Your Buyer Pay to Own a Shoreham Villa?

A Shoreham buyer pays $22,160 a year in association charges for FY2027, $1,847 a month: $17,600 in club-level charges and the $4,560 Shoreham fee, which carries the building insurance and roof and paint reserves. On top come a reset property tax bill, contents insurance, and at purchase the $18,399 an outside buyer pays the association.

Data updated: September 2026 (Stonebridge FY2027 fee schedule, September 2, 2026; Collier County 2026 preliminary roll)

The FY2027 Bill, Line by 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. Stonebridge has no food-and-beverage minimum; the $950 service charge replaces it.

The Shoreham Fee, Year by Year

The Shoreham fee was $3,300 in FY2019 through FY2021, $3,392.04 in FY2022, $3,960 on the September 2024 FY2025 schedule, $4,560 on the April 2025 update, and is $4,560 for FY2027; the club publishes no FY2026 neighborhood fees outside the member login, so we state none. From FY2019 to FY2027 the Shoreham fee rose 38 percent, against 101 percent for the club-level charge (our arithmetic). Because the building insurance sits inside this fee, its premium is the first line a buyer asks about, and the members-only Shoreham budget is where the answer lives.

User Assessments: the Line Buyers Ask About

Every Shoreham duty in the 2016 amendment carries the same funding clause: Shoreham funds, “or by a User Assessment levied equally against all Units.” A neighborhood-wide reroof that the reserve does not fully cover can be billed to the 32 owners in equal shares. None appears in the club’s published schedules, which would not necessarily show one, so we read the estoppel for assessments and ask the association in writing whether any is planned before your villa is listed.

The Tax Reset Your Buyer Inherits

On the 2026 preliminary roll the median Shoreham villa carries a just value of $553,160 and a tax bill of $4,379, at 9.4020 mills for Stonebridge’s taxing area. A buyer’s assessment resets after purchase, because the homestead cap does not transfer, so a buyer paying near $690,000 should budget from the purchase price, not your bill. We show the likely bill in the listing file so the lender’s estimate is not the first time a buyer sees it.

No CDD on the Tax Bill

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. That is a clean line in a Shoreham listing.

Which Stonebridge Rules Affect a Shoreham Sale?

Four sets of Stonebridge rules touch a Shoreham sale: the master leasing rules, if you sell with a tenant; the Architectural Review Committee and the party-wall rules, for work you have done; the pet and vehicle rules a buyer will ask about; and the county’s road plan along the west side, the side Leamington Lane sits on. None stops a sale, and each belongs in the listing file.

Selling With a Tenant in Place

Shoreham villas may be leased for 30 days or more, no more than four times a calendar year, whole villa only, with no subleasing without Board approval, under the master Declaration. A lease does not stop a sale, but the buyer takes subject to it, so the lease end, showing access and the closing date have to be coordinated. An owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations,” so a buyer who wants the club on day one needs the lease end date in writing.

Architectural Approvals and the Party Wall

The Architectural Review Committee approves exterior changes, including windows, shutters, pools, screen enclosures and landscaping, and an owner may not take over an association job, such as repainting a front door, without written approval from the Shoreham Committee and the Board. A rebuilt party wall goes back in the same place, size and like materials. A buyer’s attorney may ask whether past work was approved and permitted; find your approval letters and permit numbers before listing.

Pets, Vehicles and the Garage

Household pets are allowed in a reasonable number set by the Board, leashed whenever outside the villa and never on the golf course, and Shoreham’s own documents add no pet rule. Commercial vehicles, RVs, boats and trailers may be kept only inside a closed garage. These are the rules buyers ask about at a showing, and a clear answer in the listing saves a round of questions.

The Road Work on the West Side, Stated Plainly

Collier County plans to widen Airport-Pulling Road from four to six lanes along Stonebridge’s west side, a $42.0 million project whose March 2025 design handout said construction was “anticipated to begin in June 2026 and last up to two years,” and its noise study found no wall “cost reasonable and feasible.” Leamington Lane is in Stonebridge’s western strip, by our reading of the map, so this is a Shoreham disclosure more than a Thornbrooke one. We address it openly in showings rather than let a buyer discover it, and the county adds that residents may build walls on their own property, which at Shoreham means Architectural Review Committee approval.

How Long Does It Take to Sell a Shoreham Villa?

A Shoreham villa priced to the evidence has gone under contract anywhere from immediately to half a year: the six MLS closings of the last five years took 0 to 186 days on market, and three of them took 6 days or fewer. Add about 30 to 45 days from contract to closing, with the estoppel ordered on day one.

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

The Days-on-Market Record, Sale by Sale

In order of speed: 0 days (April 2024, at list), 3 days (March 2023, at list), 6 days (October 2021, above list), 26 days (October 2024, the record), 65 days (February 2023, 88.89 percent of list) and 186 days (July 2024). The three quickest sales closed at or above list; the two slowest gave up the most or sold lowest per foot. On a street this small, market time is a verdict on the price and condition, not on the season. The two villas listed on September 24, 2026 had been on the market 65 and 129 days.

When Shoreham Villas Actually Closed

The six MLS closings fell in February, March, April, July and twice in October, and the county recorded the $690,000 sale in September 2025. Across all of Stonebridge, December through May recorded 24 of the 35 qualified sales in the latest county year, and recordings trail contracts, so a Shoreham villa priced and documented by October meets the deepest buyer pool with its first price still fresh.

A Realistic Sequence

Two to three weeks to prepare the villa and the file: photography, the pool history, the association’s insurance summary, the roof reserve question, the disclosure summary and a pre-listing inspection if you want one. Launch into the season with the price set against the two live listings. Once under contract, order the estoppel the same day, clear inspection and the buyer’s insurance, and close. A listing that starts in early November meets the winter buyers with its evidence already in their hands.

Selling While You Are Up North

Half of Shoreham’s villas are not homesteaded, and a sale managed from a distance is routine for us. Marc handles access, inspections, contractors and the final walk-through; Jesse handles pricing, paperwork and the closing agent. The association keeps the lawn and exterior maintained while the villa is listed, which is one less thing to arrange from a thousand miles away. Most documents are signed electronically, and a remote closing can be arranged through the title company.

What Should Your Listing Say About Life at Shoreham?

A Shoreham listing should say what the record supports: a fee-simple villa with a private pool on most lots, the exterior, lawn and building insurance handled through the association, club golf with no green fee, tennis, fitness, a resort-style pool and four dining venues, A-rated zoned schools, and a hospital, groceries and I-75 within about six minutes of the clubhouse.

The Course and Its 2023 Redesign

The Gene Bates course, redesigned by Kipp Schulties in 2023, plays to par 71 and 6,414 yards from Tee I across six rated tee sets, with a 71.6 rating and 136 slope from the back, per the club’s scorecard. Members play with no green fee, and 18 holes with a cart is $35 for FY2027. Water is in play on 15 holes. Some Stonebridge lots border golf tracts on the recorded plats; we confirm your lot’s outlook on the plat before a listing claims a view.

The Club Beyond Golf

Five Har-Tru tennis courts, a fitness center expanded in the 2014 clubhouse renovation, and a resort-style pool beside the Bistro, both open by spring 2024. The dining venues are The Lounge, The Dining Room, The Veranda and The Bistro, with no food-and-beverage minimum. Shoreham itself has no neighborhood pool or clubhouse, which is why its fee buys services rather than facilities, and why a Shoreham villa’s private pool matters.

Schools Zoned to Shoreham

For 2026 to 2027, Collier County Public Schools zones Shoreham addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A by the Florida Department of Education in 2026. Aubrey Rogers High opened in August 2023, so older listing fields may name a different high school. Shoreham is not age-restricted, and the listing says so.

Errands, Hospital, Beaches and the Airport

From the clubhouse, off-peak: Pelican Marsh Elementary and NCH North Naples Hospital about 5 minutes, the nearest Publix and I-75 at Immokalee Road about 6, Vanderbilt Beach about 11 and Southwest Florida International Airport about 30. Leamington Lane is a short drive inside the gates, and in season Immokalee Road and I-75 add time.

How Do You Get a Free Shoreham Home Valuation?

You get a free Shoreham home valuation by requesting one online or by calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from Shoreham’s own recorded sales and MLS closings, adjusted for pool, condition, size and time, with the two live listings and your buyer’s fee stack beside it, at no cost.

What a McGreevy and Comisar Shoreham Valuation Includes

You receive the Shoreham sales that fit your villa, with their dates and sources; a price-per-square-foot analysis that never mixes MLS living area with county base area; the live Shoreham competition and the coach-home alternatives your buyer will tour; the association charges and tax reset your buyer will underwrite; the roof reserve and insurance questions answered; your flood result and any FEMA letter on your lot; and a recommended list price with a defensible range. Request it through our Shoreham at Stonebridge home valuation page or the valuation request at the top of this page.

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. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. Bring your address, 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

On a street where two or three villas sell in a year and two are listed today, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Shoreham owners use the valuation to decide whether to sell this season or next. Few Shoreham villas come up for sale in any year, so the next owner who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Shoreham 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 Handling a Family Home

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

Many Shoreham villas were bought in the 1990s and 2000s, and some sales are family decisions made from a distance.

A Seller in a Slow Market

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

A street with no MLS closing in two years is a slow market by any measure; the answer is evidence and patience, not a price cut on day one.

A Client With Five Transactions

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

A Client on Communication

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

Communication is what carries a Shoreham contract through the estoppel, the insurance summary and the club’s transfer.

A Repeat Client on the Team

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review

Why Does a Shoreham Specialist Matter When You Sell?

A Shoreham specialist matters because the facts that decide a sale here live in records a listing feed does not carry: which sales had a pool, which never reached the MLS, what the 2016 amendment makes the association insure, what the roof reserve holds, and what the buyer owes the association. A Stonebridge-wide median hides every one of them.

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 Shoreham 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 Shoreham villa off the Stonebridge median, which condominiums pull toward $616,000, or off Thornbrooke’s detached houses; call it a condominium in the listing; miss the two 2025 recorded sales that never reached the MLS; fail to say who insures the building; leave the roof reserve question for the buyer’s attorney; put a “For Sale” sign in the yard against the club’s rules; or learn about the $17,500 capital contribution from the buyer’s agent. None of those errors is exotic, and each one costs a seller time or money.

How Shoreham Fits the Stonebridge Seller Picture

Shoreham is the smallest of Stonebridge’s ten neighborhoods and its only attached product: 32 of the club’s 251 fee-simple homes, and on median recorded prices the least expensive way to own land inside the gate. If you want the whole-community view, our Stonebridge Country Club community guide covers all ten neighborhoods, and our guide to selling in Stonebridge Country Club sets Shoreham beside them.

Are You Also Buying Your Next Home in Southwest Florida?

Many Shoreham sellers are buying next, in Naples or up north, so the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings, the $0 internal capital contribution for a qualifying move within Stonebridge, and the Save Our Homes portability claim for your next Florida homestead.

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 Comisar at (239) 287-5873.

Moving Within the Gates

Some Shoreham owners move to a detached Stonebridge home with a bigger lot, and some Stonebridge owners move to a Shoreham villa to hand off the exterior. The FY2027 schedule lists the existing-owner capital contribution as $0, and the club’s Cost of Ownership page limits the rule to a single-home owner who purchases within one year of selling; confirm eligibility with the association’s Controller before contract. If your next home is another Shoreham villa, read our guide to buying a home in Shoreham at Stonebridge, and see the full Shoreham at Stonebridge neighborhood guide for the history, covenants, schools and flood detail this page summarizes.

Frequently Asked Questions, Seller Edition: Selling a Villa in Shoreham at Stonebridge

These are the questions Shoreham owners ask before they sell, answered for a Collier County seller from the Southwest Florida MLS, the county’s recorded sales and roll, the club’s FY2027 schedule, the recorded 2016 Shoreham amendment and the Florida Statutes. 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 villa in Shoreham at Stonebridge?

Start with a written valuation built from the Shoreham sales that fit your villa, pool first, then prepare the file before you list: the 720.401 disclosure summary, the association’s insurance summary, the roof reserve status, your pool history and your architectural approvals. Price against the two live listings, market around the club’s sign rules, and order the estoppel the day you sign a contract. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Shoreham at Stonebridge?

Look for an agent who can name the recent Shoreham sales, including the ones that never reached the MLS, explains the 2016 amendment and the roof reserve on the first call, and personally negotiates your offers. 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 Shoreham villa worth?

The eight qualified county sales since January 2023 ran from $576,300 to $725,000, the latest $690,000 in September 2025, and two villas were asking $675,000 and $699,000 in September 2026. Your number depends on pool, condition, renovation and position. Start with a free Shoreham home valuation and Jesse will send the comparables that fit your villa.

What have Shoreham villas sold for recently?

The county recorded $690,000 and $699,000 in 2025 and $576,300, $710,000 and $725,000 in 2024. The last MLS closing was $725,000 in October 2024.

Why has no Shoreham villa closed on the MLS since October 2024?

Shoreham turns over slowly, 13 qualified sales in about five and a half years, and both 2025 recorded sales are absent from the Stonebridge MLS pull. The MLS gap is a gap in one data source, not a stop in the market.

How many Shoreham villas sell in a year?

Two or three qualified sales a typical year: 5 in 2021, none in 2022, 3 in 2023, 3 in 2024 and 2 in 2025, per the county’s recorded sales.

How long does it take to sell a Shoreham villa?

The six MLS closings of the last five years took 0 to 186 days on market, and three took 6 days or fewer. Add 30 to 45 days from contract to closing.

What sold-to-list ratio should I expect?

Shoreham’s six MLS closings sold at 88.89 to 101.22 percent of final list, 97.1 percent combined. Stonebridge’s 19 fee-simple closings of the last 24 months sold at a median 95.5 percent, so price to today’s negotiating buyer.

Is now a good time to sell at Shoreham?

For a prepared villa priced inside the recorded band, yes, with the two live listings in view: about 10.4 months of supply on the county pace, and a deeper buyer pool arriving for the winter season.

Have Shoreham prices gone down?

Not on the recorded evidence. The 2024 county sales ran $576,300 to $725,000 and the 2025 sales were $690,000 and $699,000, inside the same band. Prices are roughly double the 2021 median of $359,900.

Why is the online estimate for my Shoreham villa wrong?

Because it averages and relies on MLS data that stops in October 2024. It cannot see your pool, your interior, or the two 2025 recorded sales. Ask for a written valuation instead.

Does a pool add value at Shoreham?

On a 4,800 square foot lot the pool is most of the outdoor space, so pool and non-pool villas are priced as different products. Nineteen of 32 villas have one; we confirm each comparable’s pool on the county roll.

Does the size of my villa change the price?

Less than elsewhere. Base areas run only 1,612 to 1,760 square feet, so condition, renovation and pool explain more of the spread than size.

Is my Shoreham villa a condominium?

No. It is a fee-simple home on a platted lot, coded by the county as a single-family residence; the 2016 amendment calls Shoreham “a single family Neighborhood of 32 attached duplex villas.” The association’s chores resemble a condominium’s; the ownership does not.

Who pays the Stonebridge capital contribution?

The buyer. The Declaration says it “shall be made by the purchaser,” and the FY2027 amount is $17,500 for an outside buyer and $0 for a qualifying existing owner.

What is the membership transfer fee?

$600 for FY2027, up from $450 in FY2019 to FY2022 and $550 in FY2025. It moves the club membership to the buyer and is a buyer charge on the club’s schedule.

How many estoppel certificates does a Shoreham sale need?

One, from the Stonebridge master association, at $299 for FY2027. It covers the club charges and the Shoreham fee. A Stonebridge condominium sale needs two.

Does the association or the Shoreham Committee have to approve my buyer?

No approval-of-sale clause appears in the recorded Shoreham amendment, the committee advises on maintenance, paint and roofs, and a 2001 club article said approval applications were not necessary for single-family homeowners. We confirm the current practice with the association on every listing.

What will a buyer ask about the roofs?

When the last neighborhood-wide replacement happened, what the roof replacement reserve holds, and whether the committee has set a timetable or an assessment. Owners repair roofs between replacements, so expect questions about any leak on your villa.

What if a roof assessment is coming?

Disclose it. Who pays an assessment levied before closing is a contract term, and we negotiate it into the price or a credit rather than letting it surface late.

Do I get my reserve contributions back when I sell?

No. They stay with the association for Shoreham’s painting, roof cleaning and roof replacement, and no document we read provides a refund. A healthy roof reserve is a selling point, because the buyer inherits it.

Who insures my villa, and what does my buyer insure?

The association insures “all of the Shoreham insurable property,” all-risk including windstorm, with flood and liability, under Section 3.I of the 2016 amendment. Your buyer insures contents and interior finishes. We put the association’s coverage summary in the listing file.

Should I disclose my pool’s history?

Yes. Improvements added after the builder’s standard ones are the owner’s risk under the 2016 amendment, so whether a pool or cage was original affects the buyer’s insurance.

Do I owe the renovation fee balance when I sell?

No lump sum, on our reading of the billing: the $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until February 2035, so you owe only installments due through closing. Confirm it on your estoppel.

What must I disclose when selling a Shoreham villa?

Known material defects under Johnson v. Davis, including roof leaks, party-wall issues, pool history and known assessments; the section 720.401 disclosure summary before contract; the section 689.261 property tax summary; and the section 689.302 flood disclosure. Your attorney confirms the full list.

Do I owe the HOA disclosure summary even though the association insures my building?

Yes. Shoreham is a Chapter 720 neighborhood, not a Chapter 718 condominium, so section 720.401 applies and its Chapter 718 exception does not. This is information, not legal advice.

Is my Shoreham villa in a flood zone?

Our Leamington Lane test point maps in FEMA shaded Zone X on the 2024 maps, outside the Special Flood Hazard Area, and the association’s policy includes flood cover. Your elevation certificate or a lender’s flood determination governs your villa.

Should I renovate before selling?

Usually not before pricing it both ways. Because the exterior is the association’s and every villa looks alike from the street, interior condition carries the price, and a targeted refresh of paint, flooring or fixtures often returns more than a full kitchen. We walk the villa with you first.

Should I get a pre-listing inspection?

On a villa built between 1996 and 2000, often yes. A four-point inspection (roof, electrical, plumbing, HVAC) is what many insurers ask for on older homes, and having one done first lets you fix surprises on your schedule.

Can I put a For Sale sign on my Shoreham villa?

No. The club’s rules bar “For Sale” signs on the home or in a vehicle. Open houses must be registered by 1:00 p.m. Friday and use only the club’s approved sign, from noon to 5 p.m., at most twice a week, plus one directional sign at the Winding Oaks Way corner.

Can I sell my Shoreham villa with a tenant in it?

Yes. The buyer takes subject to the lease, which must be at least 30 days under the master Declaration, so coordinate the lease end, showings and the closing date.

Can I sell my Shoreham villa off-market?

Yes. Three of the eight qualified sales since January 2023 do not appear in the Stonebridge MLS pull. A quiet sale reaches fewer buyers, so we price that trade-off into the advice.

Should I sell by owner?

You can, but the club bars yard signs, every showing clears a gate, the insurance and reserve questions need documents, and the 720.401 summary must be delivered before the buyer signs or the buyer keeps a cancellation right until closing. Talk to us before you decide.

Should I take a cash offer instead of listing?

Compare it with the eight qualified sales since 2023, $576,300 to $725,000. A cash offer far below that band costs more than the convenience saves in most cases; we will show you the numbers side by side.

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

Very likely. The 2026 preliminary median Shoreham bill is $4,379 on a median just value of $553,160, and a buyer’s assessment resets to market after purchase.

Does Shoreham have a CDD?

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

What does it cost to sell a villa at Shoreham?

Beyond commission: documentary stamp tax of $0.70 per $100 ($4,830 at $690,000), the $299 estoppel, a municipal lien search, prorated taxes and your share of the current quarter’s club and Shoreham charges. The buyer customarily pays the owner’s title policy in Collier County.

Will the Airport-Pulling Road widening hurt my price?

It may matter to some buyers, because Leamington Lane is in Stonebridge’s western strip and the county plans up to two years of construction with no noise wall. We address it openly in showings and price accordingly.

Do buyers compare Shoreham with Thornbrooke?

Often. Thornbrooke’s detached homes are about 300 square feet larger at the median on bigger lots and its county median over 24 months was $975,000, but its owners insure, paint and reroof themselves. Shoreham wins on price of entry, a handled exterior and a lower tax bill.

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

Request a written valuation, find your pool and cage history and any wind mitigation report, ask the association for the insurance summary and roof reserve status, and gather your architectural approvals. Then call Jesse McGreevy at (239) 898-6072 and decide on timing with the two live listings in view.

Sources and Authoritative References

Every Shoreham at Stonebridge figure on this page traces to a primary record below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the club’s fee schedules and governing documents, Florida Statutes and agencies, FEMA and federal data, and school district files. No listing portal or competing brokerage is cited.

Stonebridge Country Club documents and pages

• Stonebridge Country Club home page (retrieved September 2026)
• About Stonebridge: neighborhoods, lakes and preserves (retrieved September 2026)
• Club history, Southampton to Stonebridge (retrieved September 2026)
• Site plan and location (retrieved September 2026)
• Membership: automatic, non-equity membership (retrieved September 2026)
• Golf at Stonebridge (retrieved September 2026)
• Course tour and scorecard, all tees (retrieved September 2026)
• Lifestyle: the two-mile loop and weekly calendar (retrieved September 2026)
• Real estate information and estoppel contact (retrieved September 2026)
• Cost of Ownership, FY2027, including the Shoreham fee description (retrieved September 2026)
• Open house and sign rules (retrieved September 2026)
• FY2027 Rates and Fees schedule, PDF (September 2, 2026)
• FY2025 Dues and Fees with Board resolution and budget memo, PDF (August 30, 2024)
• FY2025 Dues and Fees Schedule, updated, PDF (April 11, 2025)
• FY2019 detailed neighborhood fees, PDF (February 18, 2019)
• Supplemental Declarations compilation, including the Third Supplement exhibits and the 2016 Shoreham amendment, PDF (June 2020)
• Golf Rules and Regulations with Appendix A course history, PDF (October 9, 2019)
• Hurricane Shutter Standards, PDF (retrieved September 2026)
• Hurricane Preparedness Guidelines, version 6, PDF (retrieved September 2026)

Stonebridge documents in the Wayback Machine

• Amended and Restated Declaration, member-era copy, PDF (archived September 21, 2021)
• FY2020 cost of ownership page (archived December 7, 2019)
• FY2021 dues and fees schedule, PDF (archived November 25, 2020)
• FY2022 dues and fees schedule, PDF (archived December 2, 2022)
• FY2025 dues and fees schedule, September 2024 edition, PDF (archived July 11, 2025)
• FY2025 schedule update with the capital contribution change notice, PDF (archived April 26, 2025)
• Cost of ownership page (archived May 24, 2025)
• New home purchase: automatic membership (archived December 4, 2020)
• The resale process, club article (archived April 25, 2001)
• Minutes of the November 1, 2001 turnover meeting (archived March 21, 2002)
• Transition committees by neighborhood (archived April 15, 2001)

Collier County records and agencies

• Collier County Clerk, Official Records document search (retrieved September 2026)
• Collier County Clerk, recordable documents (retrieved September 2026)
• Collier County Tax Collector, real estate property taxes (retrieved September 2026)
• Collier County PUD Master List, PDF (January 25, 2022)
• Collier County Floodplain Protection Newsletter 2026, PDF (March 2026)
• Collier County, What is my Evacuation Zone? Know Your Zone lookup (retrieved September 2026)
• Collier County milestone inspection registry map layer (queried September 24, 2026)
• Airport Road widening, 60% design meeting handout, PDF (March 27, 2025)
• Airport Road widening, public comments and county responses, PDF (2025)
• Collier County irrigation water and watering rules (retrieved September 2026)
• Veterans Community Park, Collier County Parks (retrieved September 2026)

Florida Statutes, rules and agencies

• Chapter 720, Homeowners’ Associations, contents (Florida Statutes)
• Section 720.401, disclosure summary for HOA parcels (Florida Statutes)
• Section 720.30851, estoppel certificates (Florida Statutes)
• Section 720.303, association official records and budgets (Florida Statutes)
• Section 718.116, condominium assessments and estoppel certificates (Florida Statutes)
• Section 718.503, condominium resale disclosure (Florida Statutes)
• Section 718.112, condominium reserves and structural integrity reserve studies (Florida Statutes)
• Section 553.899, milestone inspections (Florida Statutes)
• Section 689.302, flood disclosure (Florida Statutes)
• Section 689.261, property tax disclosure summary (Florida Statutes)
• Section 201.02, documentary stamp tax (Florida Statutes)
• Section 28.24, recording fees (Florida Statutes)
• Sections 627.782 and 627.7825, title insurance rates (Florida Statutes index)
• Section 215.5586, My Safe Florida Home program (Florida Statutes)
• 2024 HB 979 staff analysis, estoppel fee caps, PDF (Florida Senate)
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Department of Financial Services, title insurance overview
• Florida Department of Revenue, documentary stamp tax (retrieved September 2026)
• Florida Department of Revenue, property tax information for taxpayers (retrieved September 2026)
• Florida Division of Corporations entity search, Stonebridge Country Club Community Association N47808 (retrieved September 2026)
• Official List of Special Districts, PDF (retrieved September 2026)
• Uniform Mitigation Verification Inspection Form OIR-B1-1802, PDF (rev. January 2012)
• My Safe Florida Home (retrieved September 2026)
• Citizens Property Insurance, flood insurance requirement schedule (retrieved September 2026)
• Storm surge planning zones, Florida Division of Emergency Management layer (queried September 23, 2026)
• Ultimate design wind speeds, Risk Category II contours (retrieved September 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)

Commission and the NAR settlement

• National Association of REALTORS, what the settlement means for buyers and sellers
• National Association of REALTORS, settlement FAQs
• National Association of REALTORS, written buyer agreements

Federal records and data

• FEMA National Flood Hazard Layer, flood hazard zones (queried September 23, 2026)
• FEMA National Flood Hazard Layer, FIRM panels 12021C0193J and 12021C0194J (effective February 8, 2024)
• FEMA National Flood Hazard Layer, Letters of Map Revision (queried September 2026)
• FEMA revalidation letter 18-04-0009V, Collier County Letters of Map Change, PDF (February 2024)
• FEMA Flood Map Service Center search (retrieved September 2026)
• USGS 3D Elevation Program point query service (queried September 23, 2026)
• U.S. Census geocoder, one-line address (queried September 23, 2026)
• Hurricane Ian summary, National Weather Service Miami, PDF (2022)
• Tropical Cyclone Report, Hurricane Ian, National Hurricane Center, PDF (2023)
• Hurricane Helene summary, National Weather Service Miami, PDF (2024)
• Hurricane Milton summary, National Weather Service Miami, PDF (2024)

Schools

• Collier County Public Schools zone lookup (retrieved September 2026)
• 2026 Accountability Brief, school and district grades, PDF (July 1, 2026)
• Pelican Marsh Elementary School (retrieved September 2026)
• Pine Ridge Middle School (retrieved September 2026)
• Aubrey Rogers High School (retrieved September 2026)
• Florida Department of Education, school grades (retrieved September 2026)

Healthcare, trade press and nearby places

• NCH North Naples Hospital (retrieved September 2026)
• Clubs make a splash with refreshed pools, Club + Resort Business (May 28, 2024)
• Stonebridge Country Club renovation project page, Kipp Schulties Golf Design (retrieved September 2026)
• I-75 at Immokalee Road interchange, FDOT (retrieved September 2026)
• OSRM driving route service, free-flow drive times (queried September 2026)

McGreevy and Comisar pages

• Shoreham at Stonebridge neighborhood guide
• Stonebridge Country Club community guide
• McGreevy and Comisar Google Business Profile

Records cited in plain text

• Southwest Florida MLS Matrix, Development STONEBRIDGE, every Shoreham closing September 26, 2021 to September 26, 2026 (6 closings) plus actives on September 24, 2026, retrieved September 26, 2026, assigned to Shoreham by street and house number.
• Collier County Property Appraiser, 2026 tax roll (preliminary): parcel, building, extra-feature and sales files dated August 29 to 31, 2026, covering all 32 Shoreham villas and their qualified sales from January 2021 to August 20, 2026.
• Collier County Clerk Official Records: Amended and Restated Declaration, OR 2040/1 (1995); Third Supplemental Declaration, OR 2137/640 (1996); Certificate of Amendment to the Third Supplemental Declaration for Shoreham, OR 5289/771 (2016); Stonebridge Unit Three plat, Plat Book 26, Pages 10 to 13 (1995).

Downloadable Documents

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

Four documents that matter to a Shoreham seller are not public and cannot be linked: your own estoppel certificate, from the association’s Controller’s office; the association’s Shoreham insurance summary and policies, which Section 3.I makes available to owners on request; the Shoreham budget and reserve balances, which owners may inspect as association records under Florida Statutes 720.303; and your villa’s permit history, from Collier County’s building permit records, pulled address by address.

Your Shoreham 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 Shoreham at Stonebridge sits inside the North Naples golf-community market they work every week. If you are weighing the sale of a villa on Leamington Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.

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). Jesse McGreevy, Florida license SL3101296; Marc Comisar, Florida license BK3060671.

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. For the neighborhood itself, see our Shoreham at Stonebridge neighborhood guide. Nothing on this page is legal, tax or insurance advice.

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