Sell Your Home in Stonebridge Country Club

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

Why Sell Your Stonebridge Country Club Home With McGreevy and Comisar?

Stonebridge Country Club is a 799-residence bundled-golf community in North Naples where every home carries the club, and a sale here runs on neighborhood-level pricing, a buyer’s $17,500 capital contribution and, in six condominiums, a second association. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the MLS and Collier County’s deed record, neighborhood by neighborhood.

This page is written for the owner. The complete picture of the community, from the Southampton at Naples history to the golf course hole by hole, lives in our Stonebridge Country Club community guide, and this seller page sits beside it. Everything below answers one question: how to sell a Manchester Court estate home, a Thornbrooke or Hawthorne Estates pool home, a Shoreham villa, a Braeburn, Ashton Oaks or Middleburg coach home, or a Carrington, Heatherwood or Willow Bend condominium for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Stonebridge Country Club Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the club and association 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, not a claim about one gated community, and we label them that way on purpose. 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. The wider team is at DomainRealtyGroup.com.

What We Do Not Publish About Ourselves, and Why

This page carries no McGreevy and Comisar sales count for Stonebridge Country Club and no story of a Stonebridge sale we handled, because we have none on record to show you. What we can show you is the whole market: 33 closings in the Southwest Florida MLS and 35 qualified sales in Collier County’s own deed record over the last year, each with its source, its window and its count. Where this page walks through a sale in detail, it is a public record sale, labelled as one, and not ours.

Who Does the Work on Your Listing

You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the master association and condominium paperwork. Marc Comisar runs the field: showings through the gate, buyer agent conversations, inspections, contractors and walkthroughs for owners who are out of state, which at Stonebridge is almost half of them. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.

What Makes Selling in Stonebridge Country Club Different?

Selling in Stonebridge Country Club differs from a typical Naples sale in five ways: ten neighborhoods trade as separate markets, club membership is mandatory with every home, an outside buyer brings $18,399 to the association at closing, six condominiums add a second association and estoppel, and the buyer pool splits between year-round and seasonal owners.

Ten Neighborhoods, Two Legal Regimes, Two Gates

Stonebridge counts 799 residences: 251 fee-simple homes in four neighborhoods (Hawthorne Estates 78, Thornbrooke 107, Shoreham 32 and Manchester 34) and 548 condominium units in six (Ashton Oaks 52, Braeburn 132, Carrington 136, Heatherwood 88, Middleburg 84 and Willow Bend 56), per the recorded declarations and the Collier County 2026 preliminary tax roll. The fee-simple homes answer only to the master association; each condominium also has its own Chapter 718 association, budget, manager and rules. A Carrington condominium near its $410,000 recorded median and a Manchester Court home near $2,000,000 share two gated entrances, on Immokalee Road and Airport-Pulling Road North, and nothing else a pricing model can use.

The Club Comes With the House

“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” says the club’s membership page, which adds that “the value of the home includes the value of the club membership.” The owners’ association, Stonebridge Country Club Community Association, Inc., is both the master homeowners association and the club, and the county roll lists it as owner of record of the golf course and clubhouse. There is no equity certificate to sell back and no deposit to recover: the club’s value travels inside your price, and your buyer becomes a member the day the deed records.

An $18,399 Question Every Outside Buyer Asks

The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club’s FY2027 fee schedule, dated September 2, 2026, sets that New Owner Capital Contribution at $17,500 for an outside buyer and $0 for a qualifying existing owner. Add the $600 membership transfer fee and the $299 estoppel fee and an outside buyer brings $18,399 to the association (our arithmetic). Until April 2025 the contribution was a Declaration formula that came to about $6,197. On a Carrington condominium at the $410,000 county median, $17,500 is about 4.3 percent of the price, and your buyer will do that arithmetic on your listing.

Condo Sellers Answer to Two Associations

A Hawthorne Estates, Thornbrooke, Shoreham or Manchester sale needs one estoppel certificate, from the master association through the Controller’s office. An Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend sale needs a second, from the condominium association, plus the Chapter 718 resale document package. None of the six condominium associations publishes its reserves, insurance, hurricane deductible or special assessment status, so a condominium seller who assembles that file before listing removes the question most likely to stall a contract.

A Buyer Pool Split Between Year-Round and Seasonal

On the Collier County 2026 preliminary tax roll, 331 of 799 residences (41.4 percent) carry a Florida homestead exemption. The split is sharp: 78.2 percent in Hawthorne Estates and 57.9 percent in Thornbrooke, against 23.9 percent in Heatherwood and 16.9 percent in Carrington. A Hawthorne Estates pool home usually sells to a household moving here full time; a Carrington condominium usually sells to a seasonal buyer, and among out-of-state owners Massachusetts leads, with New York, Illinois, New Jersey and Ontario close behind.

Key Takeaways for a Stonebridge Country Club Seller

• Stonebridge Country Club has 799 residences in ten neighborhoods, every one built by Taylor Woodrow between 1995 and 2002: 219 detached single-family homes, 32 attached duplex villas in Shoreham and 548 condominium and coach-home units.
• The Southwest Florida MLS recorded 33 closings and $21,787,500 in volume in the twelve months to September 24, 2026, with a median of 26 days on market and a median sold-to-list ratio of 95.43 percent.
• 9 homes were active on that date, about 3.3 months of supply, from $389,000 in Carrington to $995,000 in Thornbrooke, and 7 of the 9 had been listed for 129 days or more.
• Collier County’s deed record shows 35 qualified sales among 93 recorded deeds in the twelve months to August 20, 2026, from $365,000 to $2,001,000: a fee-simple median of $985,000 (n=14) and a condominium median of $437,500 (n=21).
• Manchester Court’s four qualified sales ran $1,835,000 to $2,001,000, and Thornbrooke’s median rose from $717,450 in 2021 (n=8) to $975,000 (n=7), about 36 percent.
• Condominium medians sit below their 2023 or 2024 peak: Willow Bend at $395,000 (n=6) against $469,000 in 2023 (n=7), while its association fee roughly doubled from $3,808 in FY2019 to $7,500 in calendar 2026.
• An outside buyer pays the $17,500 capital contribution, a $600 transfer fee and a $299 estoppel fee, and every residence pays $17,600 a year in FY2027 club-level charges, with no food and beverage minimum and no community development district.
• Most of Stonebridge maps as FEMA shaded Zone X, but lake-edge pockets on Springberry Circle and Wexford Court in Hawthorne Estates and part of Willow Bend map as Zone AE on the maps effective February 8, 2024.

Is Now a Good Time to Sell in Stonebridge Country Club?

For a home priced to its own neighborhood, yes. The Southwest Florida MLS shows 33 Stonebridge Country Club closings in the trailing twelve months, $21,787,500 in volume, a 26-day median on market and about 3.3 months of supply. Buyers still negotiate: the median closing reached 95.43 percent of list price.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 25, 2025 to September 24, 2026 and active on 24 Sep 2026, retrieved 24 Sep 2026)

We tracked every one of the 33 Stonebridge Country Club closings recorded in the Southwest Florida MLS in that window, neighborhood by neighborhood, and read them beside Collier County’s recorded deed record before we wrote a single figure on this page. The MLS files every Stonebridge neighborhood under one development name, so we assigned each closing to its neighborhood by street and building number, the same way the club’s own records do.

The Twelve-Month MLS Picture, Neighborhood by Neighborhood

Every row sits in City NAPLES and the MLS development STONEBRIDGE. Where a neighborhood has four or fewer closings we list the sales rather than a median, because a median of four is not a market rate. We publish no blended community price median in prose, because a number that mixes $400,000 condominiums with $1.9 million Manchester Court homes describes no home here.

How the Parity Rule Works on These Medians

When a count is even, the median is the mean of the middle pair, and we show the pair so anyone can check it. The fee-simple median of $985,000 comes from eight closings whose middle pair were both $985,000; its 28.5-day median is the mean of 15 and 42, and its 92.96 percent sold-to-list is the mean of 92.44 and 93.47 percent. Willow Bend’s six closings give a $392,500 median from $385,000 and $400,000. The community’s 33, the condominium group’s 25, Thornbrooke’s 5 and Carrington’s 9 are odd counts, so each of those medians is an actual sale.

Three Closings at Zero Days on Market

Three of the year’s 33 closings recorded zero days on market, which in practice means the home sold as it was listed: a Manchester Court home of 3,526 square feet at $1,835,000 in October 2025, a Braeburn coach home of 2,120 square feet at $799,000 the same month, and a Heatherwood condominium of 1,592 square feet on Chesterbrook Court at $625,000 in January 2026. The Braeburn and Heatherwood sales are the highest MLS closings in their neighborhoods for the year. A price the market already accepts, on a home that is ready, is what those three have in common.

Where Today’s Nine Active Listings Sit

On September 24, 2026 the nine active listings ran from $389,000 to $995,000, at a median list price of $459,000 and a median of 129 days on market. Carrington had two, at $389,000 and $425,000, both on the 1,213 square foot plan; Willow Bend two, at $399,999 and $455,000; Heatherwood two, at $459,000 and $575,000; Shoreham two, at $675,000 and $699,000; and Thornbrooke one, at $995,000 on a 1,917 square foot plan. One Heatherwood listing had been on the market 308 days. In a market this size, every one of those homes is a comparable your buyer tours the same afternoon.

One Carrington Condominium, Back on the Market Within Months

One of the two active Carrington listings is a unit the MLS shows closing in December 2025 at $410,000. By September 24, 2026 it was back on the market at $425,000 with 161 days on market, which means it was relisted in spring, about four months after the purchase. Whatever the owner’s reasons, the lesson for the next Carrington seller is plain: a buyer can see a recent closing on the same unit, and a list price that asks for a gain of this size within months has to be justified by something the buyer can see.

Fee-Simple Sellers Gave Up More Off List Than Condominium Sellers

The eight fee-simple closings settled at a median 92.96 percent of list price, while the 25 condominium closings settled at 96.00 percent. On a $985,000 Thornbrooke home the difference between those two ratios is roughly $30,000 of negotiation, our arithmetic. The houses are fewer, larger and more individual, so their buyers negotiate harder on condition, roof age and pool equipment, and a fee-simple list price has to be built to survive that conversation.

What Has the County Deed Record Shown Since 2021?

Collier County’s deed record shows Stonebridge Country Club fee-simple prices rising steadily since 2021 and condominium prices easing from a 2023 or 2024 peak. In the twelve months to August 20, 2026, the county recorded 35 qualified sales among 93 recorded deeds, from $365,000 in Willow Bend to $2,001,000 on Manchester Court.

Data updated: September 2026 (Collier County tax roll, 2026 preliminary, sales file dated 29 Aug 2026, qualified sales recorded August 21, 2025 to August 20, 2026, retrieved 24 Sep 2026)

The Trailing Twelve Months in Recorded Deeds

A qualified sale is a transfer the county itself flagged as an arm’s-length market sale. Sales near the end of the window may not yet carry that flag, so every count here is a floor. Per-foot figures for groups of one to four sales are shown sale by sale in the same order as the prices.

Why Every Figure Here Is a Neighborhood, Never a Plat

The county records Stonebridge’s 251 fee-simple lots on five plats, numbered 1 to 251 in one run, and the plats do not follow the neighborhoods. Stonebridge Unit Two holds 22 Hawthorne Estates and 25 Thornbrooke lots; Unit Three holds 10 Hawthorne Estates, 31 Thornbrooke and 32 Shoreham lots; and the original plat is recorded as Southampton Unit 1, so a search on the Stonebridge name misses it entirely. We assign every lot by the ranges in the recorded Supplemental Declarations. Any report that prints a per-plat median as a neighborhood figure has mixed Shoreham villas with Thornbrooke pool homes, and it is wrong.

Houses Up: The Fee-Simple Record Since 2021

Each cell shows the qualified price, then qualified sales out of recorded deeds. Thornbrooke’s median rose about 36 percent from 2021 to the trailing twelve months, and its county base-area median went from $371 to $490 a square foot. Manchester’s 2021 sales and its latest four are both thin samples, so read the move as direction, not a rate.

Condominiums Off Their Peak

In 2021 the county recorded 80 qualified Stonebridge sales; every year since has settled between 32 and 54. Fewer homes changed hands at far higher prices. Even after easing, the latest Willow Bend median is about 30 percent above 2021 and Carrington’s about 74 percent above, our arithmetic on the county medians.

Same Plans, Different Fee, Different Price

Willow Bend and Heatherwood share the same 1,433 and 1,592 square foot county base areas, yet Willow Bend’s calendar-2026 condominium fee is $7,500 and Heatherwood’s is $5,300, a $2,200 gap no public document explains. Willow Bend’s trailing-twelve-month median of $276 per square foot of county base area (n=6, the mean of $272 and $279) is the lowest in Stonebridge, against $295 to $353 for Heatherwood’s three sales. Our reading, and it is an inference, is that the fee gap is showing up in the price. A Willow Bend seller’s listing has to answer the fee question before the buyer asks it.

Why the MLS and County Counts Differ

The MLS counts 33 closings and the county 35 qualified sales, and neither is wrong. The county flags every deed and keeps arm’s-length sales, including private sales never listed; the MLS counts only listed homes, and its window ends about a month later. We use the county for what sold and at what price per square foot of base area, and the MLS for how long it took, how close to asking it closed and what the living area was.

Which Recent Stonebridge Country Club Sales Matter Most to Your Price?

The Stonebridge Country Club sales that matter most are the ones in your own neighborhood and floor plan. No neighborhood recorded ten MLS closings last year, so we list every sale instead of pretending a median of four is a market rate. Below are all eight fee-simple closings and every coach-home and condominium sale that sets a price line.

Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 25, 2025 to September 24, 2026, retrieved 24 Sep 2026)

Every Fee-Simple MLS Closing of the Year

Living area is the figure the listing agent entered in the MLS, not the county’s base area. The MLS pull carries list prices only as the group ratios above, so we show sold price and time, and we compute nothing per sale that the pull does not support.

What the Fee-Simple Table Says About Time

Four of the eight fee-simple sales closed within 15 days, including a Manchester Court home at zero days and the Hawthorne Estates sale on Springberry Circle at six, while two Thornbrooke homes took 87 and 91 days and the $1,900,000 Manchester sale took 44. The $617,000 Thornbrooke closing is well below the neighborhood’s other four MLS sales at $930,000 to $985,000; on the county record the same sale sits $358,000 below Thornbrooke’s median. A single outlier like that is why we price from the median and the plan, never from an average, and why a Thornbrooke seller should expect a buyer to bring it up.

The Coach Homes: Braeburn and Middleburg, Listed Individually

Braeburn’s four MLS closings sold fastest in Stonebridge: $655,000 and $710,000 for the 1,895 square foot lower plan after 14 and 8 days, $701,500 for a 2,182 square foot upper unit after 6 days, and $799,000 for a 2,120 square foot unit after 0 days. Middleburg’s two sold at $750,000 for 1,837 square feet after 9 days and $770,000 for 2,075 square feet after 27. Ashton Oaks, which shares Braeburn’s floor plans, recorded no MLS closing and no qualified county sale in the window, so an Ashton Oaks seller prices from Braeburn’s sales and Ashton Oaks’ own 2023 to 2025 record.

Carrington’s Nine Closings and the Two-Plan Split

Carrington is two products under one association. Its twelve buildings on Carrington Court use 1,183 and 1,213 square foot plans, and its five buildings on Harmony Lane use 1,433 and 1,592. On the MLS, the five Carrington Court closings ran $370,000 to $430,000, while the four Harmony Lane closings ran $375,000 to $475,000, with both 1,592 square foot sales at the top, $450,000 and $475,000. The nine closings took 23 to 112 days, at a median of 41. That plan split, not the Carrington name, is where a Carrington price starts.

Heatherwood and Willow Bend: One Floor Plan, Two Price Lines

Heatherwood’s four MLS closings ran $437,500 for a 1,433 square foot unit to $625,000 for a 1,592 square foot unit on Chesterbrook Court that sold at zero days. Willow Bend’s six ran $365,000 to $515,000, and the spread inside one building is the lesson: two 1,433 square foot condominiums in the same Willow Bend building closed three days apart in October 2025, one at $400,000 after 174 days and one at $440,000 after 84. Timing, condition and the first price published decided a $40,000 difference between identical plans.

The Most Recent Public Sale, Worked Through

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. The most recent Stonebridge closing in the pull was a Carrington condominium on Harmony Lane on August 14, 2026. The listing showed 1,592 square feet of living area, Carrington’s larger Harmony Lane plan. It closed at $475,000 after 107 days on market, about $298 per square foot of MLS living area, and it was the highest Carrington closing of the year.

Three lessons follow for the next Carrington seller. First, the larger Harmony Lane plan carries a clear premium over the Carrington Court plans, whose five closings topped out at $430,000, so a Harmony Lane seller should never be priced off a Carrington Court median. Second, 107 days is more than twice Carrington’s 41-day median, so the top of the range took patience; a seller who wants the top number should plan for the time. Third, the sale closed after the county’s August 20 window, so it does not yet appear in the county record; your valuation should include sales both systems have not yet caught up with.

Thinking of Selling Your Stonebridge Home? Start With a Neighborhood-Level Valuation

Stonebridge Country Club sold 33 homes through the MLS last year across price lines from a $365,000 Willow Bend condominium to a $1,900,000 Manchester Court home, so the first price you publish decides which buyers see you. Request a written opinion of value through our Stonebridge Country Club home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we help buyers purchase in Stonebridge Country Club, read how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

The Top Sale of the Year, and What It Took

The highest MLS closing of the year was a Manchester Court home of 2,865 square feet of living area on March 5, 2026, at $1,900,000 after 44 days, about $663 per square foot of living area. The county record shows two Manchester Court sales even higher, at $2,000,000 and $2,001,000 in April and June 2026, that do not appear as MLS closings in the pull. That gap matters to a Manchester seller: the top of the Stonebridge market is partly trading off the MLS, and an agent who reads only the MLS will price a Manchester home below what the county record proves buyers have paid.

Ashton Oaks and Shoreham: No MLS Closing, and What to Use Instead

Two neighborhoods produced no MLS closing in the window. Shoreham’s one qualified county sale was $690,000 in September 2025, and its 2025 sales were $690,000 and $699,000; its two active listings, at $675,000 and $699,000, sit right on that line. Ashton Oaks recorded no qualified sale in the twelve months, and its county window widens to five years before it reaches ten sales: 10 qualified resales since September 2021 at a median of $710,000 (even count, the mean of the middle pair), from $590,000 to $855,000, per the county’s recorded sales. For these two, the recorded history and the shared-plan neighbors are the only honest comparables.

What a Buyer’s Appraiser Will Reach For

A lender’s appraiser looks first for closed sales of the same neighborhood and plan within the last six to twelve months. At Stonebridge that often means one or two sales, sometimes none. We assemble that comparable set before you list, including the older sales and the shared-plan neighbors an appraiser will be forced to use, such as Braeburn for Ashton Oaks or Heatherwood for Willow Bend, so the price we recommend is one a financed buyer’s appraisal can support.

How Does Each Stonebridge Neighborhood Sell? All Ten, Seller by Seller

Each of Stonebridge Country Club’s ten neighborhoods sells as its own market, with its own fee, its own floor plans and, in six of them, its own condominium association. Below, a seller in each one finds the county sales window that reaches ten sales where the record allows, the fee a buyer inherits and the fact that moves price.

Data updated: September 2026 (Collier County tax roll, 2026 preliminary, and its recorded qualified sales, windows widened per neighborhood to the first with ten or more sales, retrieved 24 Sep 2026; club FY2027 fee schedule)

The full neighborhood profiles, plats and flood points sit in our Stonebridge Country Club community guide. Where a neighborhood recorded fewer than ten qualified sales in the last twelve months, we widen the county window until it reaches ten and say so beside the figure; where even five years does not get there, we list the sales.

Selling in Hawthorne Estates at Stonebridge

Hawthorne Estates at Stonebridge is 78 detached pool homes built 1995 to 2000 on the original estate lots, with a county base-area median of 2,783 square feet, a median lot of 0.24 acre and a private pool on 74 of 78. It has the highest homestead share in Stonebridge, 78.2 percent, and a $3,420 FY2027 neighborhood fee for lawn, landscape and irrigation. The county recorded only two qualified sales in the last twelve months, $985,000 and $995,000, and three in calendar 2025 at $985,000, $1,375,000 and $1,500,000; calendar 2021 through August 2026 hold only 7 qualified sales, so we list them rather than print a median. The fact that moves a Hawthorne Estates price is water: street points on Springberry Circle and Wexford Court map in FEMA Zone AE, so a seller there should have the elevation certificate in hand before the first showing.

Selling in Thornbrooke at Stonebridge

Thornbrooke at Stonebridge is the largest fee-simple neighborhood, 107 detached homes built 1995 to 2000 on Winding Oaks Way, Pondside Lane, Langford Lane and Kitcheners Court, with a county base-area median of 1,933 square feet and a private pool on 92. The 1,917 square foot base area repeats on 13 homes, which suggests a small set of production plans (our inference), and its $2,412 FY2027 fee is the lowest in Stonebridge. Thornbrooke is the most liquid single-family market inside the gate: 7 qualified sales in the last twelve months at a $975,000 median (odd count, an actual sale), and 10 in calendar 2025 at a $985,000 median (mean of the middle pair, both $985,000). The entry price for a detached pool home at Stonebridge is set here, which makes Thornbrooke the neighborhood where an overpriced listing is most visible.

Selling in Shoreham at Stonebridge

Shoreham at Stonebridge is 32 attached duplex villas on Leamington Lane, fee-simple homes whose roofs, exterior paint and property and flood insurance the association handles under a 2016 recorded amendment. Its $4,560 FY2027 fee includes liability and flood insurance and roof and paint reserves, and 19 of the 32 villas have a private pool. The county recorded one qualified sale in the last twelve months, $690,000, and 13 qualified sales from calendar 2021 through August 2026, from $298,000 in 2021 to $725,000 in 2024, too few for a median that means anything. A Shoreham seller’s pitch is the insurance: the buyer insures contents and interiors while the association insures the building, which is closer to a condominium than a house and should be explained in the first paragraph of the listing.

Selling in Manchester at Stonebridge

Manchester at Stonebridge is the 34 homes on Manchester Court, built 2000 to 2002, the last and largest homes in Stonebridge: a county base-area median of 2,909 square feet, nearly every floor area unique, and a private pool on all 34. The county window has to widen to five years to reach ten sales: 10 qualified resales since September 2021 at a median of $1,698,000 (even count, the mean of the middle pair), from $1,300,000 to $2,001,000, and the last twelve months alone produced four at $1,835,000 to $2,001,000. Its FY2027 fee is $2,916. Manchester is the price ceiling of the club, and because two of its four latest sales do not appear as MLS closings, a Manchester valuation has to start from the county record.

Selling in Ashton Oaks at Stonebridge

Ashton Oaks at Stonebridge is a condominium of 52 coach homes in nine buildings beside the clubhouse, built 1997 to 1998, with lower plans of 1,761 and 1,895 square feet of county base area and upper plans of 2,172 and 2,182. Its $7,800 calendar-2026 condominium fee is the highest in Stonebridge. Ashton Oaks recorded no qualified sale in the last twelve months, and the county window has to widen to five years to reach ten: 10 qualified resales since September 2021 at a median of $710,000 (even count, the mean of the middle pair), from $590,000 to $855,000. Because it shares Braeburn’s floor plans, a buyer will compare an Ashton Oaks listing with Braeburn’s recent sales and ask why the fee is $248 a year higher.

Selling in Braeburn at Stonebridge

Braeburn at Stonebridge is a condominium of 132 coach homes in 22 buildings on Winding Oaks Way, built 1998 to 2001, on the same plans as Ashton Oaks, with a $7,552 calendar-2026 fee. Over the last 24 months the county recorded 11 qualified resales at a median of $665,000 (odd count, an actual sale), from $635,000 to $799,000, and its four MLS closings of the last year took 0 to 14 days, the fastest in Stonebridge. Half of Braeburn’s owners are homesteaded. Its lease form requires board approval within 30 days and bars pets in leased units, which matters to an investor buyer and should be in the listing package.

Selling in Carrington at Stonebridge

Carrington at Stonebridge is the largest neighborhood and the club’s price floor: 136 condominiums in 17 buildings, twelve on Carrington Court with 1,183 and 1,213 square foot plans and five on Harmony Lane with 1,433 and 1,592. Its calendar-2026 fee is $6,024 and its homestead share, 16.9 percent, is the lowest in the club. Over the last 24 months the county recorded 17 qualified resales at a median of $410,000 (odd count, an actual sale), from $370,000 to $500,000. Carrington’s lease form has the owner give up club rights during a lease, so a seller with a tenant should explain how the lease end meets the closing date.

Selling in Heatherwood at Stonebridge

Heatherwood at Stonebridge was the first condominium declared at Stonebridge, in August 1995: 88 units in eleven buildings on Chesterbrook Court and Harmony Lane, with 1,433 square foot inside units and 1,592 square foot end units. Its $5,300 calendar-2026 fee, plus $200 for garage owners, is the lowest condominium fee in the club. Over the last 36 months the county recorded 11 qualified resales at a median of $450,000 (odd count, an actual sale), from $380,000 to $506,500. Heatherwood’s association form covers sales as well as leases, so a Heatherwood seller should request the approval package before the listing goes live.

Selling in Middleburg at Stonebridge

Middleburg at Stonebridge is a condominium of 84 coach homes in fourteen buildings on Aberdeen Lane, built 1995 to 1998, with lower plans of 1,662 and 1,837 square feet of county base area and upper plans of 2,172 and 2,182, and its own 0.17-acre recreation parcel. Its calendar-2026 fee is $7,080. The county window widens to five years to reach ten: 13 qualified resales since September 2021 at a median of $650,000 (odd count, an actual sale), from $529,000 to $840,000, and its two MLS closings of the last year were $750,000 and $770,000. Middleburg’s lease form confines parking to garages and driveways, which is worth stating to a buyer with two cars.

Selling in Willow Bend at Stonebridge

Willow Bend at Stonebridge is a condominium of 56 units in seven buildings on Willow Bend Circle, built 1997 to 1999, on Heatherwood’s 1,433 and 1,592 square foot plans but with a $7,500 calendar-2026 fee, $2,200 a year more. Over the last 24 months the county recorded 11 qualified resales at a median of $400,000 (odd count, an actual sale), from $365,000 to $540,000, and its per-foot median on county base area is the lowest in Stonebridge. One Willow Bend street point maps in FEMA Zone AE while two others map in shaded Zone X, so a Willow Bend seller should know which side of that line the building sits on before a buyer’s lender does.

Stonebridge Country Club vs Naples Heritage Golf and Country Club: Which Bundled Club Will Your Buyer Also Tour?

Stonebridge Country Club and Naples Heritage Golf and Country Club are both 799-residence bundled, non-equity golf communities in Naples where every owner is a club member, and both charge a new resident $17,500 at resale. Stonebridge has no food minimum and sits in North Naples; Naples Heritage publishes a lower annual club bill and sits in East Naples.

Data updated: September 2026 (Stonebridge FY2027 fee schedule dated September 2, 2026; Naples Heritage club membership page, retrieved 1 Sep 2026)

The Decision Table

The Stonebridge figures are FY2027 and the Naples Heritage figure is 2026, so the dues rows are one fiscal year apart and should be read as the shape of each club rather than a same-year race. On the published lines, Naples Heritage costs about $5,979 a year less at the club level before either community’s neighborhood fees (our arithmetic).

Who Should Choose Which

Choose Stonebridge Country Club if the buyer wants North Naples, NCH North Naples Hospital about five minutes away, Vanderbilt Beach about eleven minutes off-peak, a course redesigned in 2023, a Bistro and pool open by spring 2024, no food minimum and zoned public schools all graded A in 2026, and is comfortable paying $17,600 a year at the club level for it. Choose Naples Heritage if the buyer wants the lowest published annual club bill for a 799-home bundled community and East Naples suits the family’s daily drives.

What the Comparison Means for Your List Price

Your buyer has very likely looked at Naples Heritage on the same trip, because the one-time charge is identical and the structure is the same. A Naples Heritage shopper who ends up at Stonebridge has usually decided that location, the 2023 course and the no-minimum dining model outweigh a higher club bill. Your listing should make that case in its first paragraph, with the numbers, and your price should leave room for the roughly $6,000 a year the buyer is choosing to pay. Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your specific home is most likely to meet.

How Do Stonebridge Costs Compare With Other Bundled-Golf Clubs a Buyer Tours?

Stonebridge Country Club carries the highest club-level cost of the Naples bundled clubs in our benchmark set that publish a current club document: $17,600 for FY2027, against $9,478 to $12,674 at five siblings. Its $17,500 capital contribution ties Naples Heritage for the highest in the set, and it charges no food and beverage minimum at all.

Data updated: September 2026 (club-published fee schedules and membership pages, retrieved 1 Sep 2026; Stonebridge FY2027 schedule dated 2 Sep 2026)

The Capital Contribution, Ranked

On the one-time charge a buyer pays at resale, Stonebridge’s $17,500 ties Naples Heritage’s and sits above Heritage Bay ($13,500), Cedar Hammock ($12,000), Countryside ($12,000) and Cypress Woods ($10,000), each per the club’s own published document. Naples Lakes Country Club charged new residents a $13,000 transfer fee in 2025. For a Stonebridge seller that places the club at the top of the one-time-charge table, which is a fact to present with its offsets rather than to hide.

No Food Minimum, a Service Charge Instead

“Stonebridge uses an annual F&B service charge in lieu of a per meal gratuity. Stonebridge has no F&B minimum,” per the club’s 2019 annual meeting presentation. The charge is $950 for FY2027. Among club-published peers, Naples Heritage charges a $500 food minimum, Cypress Woods $600, and Cedar Hammock and Heritage Bay $1,000 each. A buyer who dines at the club twice a week will see a simpler bill with no gratuity line, and the listing should say so.

One Membership Across Every Home

Every Stonebridge residence carries the same membership and the same $17,600 club-level charge, from a 1,183 square foot Carrington condominium to a Manchester Court estate home. Members pay no green fee, only $35 for an 18-hole round with cart on the FY2027 schedule. That means a $400,000 condominium carries the same golf, tennis, fitness and dining privileges as a $2 million house, which is the single strongest line in a condominium listing here.

The Highest Club Bill in the Set, and How to Present It

Three lines explain most of the gap to the siblings: the $1,920 Clubhouse Renovation Fee that repays the 2023 renovation loan through February 2035, a capital reserve line of $2,667 or $2,869, and the $950 service charge. Set that last one against the food minimums elsewhere, and set the renovation fee against what it bought: a course redesigned in 2023 and a Bistro and pool that a trade publication reported opened in March 2024. A buyer who hears those facts from you weighs the bill differently from one who finds the number alone.

How Do We Price a Stonebridge Country Club Home?

We price a Stonebridge Country Club home from the recorded and MLS sales of its own neighborhood and floor plan, adjusted for size, lake or golf frontage, pool, roof, impact protection and condition, then test the number against the live listings and what a buyer’s appraiser will find. We never start from a community median or an automated estimate.

Data updated: September 2026 (Collier County tax roll, 2026 preliminary, retrieved 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 24 Sep 2026)

We Start With Your Neighborhood and Floor Plan

Just value is the county’s mass-appraisal estimate for tax purposes, not a sale price, and in every neighborhood with sales it sits below the recent sale evidence. The ranking between neighborhoods, and the plan inside each one, is what a pricing analysis must respect. Ashton Oaks and Braeburn share identical floor plans and an identical median just value, which is why their sales are read together.

Two Square-Foot Measures We Never Mix

The county divides a sale price by the base area of the residence building; the MLS divides by the living area an agent enters. For the fee-simple homes the county’s adjusted area runs well above its base area, 3,273 against 2,783 square feet at the Hawthorne Estates median, and neither is the MLS figure. So Stonebridge’s MLS median is $336.33 per square foot of living area, while Carrington’s county median is $313 per square foot of base area, and both are correct. Your valuation states which system every number came from, and never restates one against the other’s denominator.

Why Automated Estimates Miss at Stonebridge

An automated model needs many similar recent sales. Stonebridge produces about three dozen qualified sales a year spread across ten neighborhoods and a price range from $365,000 to $2,001,000. It cannot tell a Harmony Lane Carrington plan from a Carrington Court plan, it cannot see that Willow Bend and Heatherwood carry identical plans at different fees, and on the county record it will find the original plat under the Southampton name. A number that blends a Carrington sale with a Braeburn sale describes neither home, and your buyer sees that same estimate.

The Value Drivers a Model Cannot See

Lake and golf frontage trade on view and privacy; water comes into play on 15 of the 18 holes, per the club. About 87 percent of the fee-simple homes have a private pool, and the ones that do not price differently. In a community built from 1995 to 2002, the roof permit date, impact glass or shutters and a current wind mitigation report change the buyer’s insurance quote. In the coach homes, upper and lower plans are different products; in Heatherwood, a garage is a $200-a-year line and a buyer’s question. Each is a measurable adjustment from recorded sales.

Pricing Against the Live Competition

With nine active listings, seven of them past 128 days on market, your list price is judged against the homes a buyer can walk that same afternoon. We tour them, read their price histories and set your number where it wins the comparison rather than where it merely matches it. The one active Thornbrooke listing asks $995,000 for a 1,917 square foot plan that closed at $940,000 in January after 91 days, which is exactly the kind of comparison a buyer makes on the spot.

Pricing the Fee Stack Into the Number

An outside buyer brings $18,399 to the association at closing and then carries $20,012 to $25,400 a year in club-level and neighborhood charges before taxes and insurance, our arithmetic on the FY2027 schedule. That buyer does not separate the house price from the carrying cost. We model both before we recommend a number, because a price that ignores the fee stack is a price the buyer will correct for you.

How Do We Market a Stonebridge Country Club Home?

We market a Stonebridge Country Club home to the buyer who is actually buying in its neighborhood: a full-time household for Hawthorne Estates and Thornbrooke, and a seasonal buyer from Massachusetts, New York, Illinois, New Jersey or Ontario for Carrington, Heatherwood and Willow Bend. That means professional photography, aerial and video, the fee stack up front and a gate-ready showing plan.

Data updated: September 2026 (Collier County tax roll, 2026 preliminary, retrieved 24 Sep 2026)

Who Owns, and Therefore Who Will Buy

The owner-state counts come from the roll’s top mailing-address lists, so they are lower bounds. Across all 799 residences, 430 owners (53.8 percent) use a Florida mailing address, and Massachusetts appears among the top owner states in every neighborhood.

Reaching Massachusetts, New York and Ontario in October

A Carrington or Heatherwood buyer is very often a Northeast or Canadian household deciding before or during its first winter in Naples. Marketing that starts when they land in January starts late. We launch condominium listings to our database and through MLS syndication in the autumn, so the out-of-state buyer has seen the home, the fee stack and the condominium documents before booking a flight.

Photography, Aerial and Video

Stonebridge sells from the air: a 146-acre golf parcel, lakes on 15 of 18 holes, a two-mile loop road and ten neighborhoods set around the fairways. Professional architectural photography, aerial capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for, and in a community where the rules bar a For Sale sign, they carry the listing.

The Gate and the Sign Rules Are a Marketing Problem First

Every buyer and agent enters through a guarded gate on Immokalee Road or Airport-Pulling Road North. The club’s open house rules require an open house to be registered with the association office by 1:00 p.m. Friday, allow only the approved 18 by 12 inch green-on-white Stonebridge “Open House” sign from noon to 5 p.m. no more than twice a week per home, and bar “For Sale” and “Open House” signs on the home or in a vehicle. Any buyer who enters at either gate is handed the master open-house sheet. A buyer who cannot simply drive in has to be reached before arrival, so our showing plan is a guest-access plan first.

Putting the Fee Stack in the Listing Package

Buyers ask about the club bill, the capital contribution and the condominium fee at the first showing. We put the FY2027 club-level figures, the $17,500 contribution and its 2025 history, the renovation fee’s 2035 end date, the neighborhood or condominium fee, the flood zone at your address and the relevant condominium lease and sale forms in the listing package from day one, each with its source.

Family Buyers and the School Assignment

Stonebridge is not age-restricted, and every address tested by the district’s zone database for 2026-27 is assigned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A in 2026, per the Collier County Public Schools 2026 accountability brief. Pelican Marsh Elementary is about 1.6 miles away. For a Hawthorne Estates or Thornbrooke house, that line belongs near the top of the listing.

Discreet and Off-Market Options

Not every Stonebridge owner wants a public launch. An estate sale, a divorce or a health change is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. With 35 qualified sales among 799 residences in twelve months, the buyer pool is small, and less exposure can mean a lower price; we will tell you plainly which way that trade is likely to land for your neighborhood and plan before you choose it.

How Do We Negotiate a Stonebridge Country Club Contract?

Jesse McGreevy and Marc Comisar negotiate every Stonebridge Country Club offer themselves. With a 95.43 percent median sold-to-list across 33 MLS closings, and 92.96 percent for fee-simple homes, the negotiation is where a seller’s money is kept or lost, so we prepare the answers on fees, flood, insurance, condominium documents and the capital contribution before the first offer arrives.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator and counteroffers are not written from a template.

Reading a 95.43 Percent Market

The median Stonebridge closing gave up about 4.6 percent from list, but the split matters: condominium sellers kept a median 96.00 percent and fee-simple sellers 92.96 percent. Fee-simple buyers negotiate on roof age, pool equipment, impact openings and the insurance quote; condominium buyers negotiate on the association’s reserves and fee. A home priced on the recorded evidence leaves the buyer less room to argue, and we defend that price with the same evidence.

The Capital Contribution at the Negotiating Table

The Declaration puts the capital contribution on the purchaser, and the club’s schedule sets it at $17,500 for an outside buyer. Every cost line in a Florida contract is negotiable, though, and a buyer comparing Stonebridge with a club that charges less at resale may ask you to credit part of it. We decide in advance whether a credit belongs in your strategy, rather than conceding it under pressure, and we show the buyer the offsets: no initiation, no equity purchase, no food minimum and no development district.

Inspection, Roof, Wind Mitigation and Insurance

Every Stonebridge home is now 24 to 31 years old and predates Florida’s first statewide building code of March 1, 2002, so a buyer’s insurer will ask for a four-point inspection and a wind mitigation report can lower the premium. In Hawthorne Estates, Thornbrooke and Manchester the concrete tile roof is yours; in Shoreham the association replaces all roofs together from reserves; in the six condominiums the roof and structure are the association’s responsibility. We recommend the four-point and wind mitigation reports before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.

Sequencing Two Estoppels and a Condominium Approval

The master association issues its estoppel certificate within 15 days under the Declaration, for a $299 fee in FY2027, ordered from the Controller’s office. A condominium seller also needs the condominium association’s estoppel and, where its documents reserve it, its approval; Heatherwood’s form covers sales as well as leases. We order every certificate on the first business day after the contract is signed and write the contract dates around the slowest step.

The Renovation Fee at Closing

The $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until the loan is paid off in February 2035, per the club’s Cost of Ownership page. No published document treats it as a lump sum due at sale, so on our reading a seller owes the installments due through closing and the buyer picks up the rest with the account. The estoppel settles the figure for your home, and we say so in the negotiation rather than let a buyer’s agent assume otherwise.

What Does It Cost to Sell a Home in Stonebridge Country Club?

Selling a Stonebridge Country Club home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, one or two estoppel certificates, a municipal lien search and prorated taxes and dues. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $17,500 capital contribution on the purchaser.

Data updated: September 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Department of Revenue; Stonebridge FY2027 fee schedule; Collier County tax roll, 2026 preliminary)

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 county medians that is $2,870 on a $410,000 Carrington condominium, $3,062.50 on a $437,500 condominium at the community-wide condominium median, $6,895 on a $985,000 fee-simple home and $13,650 on a $1,950,000 Manchester Court home at that neighborhood’s four-sale midpoint. At the year’s top recorded sale of $2,001,000 it is $14,007. After commission, it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and an owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium itself, so the rate is the same at every title company.

Estoppel Certificates, One or Two

A Hawthorne Estates, Thornbrooke, Shoreham or Manchester sale needs one estoppel certificate, from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025). A condominium sale needs a second, from the condominium association, under Florida Statutes 718.116(8). The statutory cap set in 2024 is $299 per certificate for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. None of the six condominium associations publishes its fee, so the actual charge appears on the certificate. In Collier County practice the seller customarily pays it, though the contract decides.

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

The capital contribution ($17,500 for an outside buyer) and the membership transfer fee ($600, the “administrative cost of processing the transfer of membership”) are buyer charges under the Declaration and the club’s schedule. They do not appear as your costs unless your contract shifts them. They still touch your net, because a buyer who brings $18,399 to the association on top of the price will offer with that in mind.

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 your neighborhood and plan are likely to meet.

A Seller Net Sheet at the Carrington Median

The proration line is 181 days of the $2,900 median Carrington tax bill on the 2026 preliminary roll, before any early-payment discount convention.

A Seller Net Sheet at the Fee-Simple Median

A Seller Net Sheet on Manchester Court

The $1,950,000 figure is the mean of the middle pair of Manchester’s four trailing-twelve-month county sales, $1,900,000 and $2,000,000. Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

What Must a Stonebridge Country Club Seller Disclose Under Florida Law?

A Stonebridge Country Club seller’s disclosure duties depend on what the seller owns. The master association is a Chapter 720 homeowners association, so the Florida Statutes 720.401 summary is owed before contract; Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend are Chapter 718 condominiums with their own resale package. Every seller also owes known material facts.

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. For a Hawthorne Estates, Thornbrooke, Shoreham or Manchester seller, whose home sits only in the master association, this is the duty. Getting the timing wrong hands your buyer an exit that lasts until the closing table.

The Chapter 718 Fork for the Six Condominiums

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718. At Stonebridge, a condominium owner belongs to a Chapter 718 condominium association and also sits inside the Chapter 720 master association, so which disclosure duty governs depends on what you own, and the answer is not the same for a Thornbrooke house and a Carrington condominium. A condominium seller follows the resale rules in Florida Statutes 718.503, and because every Stonebridge condominium also sits inside the master association, the careful course is to deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Stonebridge Declaration Assigns to Each Side

The recorded covenant splits a sale cleanly even where a figure changes. Membership is automatic with ownership, so the buyer becomes a member at closing without any transfer from you. The Declaration makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), which is why the estoppel settles every open balance. It requires the association to issue the estoppel certificate within 15 days, at a fee set by Board resolution (Article XI, Section 1(D)). And it says “a non-refundable contribution shall be made by the purchaser” (Article XI, Section 9). The documents we read do not show the Declaration restating the 720.401 duty itself, so the statute, not the covenant, is the source of that one.

The Condominium Resale Package Under Section 718.503

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

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received flood assistance, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. At Stonebridge, where some lake-edge addresses map in Zone AE, answer all three from your own records.

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 Stonebridge, where 78.2 percent of Hawthorne Estates homes are homesteaded and the Manchester median bill is $9,704, that warning describes the largest change in carrying cost many buyers will face.

Known Defects and the Recorded Facts a Buyer’s Attorney Will Find

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof history, open permits and any condominium special assessment. Several Stonebridge facts already sit in the public record: a preservation easement to Collier County over Hawthorne Estates lots 1 to 10 (OR 2056, Pages 26 to 55), the Declaration’s statement that the association “shall not in any way be considered an insurer or guarantor of security,” and the county’s plan to widen Airport-Pulling Road to six lanes along the west side with no noise wall. Better that they come from you.

How Does Flood Zone Affect Selling a Stonebridge Country Club Home?

Flood zone is address-specific at Stonebridge Country Club. On FEMA panels 12021C0193J and 12021C0194J, effective February 8, 2024, 17 of 21 street points tested map in shaded Zone X, outside the Special Flood Hazard Area. Four map in Zone AE: lake-edge points on Springberry Circle and Wexford Court in Hawthorne Estates and one point in Willow Bend.

Data updated: September 2026 (FEMA National Flood Hazard Layer queried 23 Sep 2026; USGS 3D Elevation Program lidar; Florida Division of Emergency Management storm surge zones)

Street by Street on the 2024 Map

Shaded Zone X is outside the 1 percent annual-chance floodplain but inside the 0.2 percent annual-chance area, so it is not a Special Flood Hazard Area and not minimal hazard either. Zone AE is the 1 percent annual-chance floodplain that triggers a federally backed lender’s flood requirement. The base flood elevation lines nearest the AE points read about 9.0 feet.

What Shaded X Means in a Listing

“Zone X” without the word shaded rounds off the part that matters. A Stonebridge listing should say “shaded Zone X” where that is the result, because a buyer’s insurer and lender will read the same map. Most Stonebridge sellers can say, accurately, that their street point sits outside the Special Flood Hazard Area, which is a strong line for a lender and one a buyer rarely hears stated precisely.

The Letters of Map Change

From 1998 to 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge tracts, buildings and lots, including twelve Unit Five lots on Manchester Court and Heatherwood Buildings 3 to 5, and FEMA revalidated the list with the 2024 maps in letter 18-04-0009V. No map revision applies to the community. If your building or lot is on that list, put the letter in the listing package: it is certified elevation evidence.

The AE Pockets and the Parcel-Level Check

Everything above is a tested street point, not a building determination. Pads usually sit above the street, and the three Hawthorne Estates AE points read 6.0 to 8.2 feet of street grade against a nearby 9-foot base flood elevation, which is why the elevation certificate decides the rating on a house. Collier County’s Flood Info Hotline, (239) 252-2942, will check whether the county holds an elevation certificate for your address, per its 2026 Floodplain Protection Newsletter. On a lake-edge listing we run that request before launch and say in the listing what it returned.

Citizens and the January 1, 2027 Flood Rule

Citizens Property Insurance is phasing in a flood-coverage requirement on its personal residential policies with wind coverage, reaching all such policies regardless of value on January 1, 2027, per Citizens. Condominium unit-owner policies are exempt. Applied to Stonebridge, a Hawthorne Estates, Thornbrooke, Shoreham or Manchester buyer insured through Citizens will need flood coverage even in shaded Zone X, which belongs in the buyer’s carrying cost from the first conversation.

The Documents That Settle a Buyer’s Lender

Collier County is a Community Rating System Class 5 community, a 25 percent discount on eligible National Flood Insurance Program premiums, and the NFIP typically applies a 30-day wait before a new policy takes effect. A shaded Zone X result, any FEMA letter for your building or lot and an elevation certificate, where one exists, are the three documents that settle a lender and an insurer quickly. We assemble them with the listing.

How Do Hurricanes and Building Age Affect a Stonebridge Sale?

Stonebridge Country Club homes were built from 1995 to 2002, before Florida’s first statewide building code took effect on March 1, 2002, and sit between the 160 and 170 mph lines on the state’s design wind map. For a seller, the roof permit date, opening protection and a wind mitigation report are the documents a buyer’s insurer prices from.

Data updated: September 2026 (statewide design wind speed contours; National Weather Service and National Hurricane Center storm reports; club Hurricane Shutter Standards)

Between the 160 and 170 mph Lines

Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region. A new or replacement window or exterior door here must be impact-rated or protected by an approved shutter system; a permit reviewer decides each job. Original 1995 to 2002 openings cannot be assumed to be impact-rated, so a wind mitigation report on the state’s form, OIR-B1-1802, that documents what your home actually has is worth ordering before you list. It is valid for up to five years absent material changes.

The Club’s Shutter Rules, by View

The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position from May 1 to November 30, and they depend on what each side of the house faces. Clear or opaque panels, rolling, accordion and fabric shutters are allowed on every elevation; strap and buckle shutters only facing the golf course or a preserve; Bahama and colonial shutters on side, golf and preserve views but not the street; plywood only facing a preserve. A buyer who asks what can stay up on the street side should hear the answer from your listing, not from the Architectural Review Committee after closing.

Tile Roofs, and Who Owns the Roof

The supplemental declarations require concrete tile roofs in Hawthorne Estates, Thornbrooke and Manchester, so the roof question there is age and permit date, not material; a roof permitted after March 1, 2002 earns a wind mitigation credit, and a hip roof is the largest single credit. In Shoreham the association replaces all roofs together from Shoreham reserves under the 2016 amendment. In the six condominiums the roof is the association’s responsibility, and its age belongs in the reserve schedule a buyer receives.

The Storm Record and the Evacuation Zone Question

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 home, and your own disclosure speaks to your property. The club’s hurricane guidance notes that Irma “moved some fairly heavy objects” in the community. Evacuation zones are set by Collier County, and the state’s planning layer and a 2024 county order describe the area differently, so check your exact address in Collier County’s Know Your Zone lookup before any zone letter goes into a listing.

Three Miles Inland, and What That Is Worth in a Listing

Stonebridge sits about three miles, straight line, from the Gulf beaches, from about 2.3 miles at its west edge to 3.4 miles at Carrington, and the club describes itself as “just three miles from the beautiful Gulf beaches.” Street ground elevation across the points tested runs from about 6.0 to 10.6 feet. For a buyer weighing a coastal condominium against an inland club, the distance and the storm record are part of the case, stated with their limits.

What Will Your Buyer Pay to Own a Stonebridge Country Club Home?

A Stonebridge Country Club buyer pays $17,600 a year in FY2027 club-level charges, billed at $4,400 a quarter from October 1, 2026, plus a neighborhood fee of $2,412 to $4,560 for a fee-simple home or a calendar-2026 condominium fee of $5,300 to $7,800, property tax reset after the sale, and $18,399 to the association at closing as an outside buyer.

Data updated: September 2026 (Stonebridge FY2027 fee schedule dated 2 Sep 2026 and Cost of Ownership page; Collier County tax roll, 2026 preliminary, retrieved 24 Sep 2026)

The FY2027 Club-Level Bill

The club’s two FY2027 documents label the two master lines oppositely; together they are $5,536 either way. FY2026, the prior year, was $16,680, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it.

The Nine-Year Climb

From FY2019 to FY2027 club-level charges went from $8,739.48 (the sum of the club’s published line items) to $17,600, about 101 percent, with increases of 12.5, 11.2, 13.2 and 13.4 percent in FY2023 through FY2026 and 5.5 percent in FY2027, our arithmetic on the club’s schedules. The drivers the club named in its FY2025 memo were capital reserves, a service charge that “pays for a majority of the service team’s wages,” and property and health insurance. Your buyer will see this history; the answer is what it paid for, which is a rebuilt course, a new Bistro and pool and a reserve line that avoided any master special assessment from FY2019 through FY2027.

What Every Year Really Costs, by Neighborhood

Our arithmetic on the club’s FY2027 schedule; condominium fees are calendar-2026 figures billed by each association’s manager. The cheapest homes to buy carry the highest association bills, which is the conversation every condominium listing has to lead.

What the Bill Includes, and What It Does Not

Included, in the club’s words on its Cost of Ownership page: the club and its amenities with no green fee, landscaping and irrigation of the common areas, gate access, the roving patrol and “bulk television services (only pay for upgraded services),” plus a capital reserve. The fee-simple neighborhood fees add lawn, landscape and irrigation; the condominium fees add management, exteriors, a neighborhood pool and reserves. Not included: an 18-hole round with cart at $35 a member, property tax and insurance. There is no food and beverage minimum.

The Tax Reset Your Buyer Inherits

The illustration multiplies a price by the 9.5058 mills of millage area 133 for tax year 2025, about $951 per $100,000 of taxable value, as if the county assessed the home at its price with no exemption; the 2026 preliminary roll shows 9.4020 mills, proposed and not yet adopted. It shows the reset mechanism, not a quote for any home. Save Our Homes caps follow the owner, not the house. Braeburn’s $678,250 is the mean of its middle pair of four sales, $655,000 and $701,500.

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, the club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027, and the state’s official special district list has none. Against a neighbor with a district assessment, that absence belongs in your listing.

What Is Different About Selling a Stonebridge Condominium?

Selling an Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend condominium at Stonebridge Country Club adds a second association, a second estoppel, a Chapter 718 resale package and an association fee that has roughly doubled since FY2019. None of the six associations publishes its reserves or insurance, so the seller who assembles them before listing controls the timeline.

The Two-Story Reading and the SIRS Question

Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification, and ask your association what it has on file.

Two Stories Does Not Mean No Reserves

Under Florida Statutes 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and items over $10,000 unless owners vote to waive them. A buyer will ask what your association holds, what its hurricane deductible is and whether a special assessment is pending. Those answers arrive in the condominium estoppel and resale package, which is why we request both before your home goes live.

The Condominium Fee Is the Number Buyers Ask For

Willow Bend’s association fee went from $3,808 on the club’s FY2019 detail to $7,500 for calendar 2026, and Middleburg’s from $4,300 to $7,080, in the same years Florida’s condominium reserve and insurance costs rose statewide. We present that as context, not a proven cause. A condominium listing that states the current fee, what it covers and the reserve position answers the question a buyer otherwise asks by walking away.

Approvals and the Lease and Sale Forms

The master Declaration contains no general purchaser approval that we found, and a 2001 club article said approval applications were “not necessary for single family homeowners.” The condominiums run their own processes: Heatherwood’s association form covers sales as well as leases, and Braeburn’s lease form requires board approval within 30 days. We request each association’s current package before launch and write the contract dates to match.

Willow Bend and Heatherwood: The Same Plans at a $2,200 Gap

A Willow Bend buyer will find Heatherwood’s identical 1,433 and 1,592 square foot plans at a fee $2,200 a year lower, and Willow Bend’s county per-foot median, $276 on base area (n=6), is the lowest in Stonebridge. A Willow Bend seller should know the reason for the fee, whether reserves, insurance or scope of services, and put it in writing in the listing package, because an unexplained gap is priced as a risk.

Which Stonebridge Country Club Rules Affect a Sale?

Four Stonebridge Country Club rules shape who can buy and how they will live: a 30-day minimum lease with no more than four leases a year, condominium lease rules that bar tenant pets in five associations, household pets leashed and kept off the course, and boats, trailers and commercial vehicles kept only inside an enclosed garage.

Leasing: 30 Days, Four a Year, Whole Unit

Under the master Amended and Restated Declaration, a lease must be for the whole unit, in writing, at least 30 days long and no more than four times in a calendar year, with no subleasing without Board approval. Stonebridge suits seasonal tenants, not vacation rentals, and an investor buyer should hear that on the first call.

A Tenant in Place, and Carrington’s Club-Rights Rule

A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the buyer takes the home subject to the lease. In Carrington the owner “relinquishes all rights to the club and its facilities” during a lease, per its lease application, and five condominiums bar tenant pets. Where you can, match the lease end to the expected closing, and give buyers the lease terms and the association’s approval up front.

Pets, Vehicles and Garages

The Declaration allows household pets in a “reasonable number” set by the Board, leashed outside the home and never on the golf course. Commercial vehicles, RVs, boats and trailers may be kept only inside an enclosed garage, garage doors stay closed except to come and go, and Middleburg’s lease form confines parking to garages and driveways. For a buyer with a boat or a work truck, these rules decide the purchase.

The Architectural Review Committee and Recent Changes

Every exterior change, pool and landscaping change needs Architectural Review Committee approval under the Declaration. If you replaced a roof, windows, shutters or a pool cage, have the approval letter and the permit ready: a buyer’s attorney will ask for both, and an unapproved change is a negotiation item you do not need.

How Long Does It Take to Sell a Stonebridge Country Club Home?

A well-priced Stonebridge Country Club home takes about four weeks on market at the current 26-day MLS median, faster in Braeburn and slower for a condominium priced at the top of its range, plus a contract period that includes one or two estoppels and, in a condominium, any association approval.

Data updated: September 2026 (Southwest Florida MLS Matrix, closed September 25, 2025 to September 24, 2026, retrieved 24 Sep 2026; Collier County recorded qualified sales, August 21, 2025 to August 20, 2026)

When Stonebridge Homes Actually Closed

That is our count of closing dates in the same 33-closing pull. On the county record, December through May recorded 24 of the 35 qualified sales, about 69 percent, and June through September recorded 5. Recordings trail contracts by weeks, so contracts cluster from late fall through early spring, on one year of data, which is why a Stonebridge listing should be photographed, documented and priced before seasonal owners return in the autumn.

A Realistic Sequence

In the four weeks before listing: valuation, four-point and wind mitigation inspections, flood file, photography and, for a condominium, the resale package and approval requirements. At contract: order the master and any condominium estoppel, confirm the renovation-fee installments and any open balance, and start any association approval. During the contract: inspections, appraisal, insurance binding and title. At closing: the buyer’s capital contribution and transfer fee are paid, and membership passes with the deed.

Selling While You Are Up North

About 46 percent of Stonebridge owners use a mailing address outside Florida, and in Carrington and Willow Bend the share is well over half. Marc Comisar manages showings through the gate, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. Canadian owners, of whom the roll shows at least 18 in Ontario and 3 in Quebec, should bring in a CPA early for FIRPTA withholding.

What Should Your Listing Say About Life at Stonebridge Country Club?

A Stonebridge Country Club listing should sell the life as well as the house: a par 71 Gene Bates course redesigned by Kipp Schulties in 2023 and included with every home, a Bistro and resort-style pool open by spring 2024, five Har-Tru tennis courts, a hospital five minutes from the gate and A-rated zoned schools.

Data updated: September 2026 (Stonebridge Country Club course card and club pages; Collier County Public Schools zone database for 2026-27; off-peak routing estimates)

The Course and Its 2023 Redesign

The 18-hole, par 71 course plays 6,414 yards from Tee I to 4,068 from Tee VI across six rated tee sets, rated 71.6 with a 136 slope from the back, per the club’s course tour and scorecard. It opened in February 1992 under Southampton Development Corporation, two years before Taylor Woodrow bought the community in 1994, and Kipp Schulties redesigned it in 2023. Members pay no green fee, only $35 for 18 holes with a cart.

The Bistro, the Pool and the Clubhouse

The new Bistro and resort-style pool were open by spring 2024: a trade publication reported in May 2024 that they opened that March, describing a zero-entry pool with two lap lanes and a spa inside a 300-person complex. The clubhouse, opened in January 1996, was renovated and expanded in a 33,000-square-foot project completed in September 2014. Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro.

Tennis, Fitness and a Full Calendar

The club lists five Har-Tru tennis courts open 8:00 a.m. to 10:00 p.m. daily, a fitness center expanded in 2014 and re-equipped in 2025, and a calendar that runs from bridge and a monthly book club to Friday live music at the Bistro. No pickleball appears in the club’s published schedules; Collier County’s Veterans Community Park, about 1.7 miles away, has 14 pickleball courts. A buyer who asks about pickleball deserves the straight answer and the nearby option.

Errands, Hospital, Beaches and the Interstate

NCH North Naples Hospital is about 1.7 miles and five minutes off-peak, a Publix about 2.1 miles, I-75 at Immokalee Road about 2.5 miles, Delnor-Wiggins Pass State Park about 3.8 miles and Vanderbilt Beach about 5.2 miles and eleven minutes. Downtown’s Fifth Avenue South is about 21 minutes and Southwest Florida International Airport about 30, by our off-peak routing estimates from the clubhouse. Season traffic adds time, and the listing should say that too.

Schools and an All-Ages Community

Stonebridge addresses are zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, all graded A in 2026. Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years. Stonebridge is not age-restricted, which widens the single-family buyer pool to families.

The Road Work on the West Side, Stated Plainly

Collier County plans to widen Airport-Pulling Road to six lanes from Vanderbilt Beach Road to Immokalee Road, a $42.0 million project past the west gate that the county said would last up to two years, and its comment responses say no noise wall will be built. On a lot near the west edge, road noise is a fair question at a showing. A listing that mentions it with the county’s own documents is trusted more than one a buyer’s agent has to correct.

How Do You Get a Free Stonebridge Country Club Home Valuation?

You get a free Stonebridge Country Club home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the recorded and MLS sales of your own neighborhood and plan, with your buyer’s fee stack and tax reset beside it. No cost, no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the county and MLS sales for your neighborhood and plan with their dates, windows and sources, a price per square foot analysis that never mixes county base area with MLS living area, the live competition with price histories, the FY2027 club bill and one-time charges your buyer will underwrite, your flood zone and any FEMA letter on file, and a recommended list price with a defensible range. Request it through our Stonebridge Country Club home valuation request or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your neighborhood, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a community where two identical Willow Bend plans closed $40,000 apart in the same week, the price decides the sale. Few homes of any one plan come up for sale here in a year, so the owner who sells next should see the evidence and the number before committing to anything, and many owners use the valuation to decide between this season and next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Stonebridge Country Club seller can check on 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 Whose Home Had Sat With No Offers

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

With seven of Stonebridge’s nine active listings past 128 days on market, a seller who is already listed and waiting will recognise that turn.

A Seller on Showings and Open Houses

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

At Stonebridge, where every open house is registered with the association by Friday and every visitor passes a gate, that feedback loop is the work.

A Family on Its Third Sale With Us

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review

A Seller Who Was Also Buying

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

A Family That Has Listed and Sold With Us for Years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

Why Does a Stonebridge Country Club Specialist Matter When You Sell?

A Stonebridge Country Club specialist matters because the facts that decide a sale here live in documents rather than in a listing feed: a mandatory club with a $17,500 buyer contribution, a second association and estoppel in six condominiums, identical plans at different fees, Manchester sales that never reached the MLS, and a county record filed partly under the Southampton name.

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 the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

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 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 Harmony Lane Carrington plan off a Carrington Court median, price a Willow Bend unit without explaining its fee against Heatherwood’s, price a Manchester Court home from the MLS alone and miss the two highest recorded sales, order one estoppel instead of two on a condominium, or let a buyer assume the renovation fee is a lump sum due at closing. None of those errors is exotic, and each one costs a seller time or money.

How Stonebridge Compares With Other Naples Seller Markets

Every Naples golf community sells differently. In Naples Lakes Country Club in East Naples, membership is also bundled and mandatory, but the one-time charge is a transfer fee for new residents and four of six villages are condominiums, as we explain in our guide to selling a home in Naples Lakes Country Club. Stonebridge’s $17,500 contribution, its ten neighborhoods and its no-minimum dining model change both the paperwork and the pitch.

Are You Also Buying Your Next Home in Southwest Florida?

About four in ten Stonebridge Country Club residences are homesteaded, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to a new 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, and homestead status is fixed on January 1 each year. We sequence both closings around that date. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

Moving Within the Gates

Some owners move from a Carrington condominium to a Thornbrooke pool home, or from Manchester Court to a Braeburn coach home. The club’s FY2027 fee schedule lists the existing-owner capital contribution as $0, and its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Confirm your eligibility with the association’s Controller before contract. If your next home is here, see how we help buyers purchase in Stonebridge Country Club, and see our Naples real estate guide for the wider city.

Frequently Asked Questions, Seller Edition: Selling a Home in Stonebridge Country Club

These are the questions Stonebridge Country Club owners in North Naples ask before they sell, answered for a Collier County seller, each in one paragraph. They cover price, timing, the club, the capital contribution, disclosure, flood and taxes. Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

How do I sell my home in Stonebridge Country Club?

Start with a written valuation built from your own neighborhood and plan, then prepare the file a buyer will ask for: the FY2027 club bill, the $17,500 capital contribution and its history, the flood zone at your address, wind mitigation and four-point reports and, for a condominium, the resale package. Order the estoppels the day the contract is signed. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Stonebridge Country Club?

Look for an agent who prices by neighborhood and plan from the county deed record as well as the MLS, understands the bundled club and the condominium layer, and negotiates the offer personally. 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. Test anyone you interview on their comparable set for your plan.

What is my Stonebridge Country Club home worth?

It depends on your neighborhood, plan, frontage, pool, roof and condition. On the county record for the twelve months to August 20, 2026, Carrington’s median was $410,000 (n=7), Willow Bend’s $395,000 (n=6), Thornbrooke’s $975,000 (n=7), and Manchester Court’s four sales ran $1,835,000 to $2,001,000. Request a written valuation for your own home rather than relying on a neighborhood median.

What have Stonebridge homes sold for recently?

The MLS recorded 33 closings in the twelve months to September 24, 2026, from $365,000 in Willow Bend to $1,900,000 on Manchester Court, totalling $21,787,500. The county recorded 35 qualified sales among 93 recorded deeds in the twelve months to August 20, 2026, from $365,000 to $2,001,000. This page lists every fee-simple MLS closing individually.

How many homes are in Stonebridge Country Club?

The club and the county record agree on 799 residences: 251 fee-simple homes in Hawthorne Estates (78), Thornbrooke (107), Shoreham (32) and Manchester (34), and 548 condominium units in Ashton Oaks (52), Braeburn (132), Carrington (136), Heatherwood (88), Middleburg (84) and Willow Bend (56). Every one was built between 1995 and 2002, so every sale is a resale.

How many Stonebridge homes sell in a year?

About three to four dozen. The county recorded 80 qualified sales in 2021 and 32 to 54 a year since, with 35 in the latest twelve months, about 4.4 percent of the 799 residences. A 2001 club article predicted resales “around five percent” a year, and the record still sits close to that, so each listing carries real weight in its neighborhood.

How long does it take to sell a Stonebridge home?

The MLS median was 26 days on market across 33 closings: 28.5 for fee-simple homes (n=8, the mean of 15 and 42) and 26 for condominiums (n=25). Braeburn’s four closings took 0 to 14 days, while Willow Bend’s ran 5 to 190. Add a contract period for one or two estoppels and any condominium approval.

What is the sold-to-list ratio in Stonebridge Country Club?

The median closing sold at 95.43 percent of list price across all 33 MLS closings in the twelve months to September 24, 2026. Fee-simple homes closed at a median 92.96 percent (n=8, the mean of 92.44 and 93.47 percent) and condominiums at 96.00 percent (n=25). Houses gave up more room in negotiation than condominiums did.

Is it a buyer’s or seller’s market in Stonebridge right now?

Both signals are present. Nine active listings against 33 closings a year is about 3.3 months of supply, which favours sellers, while a 95.43 percent median sold-to-list and seven listings past 128 days show buyers still negotiate. A well-priced home sells into thin supply; an overpriced one meets a patient buyer who waits it out.

Are condos selling in Stonebridge right now?

Yes. The MLS recorded 25 condominium closings in the latest twelve months: 9 in Carrington, 6 in Willow Bend, 4 in Braeburn, 4 in Heatherwood and 2 in Middleburg, at a median of $440,000 and 26 days on market. Prices sit below their 2023 or 2024 peak on the county record, so condominiums are selling at today’s prices rather than those of the peak.

Should I sell my Stonebridge condo now or wait?

That depends on your plan, your price and your association’s documents more than on a forecast. Willow Bend’s county median is about 16 percent below 2023 and Carrington’s about 9 percent, while association fees roughly doubled from FY2019. If your association has a reserve shortfall or an assessment coming, a buyer will price it either way. We lay out both paths with the numbers.

When is the best time of year to sell in Stonebridge?

On the county record, December through May recorded 24 of the latest twelve months’ 35 qualified sales, about 69 percent, and on the MLS 17 of 33 closings fell from January to May. The best time to be ready is the autumn before, with photography, inspections and documents complete. Fee-simple homes, owned mostly by full-time households, also sell outside season.

Why is the online estimate for my Stonebridge home wrong?

Automated models need many similar sales, and Stonebridge has about three dozen a year across ten neighborhoods and a price range from $365,000 to $2,001,000. The county files the original plat under the Southampton name, Carrington holds two different plan families, and two Manchester sales never reached the MLS, so a model cannot see the distinctions that set your price.

Does being on the golf course increase my Stonebridge home’s value?

The public record cannot measure it, because frontage is not mapped lot by lot on the roll, so no honest golf premium can be calculated for Stonebridge. Water comes into play on 15 of the 18 holes, per the club, and view and privacy clearly matter to buyers. We compare your view against the recorded sales that share it.

Who pays the Stonebridge capital contribution?

The buyer. The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club’s FY2027 schedule sets it at $17,500 for an outside buyer and $0 for a qualifying existing owner. A contract can shift any cost, so it remains negotiable, and your buyer counts it when setting an offer.

What is the Stonebridge membership transfer fee?

$600 for FY2027, described by the club as the “administrative cost of processing the transfer of membership.” It was $450 from FY2019 to FY2022 and $550 in FY2025, and a 2001 club article quoted $100. On the club’s schedule it is a charge on the incoming owner, alongside the capital contribution.

Does my club membership transfer to my buyer?

Not as a transfer from you. Membership is automatic with ownership: “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club. Your buyer becomes a member in their own right at closing, paying the capital contribution and transfer fee the club’s schedule sets.

Do I get anything back for my membership when I sell?

No. Membership is non-equity, and the club says “There are no equity or deposits required to become a member,” so there is no certificate to sell back and no deposit to recover. The club’s own framing is that “the value of the home includes the value of the club membership,” which is exactly where your buyer pays for it.

Do I owe the renovation fee balance when I sell?

Not as a lump sum on the club’s published billing. The $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until the loan is paid off in February 2035, so on our reading you owe the installments due through closing and the account carries on with your buyer. The estoppel certificate confirms the figure for your home.

What is an estoppel certificate, and who pays for it?

It is the association’s signed statement of what is owed on your home at closing: dues, assessments and any open balance. The Stonebridge master association issues it within 15 days under the Declaration, for $299 in FY2027. Florida caps condominium and HOA estoppel fees at $299 for a current account, plus $119 for delivery within three business days. In Collier County practice the seller customarily pays it.

Do I need both a master and a condominium estoppel?

A Hawthorne Estates, Thornbrooke, Shoreham or Manchester sale needs one, from the master association through the Controller’s office. An Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend sale needs two: the master certificate and the condominium association’s under Florida Statutes 718.116. Only the condominium certificate shows condominium dues and special assessments.

Does the association have to approve my buyer?

Not at the master level on the documents we read: a 2001 club article said approval applications were “not necessary for single family homeowners,” and we confirm the current practice on each listing. The condominiums run their own processes, and Heatherwood’s association form covers sales as well as leases, so we request each approval package before listing and build the contract dates around it.

Who pays a pending special assessment?

The contract controls. The Declaration makes a buyer jointly and severally liable with the seller for unpaid assessments, which is why the estoppel is used to settle them at closing. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; a condominium assessment would appear only in your association’s records, so disclose one if yours has levied it.

Does SIRS or a milestone inspection affect my Stonebridge condo sale?

Probably not on the records we read. Stonebridge’s condominiums appear to be two-story buildings, and the structural integrity reserve study and milestone inspection laws apply at three or more stories; Collier County’s milestone registry lists no Stonebridge building. Story counts are not yet confirmed from the recorded plans, so ask your association what it has on file.

What documents must I give my buyer?

Every seller delivers the flood disclosure and the property tax disclosure summary. A Hawthorne Estates, Thornbrooke, Shoreham or Manchester seller delivers the Chapter 720 disclosure summary before contract. A condominium seller delivers the Chapter 718 resale package: declaration, bylaws, rules, budget, financial statement, the frequently asked questions sheet and any structural study or milestone summary.

Do I owe the HOA disclosure summary if I sell a condominium?

Section 720.401 does not apply to associations regulated under Chapter 718, but every Stonebridge condominium also sits inside the Chapter 720 master association, so the answer depends on what you own and how your closing agent reads it. The careful course is to deliver it as well. This is information, not legal advice.

What must I disclose when selling a Stonebridge home?

Known facts that materially affect value and are not readily observable, under Johnson v. Davis: water intrusion, insurance claims, roof history, open permits and any special assessment. The public record also shows the preservation easement over Hawthorne Estates lots 1 to 10 and the planned Airport-Pulling Road widening, and raising them early keeps them from surfacing as objections.

Do I have to disclose hurricane damage or past flooding?

Yes, if you know of it. Florida Statutes 689.302 requires a flood disclosure at or before contract covering flood insurance claims, federal flood assistance and known flooding during your ownership, and Johnson v. Davis covers other known damage. The federal storm reports record no surge flooding of Stonebridge for Ian, Helene or Milton, which describes the record, not your home.

Is my Stonebridge home in a flood zone?

Most likely shaded Zone X. On FEMA panels effective February 8, 2024, 17 of 21 Stonebridge street points tested map in shaded Zone X, outside the Special Flood Hazard Area, while lake-edge points on Springberry Circle and Wexford Court in Hawthorne Estates and one in Willow Bend map in Zone AE. Your elevation certificate and a lender determination settle any single home.

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

Often, if you are homesteaded, because Save Our Homes caps follow the owner rather than the house. At the tax year 2025 millage of 9.5058 mills, each $100,000 of taxable value costs about $951 a year, so a Thornbrooke buyer at the $975,000 median could face about $9,268 against a neighborhood median bill of $5,633. That is an illustration, not a quote.

Does Stonebridge Country Club have a CDD?

No. Every Stonebridge roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll, the club has said “Stonebridge does not have a CDD” every year from FY2019 to FY2027, and the state’s official special district list names none. That is worth stating in your listing.

What does it cost to sell a home in Stonebridge Country Club?

Expect the negotiated commission, documentary stamp tax at $0.70 per $100, one or two estoppel fees, a municipal lien search, prorated taxes and dues and any negotiated credits. At the Carrington median of $410,000 the deed stamps are $2,870; at the fee-simple median of $985,000 they are $6,895. The capital contribution and transfer fee fall on the buyer under the club’s documents.

Can I hold an open house or put up a For Sale sign?

An open house, yes: register it with the association office by 1:00 p.m. Friday and use only the approved green-on-white Stonebridge “Open House” sign, from noon to 5 p.m., no more than twice a week. For Sale and Open House signs may not go on the home or in a vehicle, so plan the marketing around online reach and agent outreach.

How are showings handled at the gate?

Every buyer and agent enters through a guarded gate on Immokalee Road or Airport-Pulling Road North, and any buyer entering during an open house is handed the master open-house sheet. We schedule showings as guest access, confirm names in advance and, for an owner out of state, have Marc Comisar on site.

Should I rent my Stonebridge home instead of selling?

Only on the Declaration’s terms: at least 30 days per lease, no more than four leases a year and the whole unit only, with condominium approvals on top, tenant pets barred in five condominiums and, in Carrington, club rights given up for the term. Short-term rental income is not available, and the full club bill is still due.

Can I sell my Stonebridge home by owner?

You can, legally. In practice the buyer is usually represented, every showing runs through a guarded gate, open houses follow the club’s registration and sign rules, and a condominium sale needs two estoppels and a Chapter 718 package. The risk is rarely the paperwork; it is a contract that fails late because a step was missed.

Should I take a cash offer instead of listing?

Compare the net, not the word cash. An instant offer prices in a discount for speed, and with about 3.3 months of supply and a 26-day median on market that discount is often larger than the cost of a well-run listing. If speed matters most, a quiet, targeted sale through agent outreach can be both fast and competitive.

Should I replace my roof or add impact glass before selling?

It depends on whether the home can be insured at a reasonable premium as it stands. Get a four-point and a wind mitigation inspection first. If carriers will bind, a credit usually beats a project; if not, the choice is between a replacement, which needs Architectural Review Committee approval and, in three neighborhoods, a concrete tile roof, and a smaller buyer pool.

Do fee-simple homes and condominiums sell to different buyers?

Yes. On the county roll, 62.5 percent of the 251 fee-simple homes are homesteaded against 31.8 percent of the 548 condominium units. Fee-simple buyers are mostly full-time households; condominium buyers lean seasonal and come largely from Massachusetts, New York, Illinois, New Jersey and Canada, so the marketing calendar differs.

Is Stonebridge Country Club age-restricted?

No. The master Declaration carries no age restriction, so Stonebridge is open to families, and every address tested is zoned to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A in 2026. That widens the buyer pool for a Hawthorne Estates or Thornbrooke house in particular.

Why are Stonebridge club dues so high, and will buyers accept them?

At $17,600 for FY2027, Stonebridge’s club-level bill is the highest of the Naples bundled clubs in our benchmark set with a current club document. It includes a $1,920 renovation fee through February 2035 and a $950 service charge in place of a food minimum. Buyers accept it when the listing shows what it bought and what it replaces.

How does the Airport-Pulling Road widening affect my sale?

The county’s $42.0 million project widens Airport-Pulling Road to six lanes along Stonebridge’s west side, for up to two years of work, and the county has said no noise wall will be built. For a home near the west edge, disclose it with the county’s own documents and price with the work period in view; for most interior homes it is a line in the listing.

Can I sell to another Stonebridge owner without the capital contribution?

Possibly. The FY2027 schedule lists the existing-owner contribution at $0, and the club words the rule as current residents who “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Your buyer should confirm eligibility with the association’s Controller before contract.

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

Three things, in order: get a written valuation from your own neighborhood’s recorded and MLS sales, request your estoppel details and, for a condominium, your association’s resale package so nothing surfaces late, and decide how public the marketing should be. Request a valuation through our Stonebridge Country Club home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Stonebridge Country Club figure on this page traces to a primary source below, listed as of September 24, 2026: the Southwest Florida MLS, the Collier County tax roll, 2026 preliminary (cited in plain text), the club’s own documents, Florida Statutes, FEMA and county agencies. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (Stonebridge closed and active listings, Development STONEBRIDGE, retrieved September 24, 2026)
• Collier County tax roll, 2026 preliminary, parcel, building and sales files dated August 29, 2026 (retrieved September 24, 2026), cited in plain text
• Collier County recorded qualified sales, August 21, 2025 to August 20, 2026, and widened neighborhood windows to September 2021, cited in plain text
• Collier County PUD Master List, January 25, 2022 (retrieved September 23, 2026)
• Collier Clerk Official Records search (retrieved September 23, 2026)
• Collier County Tax Collector, real estate property taxes (retrieved September 23, 2026)
• Collier County FY2026 final budget public hearing and millage (retrieved September 23, 2026)
• Florida Commerce, official list of special districts (retrieved September 23, 2026)
• Florida Division of Corporations, entity search for the master and six condominium associations (retrieved September 23, 2026)

The club and its governing documents

• FY2027 Rates and Fees schedule, September 2, 2026 (retrieved September 24, 2026)
• Cost of Ownership page (retrieved September 24, 2026)
• Membership page (retrieved September 24, 2026)
• Real estate information and estoppel contact (retrieved September 24, 2026)
• Open house rules (retrieved September 24, 2026)
• Amended and Restated Declaration, member-era copy (retrieved September 23, 2026)
• Amended and Restated Bylaws (retrieved September 23, 2026)
• Board Policy Manual, revised January 25, 2019 (retrieved September 23, 2026)
• Supplemental Declarations compilation, June 2020 (retrieved September 23, 2026)
• Restated Articles of Incorporation, March 1995 (retrieved September 23, 2026)
• FY2025 dues and fees with Board resolution and budget memo (retrieved September 23, 2026)
• FY2025 fee schedule update, April 11, 2025 (retrieved September 23, 2026)
• Cost of Ownership page, May 2025 (retrieved September 23, 2026)
• FY2025 schedule, September 2024 (retrieved September 23, 2026)
• FY2019 cost of ownership (retrieved September 23, 2026)
• FY2019 detailed neighborhood fees (retrieved September 23, 2026)
• FY2022 dues and fees schedule (retrieved September 23, 2026)
• 2019 annual meeting presentation (retrieved September 23, 2026)
• New home purchase page, December 2020 (retrieved September 23, 2026)
• 2001 club article on the resale process (retrieved September 23, 2026)
• Minutes of the November 1, 2001 turnover meeting (retrieved September 23, 2026)
• Club history page (retrieved September 23, 2026)
• Site plan page (retrieved September 23, 2026)
• Golf page (retrieved September 23, 2026)
• Course tour and scorecard (retrieved September 23, 2026)
• Golf Rules and Regulations with Appendix A, October 9, 2019 (retrieved September 23, 2026)
• Lifestyle page (retrieved September 23, 2026)
• Stay Active page (retrieved September 23, 2026)
• Hurricane Shutter Standards (retrieved September 23, 2026)
• Hurricane Preparedness Guidelines, version 6 (retrieved September 23, 2026)
• Braeburn lease application (retrieved September 23, 2026)
• Heatherwood lease and sale application (retrieved September 23, 2026)
• Middleburg lease application (retrieved September 23, 2026)
• Carrington lease application (retrieved September 23, 2026)
• Willow Bend lease agreement (retrieved September 23, 2026)
• Kipp Schulties Golf Design, Stonebridge project page (retrieved September 23, 2026)
• Club + Resort Business, refreshed pools report, May 28, 2024 (retrieved September 23, 2026)
• Brooks and Freund, clubhouse renovation (retrieved September 23, 2026)

Florida statutes and state agencies on selling

• Florida Statutes 201.02, documentary stamp tax on deeds (retrieved September 24, 2026)
• Florida Department of Revenue, documentary stamp tax (retrieved September 24, 2026)
• Florida Statutes 720.401, homeowners association disclosure summary (retrieved September 24, 2026)
• Florida Statutes 720.30851, homeowners association estoppel certificates (retrieved September 24, 2026)
• Florida Statutes 718.116, condominium assessments and estoppel certificates (retrieved September 24, 2026)
• Florida Statutes 718.503, condominium resale disclosure (retrieved September 24, 2026)
• Florida Statutes 718.112, structural integrity reserve studies and reserves (retrieved September 23, 2026)
• Florida Statutes 553.899, milestone inspections (retrieved September 23, 2026)
• Florida Statutes 689.261, property tax disclosure summary (retrieved September 24, 2026)
• Florida Statutes 689.302, flood disclosure in residential sales (retrieved September 23, 2026)
• Florida House staff analysis of HB 979 (2024), estoppel fee caps (retrieved September 24, 2026)
• Florida Administrative Code Rule 69O-186.003, title insurance rates (retrieved September 24, 2026)
• Florida Department of Financial Services, title insurance overview (retrieved September 24, 2026)
• Florida DBPR condominium frequently asked questions (retrieved September 23, 2026)
• Uniform Mitigation Verification Inspection Form OIR-B1-1802 (retrieved September 23, 2026)
• Citizens Property Insurance, flood coverage requirement (retrieved September 23, 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) (retrieved September 24, 2026)
• Internal Revenue Service, FIRPTA withholding (retrieved September 24, 2026)
• National Association of REALTORS, settlement frequently asked questions (retrieved September 24, 2026)
• National Association of REALTORS, written buyer agreements (retrieved September 24, 2026)

Flood, storm, insurance and buildings

• FEMA National Flood Hazard Layer, flood hazard zones (queried September 23, 2026)
• FEMA National Flood Hazard Layer, FIRM panels (queried September 23, 2026)
• FEMA revalidation letter 18-04-0009V (retrieved September 23, 2026)
• FEMA Map Service Center search (retrieved September 24, 2026)
• USGS 3D Elevation Program point query service (queried September 23, 2026)
• Florida Division of Emergency Management storm surge planning zones (queried September 23, 2026)
• Collier County 2026 Floodplain Protection Newsletter (retrieved September 23, 2026)
• Collier County Know Your Zone lookup (retrieved September 23, 2026)
• Collier County milestone inspection registry (queried September 23, 2026)
• Statewide ultimate design wind speed contours, Risk Category II (queried September 23, 2026)
• National Weather Service Miami, Hurricane Ian summary (retrieved September 23, 2026)
• National Hurricane Center, Hurricane Ian tropical cyclone report (retrieved September 23, 2026)
• National Weather Service Miami, Hurricane Milton summary (retrieved September 23, 2026)
• National Weather Service Miami, Hurricane Helene summary (retrieved September 23, 2026)

Area, schools, roads and comparison clubs

• Collier County Public Schools school zone lookup (retrieved September 23, 2026)
• Collier County Public Schools 2026 accountability brief (retrieved September 23, 2026)
• Florida Department of Education school grades (retrieved September 23, 2026)
• NCH North Naples Hospital (retrieved September 23, 2026)
• Collier Parks, Veterans Community Park (retrieved September 23, 2026)
• Florida State Parks, Delnor-Wiggins Pass State Park (retrieved September 23, 2026)
• Collier County Airport Road widening, 60 percent design handout (retrieved September 23, 2026)
• Collier County Airport Road widening, public comments and responses (retrieved September 23, 2026)
• OSRM driving route service, off-peak drive times (queried September 23, 2026)
• Naples Heritage Golf and Country Club membership page (retrieved September 1, 2026)
• Naples Lakes Country Club 2025 budget cover letter (retrieved September 23, 2026)

Our own assets

• McGreevy and Comisar Stonebridge Country Club community guide
• McGreevy and Comisar Naples real estate guide
• McGreevy and Comisar free home valuation
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Stonebridge Country Club seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.

Documents that matter to a Stonebridge seller but are not public: the FY2026 fee schedule and neighborhood fees, held in the club’s member portal; your estoppel certificate, from the Controller’s office; the Board’s FY2027 dues resolution; and each condominium association’s budget, reserves, insurance, hurricane deductible and approval procedure, from its association or manager.

Your Stonebridge Country Club 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 Stonebridge Country Club sits inside the North Naples market we work every week. Few homes of any one plan here come up for sale in a year, so the owner who sells next should call us first.

The Accolades, Verbatim

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

Contact McGreevy and Comisar

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

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

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

Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s 2026 preliminary tax roll, files dated August 29, 2026. Brokered by Domain Realty.