Estero, Florida
Sell your Stoneybrook home with McGreevy and Comisar, Top 1% nationally since 2008. Pricing by home size from 43 closed sales in 12 months, with estoppel, HOA and CDD paperwork ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Stoneybrook owners sell into a fixed supply of 1,119 gated homes off Corkscrew Road, and 43 of them closed on the Southwest Florida MLS in the 12 months to September 29, 2026 at a $420,000 median. This seller guide sits beside our full Stoneybrook community guide, which covers the history, the public golf course, the fees and the storm record in depth, and it is about Stoneybrook Golf & Country Club in Estero, not the separate Stoneybrook at Gateway community in Fort Myers. Everything on this page answers one owner's question: how to sell a Stoneybrook condo, villa or single-family home for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The Stoneybrook valuation guide covers what your home is worth, and the Stoneybrook buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side. Our own Stoneybrook valuation and buyer pages are companions to this one.
McGreevy and Comisar are the best realtor for selling a Stoneybrook home because we price each home against the closed sales of its own size and type, prepare the association, condominium and CDD paperwork before a buyer asks, and personally negotiate every offer. Jesse has lived in Stoneybrook since January 2004. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Jesse has lived in Stoneybrook since January 2004, when he closed on his first home here, so the community is one we know from the inside.
Recent Stoneybrook market record (12 months to September 29, 2026): 43 closed sales · $18,643,400 in total volume · $420,000 median sold price · $250 median price per square foot of living area · a range of $225,000 to $775,000 · a median 36 days on market · a median 96.3% of list price · 10 active listings on September 29, 2026, asking a median $537,400, about 2.8 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Stoneybrook community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For Stoneybrook sellers: professional photography, aerial and video, a documents file that answers the fee, CDD, flood and rental-rule questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Stoneybrook is narrower and checkable: we have read the recorded declaration, the CDD budget and the resale application the community publishes, and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Stoneybrook home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook sellers who read nothing else on this page should know these eleven facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated community of condos, villas and single-family homes off Corkscrew Road.
Stoneybrook sellers can use the links below to jump straight to pricing, costs, disclosure, the Brooks comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Selling in Stoneybrook is different because one gated community holds three kinds of home at three price ladders, a public golf course that carries no mandatory fee, and two fee layers that appear on different bills. A buyer compares your home with its own type, so we price it the same way.
Stoneybrook is 1,119 homes on 805.74 acres, gated with a 24-hour manned gatehouse, and fully built out since about 2004, so every sale is a resale [Source: Stoneybrook community guide]. The guide describes Pinecrest condominiums along Lancaster Run, attached single-story villas along Portrush Run and Knighton Run, and single-family homes on 50-, 60- and 75-foot lots. The MLS record shows what that mix does to a median: in the last 12 months, homes under 1,400 square feet closed at a $292,500 median and homes of 2,200 square feet and up at $627,500.
The 18-hole, par-72 Stoneybrook Golf Club is public and pay-as-you-play, so a Stoneybrook owner pays nothing toward golf unless they play [Source: Stoneybrook Golf Club, rates]. For a seller that is a selling point to two groups at once: golfers who get a championship course without a mandatory membership, and buyers who never play and pay nothing for it.
The homeowners association bills quarterly and the community development district bills once a year on the Lee County tax bill, per our community guide. A buyer who sees only one of them underestimates the cost of ownership, so we put both in the listing packet from day one.
There is no builder competing with you inside the gates, and Lee County recorded no builder-direct sales in the past year, so your competition is the other resales, which are the 10 homes on the market today. That is why the comparable set for your exact size and type matters more than any community-wide figure.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Now is a workable time to sell in Stoneybrook if your home is priced against its own comparables: 10 homes were listed on September 29, 2026, about 2.8 months of supply, and the median closing took 36 days at 96.3% of list price. Prices, however, are lower than a year ago.
Data updated: September 2026
Measure, 12 months to September 29, 2026 | Stoneybrook |
|---|---|
Closed sales on the MLS | 43 |
Total dollar volume | $18,643,400 |
Median sold price | $420,000 |
Average sold price | $433,567 |
Range of sold prices | $225,000 to $775,000 |
Median price per square foot of living area | $250 |
Median days on market | 36 |
Average days on market | 56.7 |
Median sold price as a percentage of list price | 96.3% |
Closings within 14 days | 11 of 43 |
Closings after more than 90 days | 9 of 43 |
Closings at or above list price | 5 of 43 |
Source: Southwest Florida MLS (Matrix), residential closed sales, pulled September 29, 2026. Three further closings recorded as Sold Data Entry, not marketed on the MLS, are excluded from these medians.
On September 29, 2026 the MLS showed 10 active listings with a median asking price of $537,400, a range of $249,900 to $680,000 and a median of 51 days listed, about 2.8 months of supply at the past year's pace of closings. Three of the ten had been listed for 111 days or more. Thin supply helps a well-priced home and does nothing for an overpriced one.
The 12-month median of $420,000 sits $42,500 below the $462,500 median of the 12 months before, closings fell from 56 to 43, and the median price per square foot slipped from $265 to $250. The median days on market improved from 45 to 36. The honest read is a market that is trading fewer, lower-priced homes, and the only defense is an accurate list price.
Over the last 60 months, 287 Stoneybrook homes closed, 46 of them in March alone and 91 from January through March, with the fewest in September at 15. Contracts written in the winter close in the early spring, so a listing photographed and documented before the new year meets the winter buyers on the first tour.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook homes have sold for a median between $420,000 and $537,500 in each of the last five 12-month periods, from 287 closings in 60 months on the MLS. The latest 12 months are the lowest median of the five, and the count of 43 closings is the lowest as well.
Data updated: September 2026
Because the last 12 months contain more than 10 closings, we lead with that window and show the longer ones beside it so you can see the trend.
Window ending September 29, 2026 | Closed sales | Median sold price | Median $ per sq ft |
|---|---|---|---|
Last 12 months | 43 | $420,000 | $250 |
Last 24 months | 99 | $430,000 | $259 |
Last 36 months | 151 | $480,000 | $268 |
Last 60 months | 287 | $460,000 | $274 |
Source: Southwest Florida MLS (Matrix), closed sales in each trailing window ending September 29, 2026, same pull as above.
Twelve-month period | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Sept 30, 2025 to Sept 29, 2026 | 43 | $420,000 | $250 | 36 | 96.3% |
Sept 2024 to Sept 2025 | 56 | $462,500 | $265 | 45 | 97.3% |
Sept 2023 to Sept 2024 | 52 | $537,500 | $283 | 32 | 97.3% |
Sept 2022 to Sept 2023 | 67 | $449,000 | $292 | 11 | 98.3% |
Sept 2021 to Sept 2022 | 69 | $455,000 | $272 | 5 | 100.0% |
Source: Southwest Florida MLS (Matrix), residential closed sales by trailing 12-month period ending September 29, 2026. Each period is 365 days counted back from the pull date, so period boundaries fall near, not exactly on, September 29.
The median peaked at $537,500 in the middle period, September 2023 to September 2024, and has fallen in each period since, to $420,000 now, while sold-to-list slid from 100.0% to 96.3% and the median days on market lengthened from 5 to 36. The oldest period reads like a scramble for scarce homes, and the latest reads like a market that expects you to price carefully. If you bought in 2021 or 2022, the record shows a median above where today's closings are, so run your own net before you assume a gain.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Each size of Stoneybrook home prices on its own ladder: in the last 12 months, homes under 1,400 square feet closed at a $292,500 median, homes of 1,400 to 2,199 square feet at $499,900 and homes of 2,200 square feet and up at $627,500. Your comparable set is the row that matches your home.
Data updated: September 2026
Living area | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Under 1,400 sq ft | 22 | $292,500 | $232 | 37.5 | 96.3% |
1,400 to 2,199 sq ft | 13 | $499,900 | $290 | 22.0 | 96.3% |
2,200 sq ft and up | 8 | $627,500 | $223 | 54.0 | 94.2% |
Source: Southwest Florida MLS (Matrix), 43 closed sales, 12 months to September 29, 2026; our tabulation by MLS living area. The bands are size bands, not property-type labels.
Living area | Closed sales, 24 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Under 1,400 sq ft | 48 | $312,500 | $248 | 48.5 | 96.3% |
1,400 to 2,199 sq ft | 28 | $520,000 | $292 | 22.0 | 97.7% |
2,200 sq ft and up | 23 | $645,000 | $241 | 45.0 | 95.8% |
Source: Southwest Florida MLS (Matrix), 99 closed sales, 24 months to September 29, 2026; our tabulation.
Bedrooms (MLS count, den not counted) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
2 bedrooms, with or without a den | 24 | $297,000 | $235 | 34.0 |
3 bedrooms, with or without a den | 11 | $499,900 | $275 | 36.0 |
4 or more bedrooms | 8 | $647,500 | $223 | 40.5 |
Source: Southwest Florida MLS (Matrix), 43 closed sales, 12 months to September 29, 2026; the MLS bedroom count, with a den not counted as a bedroom.
Thirteen of the 43 sales closed under $300,000, 17 between $300,000 and $499,999, 10 between $500,000 and $699,999 and 3 at $700,000 or more, the highest at $775,000. A seller near a band edge should look at both sides of it, because buyers set their searches at round numbers.
Our community guide places Pinecrest condominiums from the mid-$200,000s, villas at roughly $300,000 to $500,000 and single-family homes from the mid-$400,000s to $800,000 and above, statements that predate this September pull. The September record agrees with the shape: the smallest-footprint homes closed near $292,500, and the larger homes closed from $460,000 to $775,000. Your own home's comparables come from its size, its condition and its view, not from a label.
The MLS files Stoneybrook closings under three subdivision spellings: 40 under Stoneybrook at a $429,500 median, 2 under Villages of Stoneybrook at $274,000 and 1 under Village of Stoneybrook at $270,000. We combine the three, and we look at your home's own row when we price it.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook is a gated community of 1,119 homes with a public pay-as-you-play golf course, so every sale is priced against its own condo, villa or single-family comparables. If you are selling, get a free Stoneybrook home valuation and call Jesse direct at (239) 898-6072. If you are buying, start your Stoneybrook home search with Marc and call Marc at (239) 287-5873. Our guides to selling a home in Estero and buying a home in Estero cover the wider village.
The recent Stoneybrook sales that matter most are the ones of your size in the last six months, because a buyer's appraiser will look there first. Ten of the latest closings ranged from $230,000 for a 1,134-square-foot home to $645,000 for a 2,846-square-foot home, at days on market from 3 to 107.
Data updated: September 2026
Closing date | Beds and baths | Living area, sq ft | Sold price | Days on market |
|---|---|---|---|---|
September 15, 2026 | 3 bed, 2 bath | 1,541 | $460,000 | 107 |
September 11, 2026 | 2 bed, 2 bath | 1,134 | $230,000 | 13 |
August 21, 2026 | 2 plus den bed, 2 bath | 1,536 | $410,000 | 3 |
August 18, 2026 | 3 bed, 2 and a half bath | 2,206 | $600,000 | 89 |
July 28, 2026 | 2 bed, 2 bath | 1,061 | $249,000 | 3 |
July 20, 2026 | 3 bed, 2 bath | 1,575 | $420,000 | 50 |
July 15, 2026 | 3 bed, 2 bath | 1,565 | $485,000 | 16 |
June 22, 2026 | 4 plus den bed, 3 bath | 2,846 | $645,000 | 63 |
June 22, 2026 | 4 bed, 2 and a half bath | 2,408 | $460,000 | 45 |
June 18, 2026 | 3 plus den bed, 2 and a half bath | 2,064 | $540,000 | 15 |
Source: Southwest Florida MLS (Matrix), closed sales through September 15, 2026, pulled September 29, 2026. Addresses are not shown; we walk your street's closings with you.
Four of the 43 sales closed with zero days on market and eleven within 14 days. The July 28 sale of a 2 bed, 2 bath home of 1,061 square feet at $249,000 took 3 days, and the August 21 sale of a 2 bed plus den home of 1,536 square feet at $410,000 took 3 days. The 11 homes that closed within 14 days sold at a median 97.5% of list, against 95.6% for the nine that took more than 90 days.
Nine of the 43 needed more than 90 days, from 94 to 229 days, and their median sold at 95.6% of list, below the community's 96.3%. In the record, the longest waits belong to homes that came to market above their comparables and then came down, which is why the first list price is the one that counts.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your competition today is the ten Stoneybrook homes on the market, asking from $249,900 to $680,000, and a buyer comparing them will hold yours against the ones closest in size. The median listing had been up 51 days, and three had been listed 111 days or more.
Data updated: September 2026
Beds and baths | Living area, sq ft | Asking price | Days listed |
|---|---|---|---|
4 bed, 2 and a half bath | 2,433 | $680,000 | 111 |
5 bed, 3 bath | 3,343 | $670,000 | 19 |
4 bed, 2 and a half bath | 2,301 | $599,900 | 54 |
4 bed, 2 and a half bath | 2,445 | $599,000 | 140 |
4 bed, 2 bath | 1,955 | $549,900 | 8 |
3 plus den bed, 2 and a half bath | 2,014 | $524,900 | 28 |
3 bed, 2 bath | 1,506 | $469,900 | 5 |
2 plus den bed, 2 bath | 1,365 | $350,000 | 79 |
2 bed, 2 bath | 1,160 | $285,000 | 139 |
2 bed, 2 bath | 1,061 | $249,900 | 48 |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026. Days listed is the MLS days-on-market field.
The three homes of 2,301 to 2,445 square feet ask $599,000 to $680,000, the one 5-bedroom home asks $670,000 for 3,343 square feet, and the two homes near 1,160 and 1,061 square feet ask $285,000 and $249,900. If your home is next to one of those, we position it as the better value, the fresher listing or the one with the newer roof, whichever the facts support.
A home listed 139 or 140 days is a warning to the next seller and an opening for the buyer's agent. We do not want your listing to join them, so we set the first price from the closed record and review it against showings every week.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Stoneybrook seller meets buyers who are also touring The Brooks, the master plan of four gated communities east of US 41 with a $557,500 median in the same 12 months. Stoneybrook offers one association with cable and internet included, public pay-as-you-play golf and a $420,000 median; The Brooks offers club and beach choices.
Data updated: September 2026
Decision point | Stoneybrook | The Brooks |
|---|---|---|
Homes and types | 1,119 homes on 805.74 acres: condominiums, attached villas and single-family homes | Four gated communities, Shadow Wood (1,481 homes), Copperleaf (570), Spring Run (847) and Lighthouse Bay (654 lakefront condominiums), plus the later 91-home Pebble Pointe |
Era built | Construction completed around 2004; every home is a resale | Opened 1998, built and absorbed by 2005 to 2007; a resale market |
Developer | U.S. Home Corporation (acquired by Lennar in 2000) | Bonita Bay Group |
Closed sales, 12 months to Sept 29, 2026 | 43, median $420,000, $250 per sq ft | 163, median $557,500, $304 per sq ft |
Median days on market and sold as % of list | 36 days, 96.3% | 56 days, 96.3% |
Active listings and months of supply, Sept 29, 2026 | 10, 2.8 months | 42, 3.1 months |
HOA or master fee | About $450 a quarter for single-family homes ($440 for condominiums and villas), with Xfinity cable and internet included | Four associations and no master HOA; each community has its own structure |
Golf or club model | Public pay-as-you-play 18-hole course; no mandatory golf fee | Varies by community: Shadow Wood club optional, Copperleaf and Spring Run bundled golf, Lighthouse Bay no golf |
CDD | Yes: about $1,429.58 a year for a typical single-family unit (FY2026) | Yes: two districts billing $1,017.25 per unit for FY2026 |
Gated | Yes, one gate with a 24-hour manned gatehouse | Yes, four separately gated communities |
Flood zone | FEMA Zone X per our community guide | FEMA Zone X at the community cores, with parcel-level exceptions on our Brooks page |
Location | Corkscrew Road and Ben Hill Griffin Parkway, I-75 Exit 123, ZIP 33928 | Coconut Road and Three Oaks Parkway, east of US 41 |
Age restriction | None; all ages | None; all ages |
Sources: our Stoneybrook community guide and Brooks community guide for facts; Southwest Florida MLS (Matrix), both communities from the same September 29, 2026 pull, for the market rows.
Your buyer is comparing carrying costs and golf structure as well as price. A buyer at The Brooks' lower price points may be weighing Stoneybrook's $420,000 median with a single fee schedule, and your listing should lead with the public course, the included cable and internet and the amenity package your fees already pay for.
A buyer who wants a choice among bundled golf, an optional club and a lakefront condominium is a Brooks buyer, and that buyer is not yours. We market to the buyer who wants one gate, one association and golf only when they play, and we price against the Brooks homes that buyer will also see.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook prices sit at the lower end of the Estero range. Against eight other Estero communities in the same September 29, 2026 pull, Stoneybrook's $420,000 median is above only Villagio's $270,000 and below the other seven, and its 36 median days on market is shorter than seven of the eight.
Data updated: September 2026
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
The Brooks | 163 | $557,500 | $304 | 56 | 96.3% | 42 | 3.1 |
Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
Bella Terra | 119 | $447,510 | $224 | 56 | 97.5% | 21 | 2.1 |
Villagio | 31 | $270,000 | $190 | 88 | 96.2% | 8 | 3.1 |
Tidewater | 33 | $525,000 | $301 | 60 | 96.8% | 9 | 3.3 |
Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 13 | 2.8 |
Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 13 | 3.2 |
West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 27 | 6.4 |
Source: Southwest Florida MLS (Matrix), residential closed sales in the 12 months to September 29, 2026 and active listings on that date, all communities from the same pull.
A community-level median is a starting frame, not a price for your home. Stoneybrook's 43 closings include a $225,000 home and a $775,000 home, and only a same-size comparison is close enough for an appraiser. What the table tells a seller is where competing buyers can shop: a Bella Terra buyer near $447,510 or a Tidewater buyer near $525,000 is shopping a range that overlaps Stoneybrook's 1,400 to 2,199 square foot homes, which closed at a $499,900 median.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We price a Stoneybrook home by placing it on the ladder of closed sales for its own size, bedroom count and condition, adjusting for view, lot and updates, and setting a list price at the level the record shows buyers pay. The median home sold at 96.3% of list, so the list price is the negotiation.
Asking prices are hopes and closings are facts. We start with the closed sales in your size band, adjust for the differences a buyer will notice, and only then look at the ten active listings to see what you compete with.
In this record the biggest swings are size, bedrooms, a lake or golf view, a newer roof and air conditioner, impact windows and kitchen and bath condition. We give each adjustment a dollar figure from paired sales where the record has them, and we say plainly when it does not.
Eleven of the 43 closings came within 14 days, and they sold at a median 97.5% of list. A first list price near the record gets the early showings while the listing is new; a high one uses those weeks up. We review the number with you against showing feedback every week.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We advertise a Stoneybrook home with professional photography, aerial and video, the MLS and its syndication, our regional buyer database and a listing story built on the facts buyers ask about: public optional golf, included cable and internet, a manned gate, the amenity campus and the fee schedule.
The facts that set Stoneybrook apart are documented in the community's own records: a 32,000-square-foot Community Center, three pools, pickleball, tennis and bocce, a 24-hour fitness center, walking and biking paths, a fishing pier and Pinewoods Elementary School at 11900 Stoneybrook Golf Drive, per our community guide. We describe the home and the community, and we let buyers decide whether they fit.
Buyers who live elsewhere shop from photographs and video, so we shoot the home, the lake or golf view and the amenity campus, and we show the gate arrival as part of the tour.
A listing with the association documents, the resale application, the CDD assessment and the flood determination ready answers a buyer's first three questions before they ask. We assemble that file before the first showing.
The manned gatehouse works for you: we schedule verified appointments, coordinate access with the gate and keep you informed of every visit, so you control who comes through.
The community requires realtor open houses to register with the Community Center by 2:00 PM the prior Friday, and it does not allow open-house yard signs; the association places a single sign at the front gates, per our community guide and the Residents' Guide [Source: Stoneybrook Residents' Guide, August 2025]. We plan around those rules from the start.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We negotiate a Stoneybrook contract by reading every offer against the closed record, using the documents and inspection windows, and protecting your net rather than the headline price. In the last 12 months homes sold at a median 96.3% of list, and only 5 of 43 sold at or above it.
An offer is a price, a closing date, a deposit, an inspection period, financing terms and a list of requests. We compare offers on net proceeds and certainty, not only the top line, and we tell you what the record says about each request.
Inspection requests are where most negotiation happens. We prepare you for the roof, the air conditioner, the water heater and the screen enclosure, and we help you decide which repairs to make, which to credit and which to decline.
A financed buyer needs an appraisal that supports the price. A price near the closed record supports it, and where a condominium buyer needs a lender's project review, we ask early [Source: Fannie Mae Selling Guide B4-2.1-03].
Every commission is negotiable and not set by law, and since August 17, 2024 offers of buyer-broker compensation cannot be advertised in the MLS, although general buyer concessions still can be [Source: National Association of REALTORS, settlement FAQs]. We decide with you whether to offer anything toward the buyer's agent, off the MLS, and we show the net.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Selling a Stoneybrook home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, association estoppel certificates and prorated property taxes. At the $420,000 median, doc stamps are $2,940 and the promulgated title premium is $2,175.
Data updated: September 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. At the $420,000 12-month median it is $2,940, and it appears on your closing statement as one line.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Department of Financial Services, title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing.
An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; our shared 2026 cost research reports the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. A Pinecrest condominium seller may need one from the condominium association as well, issued under section 718.116 [Source: Florida Statutes 718.116]. Who pays is a contract term, and the Lee County custom is the seller.
The $2,000 capital contribution at closing is paid by the buyer, per our community guide. It is not a seller cost, but it is in the buyer's math, so we show it in the listing. Confirm the allocation in your contract.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax [Source: Florida Department of Revenue, taxpayer information] [Source: Lee County Tax Collector, property taxes]. The CDD assessment rides on that bill, about $1,429.58 for a typical single-family unit in fiscal 2026, so it prorates with the taxes. Association assessments prorate as your contract directs.
Every commission is negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS [Source: National Association of REALTORS, written buyer agreements]. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].
Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
$292,500 (median, homes under 1,400 sq ft) | $2,047.50 | $1,537.50 | $299 | $2,925 |
$420,000 (12-month median) | $2,940 | $2,175 | $299 | $4,200 |
$499,900 (median, homes of 1,400 to 2,199 sq ft) | $3,499.30 | $2,574.50 | $299 | $4,999 |
$647,500 (median, 4 or more bedrooms) | $4,532.50 | $3,312.50 | $299 | $6,475 |
$775,000 (highest sale, 12 months) | $5,425 | $3,950 | $299 | $7,750 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Line, illustrative sale at $420,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $2,940 |
Owner's title policy | Seller, by Lee County custom | $2,175 |
Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
Municipal lien search | Seller, by custom | About $100 to $250 |
Association estoppel certificate | As the contract assigns | Up to $299, more if rushed or delinquent |
Buyer capital contribution | Incoming owner, per our community guide | $2,000, the buyer's cost, shown for the full picture |
Property tax and CDD proration | Seller credits buyer | Days owned divided by 365, times the annual bill |
Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $4,200 |
Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida Department of Revenue, documentary stamp tax]
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Stoneybrook seller's disclosure duties depend on the parcel. Sellers under the master homeowners association in Chapter 720 supply the section 720.401 summary before contract, Pinecrest condominium sellers under Chapter 718 deliver the section 718.503 documents, and every seller gives the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. For a single-family home under the master association, that is your duty.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Pinecrest at Stoneybrook is a condominium on Lancaster Run, so its sellers deliver the resale documents in section 718.503 instead, at the seller's expense, and the buyer's cancellation right, 7 days excluding weekends and legal holidays, runs under that section [Source: Florida Statutes 718.503]. Our community guide does not state whether the villa neighborhoods are governed as condominiums or as homeowners associations, so we do not guess: which regime governs your parcel, and which forms your buyer needs, is a question for your closing agent or attorney. This is information, not legal advice.
The recorded Declaration of Covenants, Conditions and Restrictions is posted by the association [Source: Stoneybrook Declaration of Covenants, Conditions and Restrictions]. We have not published a reading of whether it restates the statutory disclosure duty, so we say only what the sources show: the seller owes the disclosure before contract, and the buyer owes the community's $2,000 capital contribution at closing.
Section 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 because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. Stoneybrook adds a second line to that conversation: the CDD assessment, about $1,429.58 for a typical single-family unit in fiscal 2026, which we point out to every buyer.
Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. For most Stoneybrook homes the answers are short, and we help you answer them accurately.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. In Stoneybrook that means known leaks, roof or systems problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and pending assessments you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, we do it with you.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Stoneybrook buyer pays the association dues, the CDD assessment on the tax bill, a one-time $2,000 capital contribution and their own insurance and property tax, with no mandatory golf fee. For a single-family home, our community guide puts the association and CDD together at about $3,229.58 a year.
Data updated: September 2026
Layer | Amount | Who owes it and when | Source |
|---|---|---|---|
Association dues, single-family | About $450 a quarter ($1,800 a year), with Xfinity cable and internet included | Owner, quarterly | |
Association dues, condominiums and villas | About $440 a quarter ($1,760 a year) | Owner, quarterly | |
CDD assessment, typical single-family unit | $1,429.58 for fiscal 2026: $635.85 bond debt service, $676.57 operations and maintenance and $117.16 irrigation | Owner, on the Lee County tax bill | |
Capital contribution | $2,000, one time | Incoming owner at closing | |
Golf | $0 mandatory; optional annual pass $6,000 single or $8,000 couple, plus tax | Owner who chooses to play | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Owner of record; prorated at closing |
Fee anxiety is the first reason buyers hesitate, usually because a portal blended an association fee and a tax-bill assessment into one alarming number. We give every buyer a one-page stack: association, CDD, one-time contribution and optional golf. A seller who publishes it first controls the conversation.
The CDD's original 1998 bonds are retired, and the current debt service relates to the Series 2022 bonds that mature May 1, 2052, per our community guide's reading of the district's FY2024 audit [Source: Stoneybrook CDD, documents archive]. A buyer will ask how long the assessment lasts, and the honest answer is that the debt portion runs to 2052 and the operations portion continues.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
When you sell a Stoneybrook home there is no golf membership to transfer, because the 18-hole course is public and pay-as-you-play and owners carry no mandatory golf fee. That removes a closing step that exists at bundled communities, and it lets you market the home to golfers and non-golfers alike.
Your buyer takes on no golf-club equity or initiation fee by buying your home, per our community guide and the club's published rates [Source: Stoneybrook Golf Club, rates]. That is one fewer document in the closing file and one fewer objection for a buyer comparing communities.
Public tee times are dynamically priced, with published 2025 to 2026 morning rates of about $99 plus tax in summer and $199 plus tax at peak, and an optional annual pass of $6,000 single or $8,000 couple. We tell a golfing buyer that a resident books and pays like anyone else, with the pass as the upgrade.
The lighted driving range is open every day until 9:00 PM and the club runs a $250 beginner boot camp, per our community guide. For a buyer who has never played, those are the details that make the course an invitation rather than an obligation.
The course does not appear as a line on the association bill. That is worth saying plainly in a listing, and it is why a non-golfing buyer can read your fee schedule without a golf line to explain.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook's flood and storm record helps a sale when it is documented: our community guide places the community in FEMA Zone X, east of I-75, where Hurricane Ian brought wind damage and not storm surge, although Lee County's evacuation layer still places Stoneybrook in Evacuation Zone D and storm surge zone 4. Buyers will ask for your address's determination, roof age and insurance history, so we prepare all three.
Our community guide reports FEMA Flood Zone X, the lowest risk category, and says the current effective Lee County map became effective November 17, 2022. A community-level statement is not a parcel determination, so we pull your address on the FEMA map service and put the result in the file [Source: FEMA National Flood Hazard Layer] [Source: Lee County, 2026 FEMA map changes].
Hurricane Ian made landfall in Lee County on September 28, 2022, and the community's CDD records show roof damage to five shared buildings, paid 77% by insurance and 23% by the CDD, with no storm surge reaching Stoneybrook, per our community guide [Source: NOAA National Hurricane Center, Hurricane Ian report] [Source: Stoneybrook CDD, April 2025 meeting minutes]. Lee County's evacuation layer still places Stoneybrook in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. Individual homes had the wind damage typical of inland Lee County, and each home has its own repair history.
Insurers ask for the roof's age and condition, and the state's rules bear on the buyer's coverage. A newer roof, a wind-mitigation report and impact protection are part of the marketing, and we ask you for the permit or invoice early [Source: Florida Department of Financial Services, property insurance changes].
Our community guide reports an average homeowners premium of about $1,564 a year for ZIP 33928 against about $3,631 for the Lee County blend, an undated figure we treat as background and not a quote. Buyers should get their own quotes, and we help them find agents to ask.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Several Stoneybrook rules affect a sale: rental occupancy needs association approval and carries a non-refundable transfer fee, exterior changes need architectural review, open houses must register with the Community Center, and vehicles, signs and guests follow the Residents' Guide. Buyers read these before they offer, so you should know them first.
Any occupancy by someone other than the owner is a lease, requires association approval before move-in and carries a non-refundable transfer fee, and the owner's amenity rights are rescinded during the lease term, per our community guide [Source: Stoneybrook 2026 master HOA lease application]. The minimum lease term is set in the declaration and is not stated on our community page, so we tell an investor buyer to confirm it before offering.
Every resale runs through the master association's 2026 sales application [Source: Stoneybrook 2026 master HOA sales application]. We submit it early so the closing date does not wait on it.
Exterior paint, landscaping changes, additions and screen-cage replacements require approval from the Architectural Review Committee before work begins [Source: Stoneybrook architectural review guidelines, January 2024]. If you changed the outside of your home, find the approval before a buyer's inspector asks.
Boats, RVs, trailers and commercial vehicles must be garaged or enclosed, political and commercial signs are not permitted and flagpoles are allowed up to 20 feet under section 720.304, per our community guide. A staged driveway should follow the rules.
A guest staying more than 30 continuous days, or 30 cumulative days in six months, must be approved as a resident, and realtor open houses register with the Community Center by 2:00 PM the prior Friday, per our community guide and the Residents' Guide.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Stoneybrook home took a median 36 days to sell in the last 12 months, and 11 of 43 closed within 14 days while 9 took more than 90. The average was 56.7 days. Add roughly a month between contract and closing for a financed buyer, and plan a timeline of 2 to 3 months from list to closing.
Data updated: September 2026
The MLS days-on-market field measures list date to contract, and the median of 36 days, with a range from 0 to 229, tells you the price decides how long. In the prior 12 months the median was 45 days, so today's median is the shorter of the two even as the price is lower.
After contract come the inspection window, the association's approval, the appraisal if there is a mortgage and the title work. We keep a calendar of every date and run the association paperwork in parallel, so no step waits on another.
If you are buying your next home, we plan both closings together, including any need for a rent-back or a short-term lease. If you are a seasonal owner, we sequence your last visit around the closing so you do not have to fly for the signature.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Prepare a Stoneybrook home by fixing what an inspector will find, documenting the roof, air conditioner and approvals, cleaning and simplifying the rooms buyers will photograph, and assembling the association and CDD paperwork before the first showing. Most of the return here comes from condition and clarity, not from a renovation.
Deep clean, repaint tired walls, replace burned-out bulbs and clear the counters. The camera picks up what a walk-through forgives.
Service the air conditioner, check the roof for damaged tiles or shingles, repair screen enclosures and fix leaks. Every item you fix is one fewer item to negotiate.
Roof permit or invoice, air conditioner service history, any wind-mitigation report, insurance claims, permits for work done and architectural approvals. We ask you for these at the first meeting.
A full kitchen renovation rarely returns its cost at the price points in the record. We walk your home before you spend a dollar and tell you what moves the number and what does not.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Your listing should describe the home and the community's documented features: a gated entrance with a 24-hour manned gatehouse, a 32,000-square-foot Community Center, three pools, lighted tennis and pickleball courts, a fitness center, walking paths and a public golf course with no mandatory fee. We describe what exists and leave the choice to the buyer.
Per our community guide, the campus includes pickleball courts with dedicated parking, lighted tennis, bocce, a basketball court, baseball and soccer fields, a beach volleyball court, a playground, a fishing pier, a library open from 5:00 AM to midnight and a 24-hour fitness center. We list them by name so a buyer can check.
Stoneybrook sits at Corkscrew Road and Ben Hill Griffin Parkway at I-75 Exit 123, about a two-minute drive to Miromar Outlets, 10 to 15 minutes to Southwest Florida International Airport and 5 to 8 minutes to Lee Health Coconut Point, per our community guide. Drive times vary, so we phrase them as approximate.
Pinewoods Elementary School, a Lee County public school for pre-kindergarten through fifth grade, is at 11900 Stoneybrook Golf Drive, and the bus stop is on Stoneybrook Golf Drive in front of the Community Center, per our community guide [Source: Pinewoods Elementary School]. School assignments change, so we point buyers to the district's current enrollment plan and never promise an assignment [Source: School District of Lee County, Student Enrollment Plan 2026-27].
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
The MLS record teaches that a Stoneybrook resale is won on price relative to size. The 43 closings ranged from $225,000 to $775,000, the median took 36 days, and the largest single price cut in the record took a $285,000 list to a $225,000 close, a 21.1% drop.
Data updated: September 2026
Of the 43 closings, the five with the lowest sold-to-list share closed at 78.9%, 87.9%, 90.9%, 91.3% and 91.5% of list, with days on market from 0 to 195. In each case buyers paid well below the last list price, which is what an above-market first price costs a seller.
Five of the 43 closed at or above list, at prices from $272,000 to $765,000 and a median of $325,000, and all five went under contract in 36 days or fewer, from 2 days to 36. Sales at or above list occurred from the smallest homes to the largest, so a well-priced home does not need a particular price level to sell fast.
Three further closings in the year, at $725,000, $670,000 and $285,000, were recorded as Sold Data Entry, meaning they were not marketed on the MLS. They are not in our medians, and they are a reminder that some Stoneybrook homes change hands quietly.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Lee County's recorded, qualified sales add a second count to the MLS record: 46 qualified sales in the county's 12-month window, a $402,500 median and a range of $225,000 to $775,000, with none of them builder-direct. Stoneybrook is a resale market, so the county and the MLS tell a consistent story.
Data updated: September 2026
We ran Lee County Property Appraiser sales data for the parcels whose legal description contains Stoneybrook in ZIP 33928, 1,168 parcels against the 1,119 homes our community guide states, and kept only DOR-qualified improved sales from September 2025 onward, per our county-sales tool [Source: Lee County Property Appraiser, sale data files]. The parcel count includes common-area and tract parcels, which is why it runs a little above the home count. Builder-to-builder deeds, quitclaims and corrective deeds are not sales and are excluded.
Source | Window | Sales | Median | Range |
|---|---|---|---|---|
Southwest Florida MLS, marketed closings | Sept 29, 2025 to Sept 29, 2026 | 43 | $420,000 | $225,000 to $775,000 |
Lee County recorded qualified sales | Calendar months since September 2025 | 46 | $402,500 | $225,000 to $775,000 |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Lee County Property Appraiser sales data, index built September 27, 2026 with the newest recorded sale on July 28, 2026. The two windows differ slightly, and the MLS also lists 3 Sold Data Entry closings not marketed on the MLS.
The county tool found no builder-direct sales in the window, so the split is 46 resales and none from a builder, and the MLS is a fair mirror of the market here. That is the opposite of a new-construction community, where most sales never reach the MLS.
Call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Stoneybrook, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
You get a free Stoneybrook home valuation by starting the form below or calling Jesse direct at (239) 898-6072. We follow up with a written comparable set built from closed sales of your size and type, the current competition and a net sheet, and there is no obligation to list.
A one-page range for your home from the closed sales, the ten homes competing with yours, the costs above turned into a net sheet at three prices, and a recommendation on timing. We build it from the MLS record in this guide and our reading of your home's condition.
Your address, the year of your roof and air conditioner, any updates and any known issues. We treat every conversation as confidential.
Start with our free home valuation or call Jesse direct at (239) 898-6072, text or call. The team behind the valuation:
Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because one gate with three kinds of home rewards size-by-size pricing and a documents file ready on day one. The 12-month median is $420,000, and the range runs from $225,000 to $775,000.
Data updated: September 2026
If you are searching for the best Stoneybrook listing agent, or thinking, "I need to sell my home in Stoneybrook," here is the short version of everything above. We place your home on the ladder of closed sales for its own size. We build the documents file (association resale application, estoppel, CDD statement, architectural approvals, flood determination) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the inspection window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 46 of the 287 closings in the last 60 months in March and 91 from January through March, which means contracts written in the winter and early spring [Source: Stoneybrook community guide]. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
In the last 12 months, homes under 1,400 square feet closed at a median $232 per square foot and homes of 2,200 square feet and up at $223, against $290 for homes of 1,400 to 2,199 square feet, per the MLS record. Price per square foot does not rise with size here, so we compare like with like.
Read the closed sales in your size range, then compare your list price with them. Nine of the 43 closings needed more than 90 days, and their median sold at 95.6% of list. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A single-family seller under the master association owes the section 720.401 summary before the buyer signs, and a Pinecrest condominium seller owes the section 718.503 documents at the seller's expense, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503].
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size of home, its explanation of the association, CDD and golf layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Stoneybrook realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is where a sale is won or lost, and a recommendation that proves right against the closed record is what an owner needs from a listing team.
★★★★★ "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
A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "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
Stoneybrook owners are often seasonal, and we coordinate the home on site, run the association paperwork and keep the owner informed at every step.
The credentials behind those reviews:
Stoneybrook specialists matter because the facts that decide a sale live in documents, not in a listing feed: an association with its own resale application, a CDD assessment on the tax bill, two legal regimes for condominium and non-condominium sellers, a lease-approval process and a price range from $225,000 to $775,000 in one gated community.
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. He has lived in Stoneybrook since January 2004, when he closed on his first home here. He runs pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a small-footprint home off the community median, hand a Pinecrest buyer an HOA summary when the parcel is a condominium, wait until contract to order the estoppel, forget the tax-bill CDD line, quote a flood zone for the whole community or overlook the lease-approval process. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Brooks community guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook sellers often buy again in Southwest Florida, sometimes inside the same community, trading a condominium for a single-family home or moving to another Estero community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move from a Pinecrest condominium or a villa to a single-family home on a larger lot, the range our community guide describes as the community's on-ramp. Each move runs through the association's sales application and estoppel, so ask us about the sequence when you call.
If your next home is a golf community, a newer single-family house or a condominium elsewhere, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated golf community with a homeowners association, a CDD and condominium neighborhoods, in a single paragraph. They cover price, timing, the association and CDD documents, the estoppel, disclosure, costs and the choices around renting and preparing.
Data updated: September 2026
It depends on size, bedrooms, view, roof and condition, and the record shows why. In the 12 months to September 29, 2026, homes under 1,400 square feet closed at a $292,500 median, homes of 1,400 to 2,199 square feet at $499,900 and homes of 2,200 square feet and up at $627,500. We give you a comparable-backed range for your home.
The median sold price was $420,000 across 43 MLS closings in the 12 months to September 29, 2026, with sales from $225,000 to $775,000 and a median of $250 per square foot [Source: Southwest Florida MLS (Matrix), pulled September 29, 2026]. Because the range is wide, the community median is a frame, not a price for your home.
Down. The 12-month median of $420,000 compares with $462,500 in the 12 months before, closings fell from 56 to 43 and the median price per square foot slipped from $265 to $250. The median days on market improved from 45 to 36, so buyers are active at the right price.
The median home went under contract in 36 days in the last 12 months, 11 of 43 within 14 days and 9 after more than 90. Add about a month from contract to closing for a financed buyer. The list price is the biggest variable in the range.
Supply is thin, with 10 homes listed on September 29, 2026 and about 2.8 months of supply, but prices are lower than a year ago. It is a good time to sell if your price matches the closed record. We run your numbers against your goals before we recommend a date.
Over 60 months, March carried 46 of 287 closings and January through March carried 91, so contracts are written in winter and early spring. Listing before the new year puts you in front of those buyers first. September, with 15 closings, was the quietest month.
No. Five of 43 homes sold at or above list, and all five went under contract in 36 days or fewer. Nine homes needed more than 90 days and closed at a median 95.6% of list. A high first price uses up your most valuable weeks, so we start from the closed sales.
They trade on different ladders. Homes under 1,400 square feet closed at a $292,500 median in the last 12 months, while homes of 2,200 square feet and up closed at $627,500. We price each against its own size band and never against the community median.
You pay the negotiated commission, documentary stamp tax of $0.70 per $100, the owner's title policy by Lee County custom, estoppel certificates, lien search and prorated taxes. At the $420,000 median, doc stamps are $2,940 and the title premium is $2,175. Your closing agent's statement controls.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, the reverse of Collier County custom. The premium is set by state rule, so it is the same at every title company, and the contract controls. We confirm the allocation in writing at offer.
Florida charges $0.70 per $100 of price on the deed, and the seller customarily pays it. At $420,000 that is $2,940, at $499,900 it is $3,499.30 and at $647,500 it is $4,532.50. Each $10,000 of price adds $70, so the tax is easy to plan.
An estoppel certificate is the association's written statement of what you owe and any fees due at transfer, and section 720.30851 governs it for homeowners associations. Our shared 2026 cost research reports an adjusted cap of $299 for a current account. A condominium may issue its own under section 718.116.
You must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, plus the property tax disclosure in section 689.261, the flood disclosure in section 689.302 and the association documents for your parcel. We help you assemble a complete file so nothing surprises the buyer.
Probably not, because section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, and Pinecrest is a condominium. A condominium seller delivers the section 718.503 documents instead. Confirm the regime for your parcel with your closing agent or attorney; this is information, not legal advice.
Our community guide describes it as a one-time, non-refundable transfer fee paid by the buyer at closing. It is not a seller cost, but a buyer counts it when comparing homes, so we list it in the fee stack. Check the current amount on the association's sales application.
Every resale runs through the master association's sales application, which we submit early so the closing date does not wait on it. Leases are different: any non-owner occupancy needs approval and a non-refundable transfer fee before move-in. Ask us about your buyer's plans at the offer stage.
The CDD assessment is on the Lee County property tax bill, about $1,429.58 for a typical single-family unit in fiscal 2026, and it prorates at closing with the taxes. We disclose it accurately and show the buyer what it funds so it does not become a renegotiation point.
Not when it is explained. About $635.85 of the $1,429.58 is bond debt service that runs to 2052, $676.57 is operations and $117.16 is irrigation. Set beside an association fee that includes cable and internet, the total is a figure buyers can compare. We put the breakdown in the listing.
It helps on balance. The course is public and pay-as-you-play, so a buyer who does not golf pays nothing for it and a buyer who does golf gets a 4.3-rated championship course without a mandatory membership, per our community guide. We market the home to whichever buyer fits.
No. There is no mandatory golf membership, equity stake or initiation fee to transfer, because the course is public. Your buyer may buy an optional annual pass at $6,000 single or $8,000 couple plus tax. That removes a closing step that exists in bundled golf communities.
Yes, but the lease is approved by the association, the owner's amenity rights are rescinded during the lease, and the buyer needs to know the lease terms. We review the lease, the notice period and the buyer's plans so the sale does not collide with the tenant's rights.
Realtor open houses register with the Community Center by 2:00 PM the prior Friday, and open-house yard signs are not permitted, per the Residents' Guide summary in our community guide. The association places a single sign at the front gates. We plan around those rules and use scheduled private showings.
The 24-hour manned gatehouse verifies visitors, so we schedule appointments, coordinate access with the gate and keep you informed of every visit. Buyers arrive through a staffed gate, which is part of the listing story, and you control who comes through.
It is not required, but a documented roof age and a wind-mitigation report answer a buyer's insurance question before it is asked. Florida law requires premium credits for verified wind-mitigation features, and buyers price their insurance before they offer, so we recommend having the records ready.
Yes. Our community guide places Stoneybrook in FEMA Zone X, the lowest risk category, and buyers ask for it. A community-level statement is not a parcel determination, so we pull your address on the FEMA map service and include the result in your listing file.
Per our community guide, the CDD's records show roof damage to five shared buildings, paid 77% by insurance and 23% by the district, with no storm surge reaching the community. Lee County's evacuation layer still places Stoneybrook in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. Individual homes had typical inland wind damage. Buyers will ask about your roof, windows and any claim, so bring the records.
Usually not a full renovation. Paint, a clean and serviced air conditioner, a repaired screen enclosure and a documented roof move the number most. We walk your home before you spend anything and tell you which updates the closed record supports and which it does not.
Yes, if it fits the buyer. A tasteful furnished package can help a seasonal buyer who wants a turnkey purchase, and it is negotiated as personal property, separate from the deed. We assess your floor plan and the active buyer pool before recommending it.
Every commission is negotiable and not set by law. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, and buyers sign a written agreement with their agent. You negotiate the listing side with us, and we decide together whether to offer anything toward the buyer's agent.
Yes. We can market through direct agent outreach and our own buyer database before or instead of a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers. Three quiet sales, recorded as Sold Data Entry, appear in the year's MLS record.
We run the sale end to end: remote document signing, coordinated showings through the gate, the association and CDD paperwork, contractors if needed and regular reporting. Many owners here are seasonal, and you do not need to be in Florida to sell your home with us.
Florida taxes are paid in arrears on a calendar-year basis, so the seller credits the buyer with the seller's days of the year, days owned divided by 365 times the annual tax. The CDD line on the tax bill prorates the same way. Your closing agent computes it on the settlement statement.
Yes. A change of ownership resets the homestead assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer to the buyer. The buyer's bill can be higher than yours, so we show the estimate before the buyer's lender does.
Ask for the comparable set for your size of home, an explanation of the association, CDD and golf layers, and the plan for the association documents. Then read the closed record for yourself. Our best real estate agents in Estero guide compares teams on public facts, and we will walk through ours.
Start with our free home valuation or call Jesse direct at (239) 898-6072. We send a comparable-backed range from the closed sales of your size and type, the ten active listings and a net sheet at three prices, with no obligation to list.
Jesse McGreevy and Marc Comisar are the local real estate experts for Stoneybrook, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Corkscrew Road gate. Jesse has lived in Stoneybrook since January 2004, when he closed on his first home here, so this is a community he knows as a resident as well as an agent. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Stoneybrook realtor on Google. Read more about McGreevy and Comisar.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: the Stoneybrook CDD and homeowners association, Lee County and Village of Estero records, Florida statutes and agencies, federal agencies and the Southwest Florida MLS, pulled September 29, 2026. There are no listing portals and no competitor content.
The primary-source documents below are the receipts behind this guide: the recorded declaration and rules, the CDD budget and assessment schedule, the county and village records, and the state and federal filings that answer the questions definitively. Every link goes to the original official host, and we pull the current version with you before any offer or listing.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.