Estero, Florida
Sell your Stoneybrook Villas home in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 22 MLS closings in 24 months, with both association applications and estoppels ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Stoneybrook Villas owners sell into a fixed supply of 174 attached villas on two streets, Knighton Run and Portrush Run, and 22 of them closed on the Southwest Florida MLS in the 24 months to September 29, 2026, at a $358,750 median. This seller guide sits beside our full Stoneybrook Villas neighborhood guide, which covers the history, the associations, the fees and the storm record, and it is about the villas inside Stoneybrook Golf and Country Club in Estero, not Stoneybrook at Gateway in Fort Myers. It answers one owner's question: how to sell a Stoneybrook villa for the most money, with the fewest surprises, on a timeline you control.
Comparing listing teams first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling elsewhere inside the gates? The Stoneybrook seller guide covers the whole community, and the Stoneybrook community guide covers its history and governance. Want a number first? Our Stoneybrook Villas home valuation page shows how a villa is priced from its own closings, and if you are also buying, the Stoneybrook Villas buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Stoneybrook Villas home because we price each villa against the closed sales of its own size and street, prepare the master association, villa association and estoppel paperwork before a buyer asks, and negotiate every offer ourselves. 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.
Recent Stoneybrook Villas market record (24 months to September 29, 2026, the first window with 10 or more closings): 22 MLS closings, $8,057,500 in total volume, a $358,750 median sold price, a range of $299,000 to $450,000, a median $272.15 per square foot of MLS living area, a median 36.5 days on market and a median 96.1% of final list price. In the last 12 months, 8 closed at a $362,500 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, with each closing placed to the villas by Lee County recorded sale. We keep these numbers current so your pricing conversation starts from fact, not guesswork.
For Stoneybrook Villas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the value buyer who wants a gated golf community at a villa price, and the paperwork has to be ready early: the master association's sales application filed at least 20 days before closing, the villa association's own application through its manager, and the two associations' estoppels.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Stoneybrook Villas is narrower and checkable: we have read the recorded declaration, the CDD budgets, the master association's 2026 sales application and the county roll, and we tracked every recent closing we could place to the villas. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
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.
In the last 12 months we tracked all 8 Stoneybrook Villas closings that the Southwest Florida MLS lets us place, and we tracked all 65 closings we can place here since October 2021. Each recent one is listed below by month, price, bedrooms and area only. Active listings are not quoted for this village, because an active listing carries no recorded sale to place it, so any count we gave would mix villas with Pinecrest and the single-family streets.
Selling your Stoneybrook villa? 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 Villas sellers who read nothing else on this page should know these ten 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 village of 174 attached villas inside a gated golf community in Estero.
This guide follows the order a Stoneybrook Villas seller decides things: the market, the price, the buyers you are competing for, the costs and the law, the paperwork, and the plan. Each section below opens with a short answer, and every number names the window it comes from.
Selling in Stoneybrook Villas is different because a small village of 174 attached villas on two streets sits under three layers of governance: the master association, one of two villa associations, and the CDD. A buyer compares your villa with its own street and size, so we price it the same way.
The Lee County 2026 roll carries 174 residential parcels here, 72 on Knighton Run and 102 on Portrush Run, all with the single-family residential use code. The master association's 2026 sales and lease applications name the villa managers by street: Alliant Property Management for Knighton Run, Villas I, and Schoo Association Management for Portrush Run, Villas II. A buyer will ask which street your villa is on before the price, so your listing file starts there.
Each villa is its own platted lot with a deeded home, which is why the villas are not in the state's condominium register and why Pinecrest, the only condominium regime in Stoneybrook, is a different product. The distinction changes which Florida statutes describe your sale, and we come back to it in the disclosure section below. The villa declarations that would settle the point are among the documents we have not read, so we call the regime our reading and not a certainty.
The county roll's year-built field runs from 1999 to 2003, with a median of 2001. Knighton Run holds the earlier group, 1999 to 2001, and Portrush Run the later, 2001 to 2003, with 60 of its 102 villas dated 2003. A villa that is 23 to 27 years old has roofs, air handlers, water heaters and windows at or near replacement age unless they have been updated, and buyers know it. Service records and permits are part of the price.
The roll's heated area runs from 1,292 to 1,411 square feet with a median of 1,363, and the roll shows two bedrooms on 168 of the 174 parcels and three on the other six. Because the plans are so close in size, the differences a buyer pays for are the den, the condition, the street and how well the sale was prepared, and those are what we price.
This page covers the Stoneybrook Villas of Estero, Lee County, ZIP 33928. It is not Stoneybrook at Gateway or the Village of Stoneybrook condominiums, which are a separate Fort Myers community in ZIP 33913, and it is not one of the Sarasota County condominium projects that carry the Stoneybrook name. It is also not the single-family streets or the Pinecrest condominiums inside our own gates, which have their own guides.
Selling your Stoneybrook villa? Call Jesse direct at (239) 898-6072 or request a free home valuation. Weighing a purchase here? Call Marc at (239) 287-5873 and read our Stoneybrook Villas buyer guide.
Now is a workable time to sell a Stoneybrook villa if it is priced to the recent closings: the median sale took 36.5 days over 24 months and 25.5 over 12, at about 96.1% of list. It is not a bidding market, because 21 of the 22 closings sold below their final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure here names its window. We widen the window until it holds 10 or more closings, and for the villas that is 24 months. The shorter and longer windows are shown so you can see the direction.
Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) | $273.53 | 25.5 | 96.1% |
24 months, first window with 10 or more | 22 | $358,750 (mean of $357,500 and $360,000) | $272.15 | 36.5 | 96.1% |
36 months | 31 | $380,000 | $278.39 | 40 | 96.3% |
60 months | 65 | $390,000 | $286.37 | 18 | 97.6% |
MLS figures use MLS living area, medians use the mean of the middle pair when the count is even, and sold-to-list means sold price over final list price. The 24-month window totals $8,057,500 in volume, with days on market averaging 67.6 and a mean of the per-sale sold-to-list ratios of 95.3%. Nine of the 22 closed at $350,000 or less and three at $400,000 or more.
The MLS does not label this neighborhood. Its subdivision field carries only three community-wide strings, so we assigned each MLS closing to Stoneybrook Villas only when its price equals a Lee County qualified sale of a Knighton Run or Portrush Run parcel and the recording falls within 45 days of closing. Of 290 community closings in the pool, 65 matched the villas, 4 closed after the county file ends on July 29, 2026 and cannot be placed, and 221 matched no villa parcel. A closing the county file does not show cannot appear here, and the latest one we can place is March 31, 2026.
We do not quote a Stoneybrook Villas active count. The MLS subdivision field does not separate villas from Pinecrest or the single-family streets, and an active listing carries no recorded price to match, so any count we gave would mix products. That means the competition you face is best read from the closings, and from a call to Marc at (239) 287-5873, who can match the live Knighton Run and Portrush Run listings to your street on the day you ask.
The MLS median was $420,000 in 2023 and $361,250 in 2025, a fall of about 14 percent, and the four placed closings of 2026 have a $357,500 median, nearly flat with 2025. Days on market moved the other way from the 2024 median of 105 to 39 in 2025 and 25.5 in 2026 to March, so the villas are selling faster at a lower price than they did at the peak, and slower than in 2022 and 2023, when the median was 9 to 10 days.
Across the 65 closings we can place from October 2021 to March 2026, 12 closed in March and 24 in January through March. The caveat matters: the file ends in March 2026, so January through March appear five times and April through September four times, and a village this small produces a noisy pattern. We use it as a hint that winter contracts close in early spring, not as a rule.
Calendar month | Placed closings, October 2021 to March 2026 |
|---|---|
January | 7 |
February | 5 |
March | 12 |
April | 4 |
May | 4 |
June | 4 |
July | 5 |
August | 6 |
September | 4 |
October | 4 |
November | 3 |
December | 7 |
Selling a Stoneybrook villa? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Stoneybrook Villas have sold for a yearly MLS median between $332,500 and $420,000 since October 2021, on 65 placed closings. The peak was 2023 at $420,000, the latest full year is 2025 at $361,250, and the county's recorded sales reach back to 2009 for the long view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of placed MLS closings, so treat each median as a description and not a forecast.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Oct to Dec) | 4 | $332,500 (mean of $325,000 and $340,000) | $315,000 to $375,000 | 2 | 101.5% |
2022 | 17 | $400,000 | $350,000 to $435,000 | 9 | 100.0% |
2023 | 13 | $420,000 | $377,500 to $453,500 | 10 | 100.0% |
2024 | 11 | $380,000 | $335,000 to $425,000 | 105 | 96.5% |
2025 | 16 | $361,250 (mean of $357,500 and $365,000) | $299,000 to $450,000 | 39 | 96.0% |
2026 (to March) | 4 | $357,500 (mean of $355,000 and $360,000) | $350,000 to $429,000 | 25.5 | 96.1% |
The pattern is a seller's market through 2023, when 10 of the 34 closings from October 2021 to December 2023 sold above the final list price and the median was 2 to 10 days on market, and a buyer's market from 2024, when the median jumped to 105 days and no placed closing has sold above list since.
Twenty-two closings is enough for a median, but a village this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Mar 2026 | 2 plus den and 2 | 1,364 | $357,500 | $350,000 | 97.9% | 3 |
Mar 2026 | 2 plus den and 2 | 1,307 | $374,000 | $360,000 | 96.3% | 18 |
Mar 2026 | 2 and 2 | 1,307 | $370,000 | $355,000 | 95.9% | 229 |
Jan 2026 | 2 and 2 | 1,307 | $469,900 | $429,000 | 91.3% | 33 |
Dec 2025 | 2 and 2 | 1,307 | $395,000 | $385,000 | 97.5% | 0 |
Dec 2025 | 2 and 2 | 1,307 | $340,000 | $299,000 | 87.9% | 78 |
Nov 2025 | 2 plus den and 2 | 1,369 | $495,000 | $450,000 | 90.9% | 0 |
Nov 2025 | 2 plus den and 2 | 1,365 | $379,000 | $365,000 | 96.3% | 176 |
Sep 2025 | 2 and 2 | 1,307 | $350,000 | $350,000 | 100.0% | 25 |
Aug 2025 | 2 plus den and 2 | 1,369 | $415,000 | $390,000 | 94.0% | 134 |
Aug 2025 | 2 and 2 | 1,307 | $349,000 | $325,000 | 93.1% | 222 |
Jul 2025 | 2 and 2 | 1,311 | $359,000 | $350,000 | 97.5% | 101 |
Jun 2025 | 2 plus den and 2 | 1,367 | $345,000 | $320,000 | 92.8% | 103 |
May 2025 | 2 and 2 | 1,307 | $379,900 | $350,000 | 92.1% | 12 |
May 2025 | 2 and 2 | 1,311 | $369,000 | $357,500 | 96.9% | 68 |
Mar 2025 | 2 plus den and 2 | 1,373 | $420,000 | $410,000 | 97.6% | 21 |
Mar 2025 | 2 plus den and 2 | 1,365 | $415,000 | $395,000 | 95.2% | 14 |
Mar 2025 | 2 plus den and 2 | 1,352 | $389,900 | $373,000 | 95.7% | 12 |
Jan 2025 | 2 and 2 | 1,311 | $349,999 | $340,000 | 97.1% | 53 |
Jan 2025 | 2 and 2 | 1,307 | $399,900 | $390,000 | 97.5% | 2 |
Dec 2024 | 2 and 2 | 1,307 | $389,900 | $379,000 | 97.2% | 40 |
Oct 2024 | 2 plus den and 2 | 1,357 | $349,800 | $335,000 | 95.8% | 144 |
The county recorded-sales file for the same two streets shows 23 qualified sales in the same 24 months, with a median of $357,500, a low of $299,000 and a high of $450,000. Its count is one higher than the MLS-placed 22 because a recorded sale need not have been marketed through the MLS.
Stoneybrook Villas has 174 villas on the county roll, a master fee of $440 a quarter and a two-year record of 22 MLS closings at a $358,750 median. In a village where two associations plus the master review a sale, the seller who prices to the recent closings and has the paperwork moving 20 days before closing is the one who closes.
Selling a Stoneybrook villa in Estero? Get a free Stoneybrook Villas home valuation or Call Jesse direct at (239) 898-6072. Buying at Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers.
The county's qualified recorded sales cover more years than the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures. One 1976 record for the whole plat is excluded.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $357,500 |
2025 | 16 | $353,750 |
2024 | 13 | $386,000 |
2023 | 12 | $416,000 |
2022 | 16 | $399,950 |
2021 | 12 | $300,000 |
2020 | 18 | $233,250 |
2019 | 13 | $228,000 |
2018 | 16 | $219,000 |
2017 | 9 | $234,750 |
2016 | 8 | $232,500 |
2015 | 16 | $218,500 |
2014 | 11 | $195,000 |
2013 | 12 | $172,500 |
2012 | 7 | $165,500 |
2011 | 10 | $149,500 |
2010 | 5 | $155,000 |
2009 | 12 | $161,750 |
Since September 29, 2025 the county file shows 9 qualified sales at a median of $360,000. From a $172,500 median in 2013 to $416,000 in 2023 is a 141 percent rise, and from $416,000 to $353,750 in 2025 is a 15 percent fall. Small counts move medians, so we describe the direction and not a precise rate. The newest villa sale in the county file is March 26, 2026, so the file shows no villa recording from April through July 2026.
The 36-month median ($380,000, n = 31) and 60-month median ($390,000, n = 65) sit above the 24-month figure because their older sales closed in the 2022 and 2023 peak, when villas sold for $350,000 to $453,500, most within days. Four of the 65 rows carry MLS areas of 1,448, 1,629, 1,652 and 2,011 square feet, larger than any villa on the roll (largest 1,411), so they may be price-and-date coincidences with another product. All four closed between 2021 and 2023, none is in the 36-month window, and they are the reason we lean on the 24-month figure.
We price a Stoneybrook villa from its own closed sales, matched by street, size and den, then adjust for condition and updates, and we test the ask against how these villas actually sold relative to their list prices. A villa is not priced from a community-wide median, because Stoneybrook holds three very different products.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 24-month window unless stated)
The villas are close in size, so the first question is which of the recent closings look like yours. Over 24 months, ten villas at 1,307 square feet closed from $299,000 in December 2025 to $429,000 in January 2026, a $130,000 spread, at a median of $357,500 (n = 10, even, the mean of $355,000 and $360,000). The lowest sold at 87.9% of list after 78 days and the highest at 91.3% of list after 33 days. Size does not set the price alone. Condition, updates, street and how the seller priced it do.
The MLS shows the 24-month closings in two clusters, about 1,307 to 1,317 square feet and about 1,352 to 1,373. The larger band sold higher and faster, but nine sales is a small sample, so we read it as a tendency and not a rule.
MLS living-area band, 24 months | Closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
1,307 to 1,317 sq ft | 13 | $355,000 | $299,000 to $429,000 | 40 |
1,352 to 1,373 sq ft | 9 | $373,000 | $320,000 to $450,000 | 21 |
The MLS lists a two-bedroom-plus-den layout on 38 of the 65 placed closings. Over 24 months, the 12 two-bedroom sales had a median of $352,500 (n = 12, even, the mean of $350,000 and $355,000) and a median of 46.5 days on market, and the 10 two-bedroom-plus-den sales had a median of $369,000 (n = 10, even, the mean of $365,000 and $373,000) and 19.5 days. Over 60 months the two-bedroom median was $378,250 on 24 and the den median $395,550 on 38. The county roll records two bedrooms on nearly every villa, so the den is an MLS listing feature and not a roll field, and we confirm what your den actually is before we price it.
Over the last 24 months, 12 qualified sales on Knighton Run had a median of $387,500 and 11 on Portrush Run a median of $345,000, a gap of $42,500 or about 11 percent. Over 60 months the medians were $390,000 (n = 30) and $380,000 (n = 35), and since January 2022 both are $390,000. The gap is recent and the samples are small, so we describe it and do not explain it. View, condition, updates and how sellers priced could each be behind it, and we match your comparables to your own street.
Factor | Knighton Run (Villas I) | Portrush Run (Villas II) |
|---|---|---|
Villas on the 2026 roll | 72 | 102 |
Built | 1999 to 2001, median 2000 | 2001 to 2003, 60 of 102 in 2003 |
Heated area (roll) | 1,292 to 1,385, median 1,365 | 1,299 to 1,411, median 1,355 |
Bedrooms (roll) | 67 two, 5 three | 101 two, 1 three |
Villa association | Stoneybrook Villas I Association, Inc., filed 1998 | Stoneybrook Villas II Association, Inc., filed 2000 |
Manager named in the master's 2026 applications | Alliant Property Management | Schoo Association Management |
County sales, last 24 months | 12, $387,500 median | 11, $345,000 median |
County sales since September 29, 2025 | 6, $375,000 median | 3, $345,000 median |
County sales since January 2022 | 28, $390,000 median | 33, $390,000 median |
County sales, last 60 months | 30, $390,000 median | 35, $380,000 median |
County price per heated sq ft, last 24 months | $290.60 | $259.30 |
Year built is the county's only condition proxy, and it is a blunt one. A villa from 1999 to 2003 is now 23 to 27 years old, so a buyer's inspector will look first at the roof, the air handler, the water heater, the windows and the electrical panel. The county's permit records and the villa association's records show what has been replaced, and an updated villa with documents is compared with the higher closings, while an as-is villa is compared with the lower ones, adjusted down for what a buyer must replace.
Of the 22 closings in 24 months, 21 sold below the final list price and one at it, and the median gap between final list and sold was $14,400. The three widest gaps were $45,000 on a November 2025 villa, $41,000 on a December 2025 villa and $40,900 on a January 2026 villa, and the three started with asks of $495,000, $340,000 and $469,900 that the market did not confirm. A villa asked far above the recent closings usually waits and then resets, which is why we set the ask from the sold record and not from the highest number a neighbor once saw.
Seven of the 22 closings had 14 or fewer days on market, ten had 30 or fewer, five ran 31 to 90 and seven ran longer than 90. The pattern says the first two weeks decide whether a villa sells at a price near the list or waits for a reset, so the documents, photographs and price are all ready before the listing goes live.
The recent Stoneybrook Villas sales that matter most are the ones nearest yours in size, street and timing, and the extremes teach the most: the fastest closings show what a correct ask does, and the slowest show what a reset costs. Here are the public-record examples we study with every seller.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
This is a public-record sale. A two-bedroom, two-bath, 1,307 square foot villa closed in March 2026 at $355,000 after 229 days on market, against a final list of $370,000. Four facts stand out. It closed at 95.9% of list, below the 96.1% 24-month median. It sat 229 days, the longest wait of the 22 closings. It closed $74,000 below the January 2026 sale of a same-size villa at $429,000, which took 33 days. And it shows the reset that patient sellers accepted: villas listed at $357,500 and $374,000 closed in 3 and 18 days that same month, while the $370,000 ask waited until it came down.
Four closings in the 24-month window took 3 days or fewer: a December 2025 villa at $385,000 in 0 days at 97.5% of list, a November 2025 den villa at $450,000 in 0 days at 90.9% of list, a March 2026 den villa at $350,000 in 3 days at 97.9% of list, and a January 2025 villa at $390,000 in 2 days at 97.5% of list. The lesson is that a fast sale is not always a full-price sale, and that the November 2025 villa's 0 days came after an ask of $495,000 resolved at $450,000.
Five closings took 134 days or more: 229 days at $355,000, 222 days at $325,000, 176 days at $365,000, 144 days at $335,000 and 134 days at $390,000. The slowest listings sold between $325,000 and $390,000, around the $358,750 median, so waiting was not always punished in price, but it is punished in carrying cost, in another quarterly association fee and in the risk that the next closing resets the comparable set.
The highest closing in the 24-month window was $450,000 for a two-bedroom-plus-den, 1,369 square foot villa in November 2025, and the lowest was $299,000 for a 1,307 square foot villa in December 2025. The spread of $151,000 between the two is the reason we say a villa is priced from its own file and not from the village average.
Choose to price your villa knowing that a buyer will compare it with Pinecrest at Stoneybrook, the condominium flats inside the same gates. Over 24 months the villas closed at a $358,750 median and Pinecrest at $277,500, a gap of $81,250 or about 29 percent, and the villas took 36.5 days to Pinecrest's 62.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both sets of figures come from the same September 29, 2026 pull and the same placement method, and MLS and county figures are never mixed.
Factor | Stoneybrook Villas | Pinecrest at Stoneybrook |
|---|---|---|
Homes on the 2026 roll | 174 | 208 |
Regime | Homeowners association, Chapter 720 (our reading) | Condominium, Chapter 718, four associations |
Built | 1999 to 2003, median 2001 | 2000 to 2003, median 2002 |
Bedrooms (roll) | 168 two, 6 three | all two |
Heated area (roll) | 1,292 to 1,411 sq ft, median 1,363 | 1,080 to 1,225 sq ft, median 1,172 |
MLS closings, 12 months | 8, $362,500 median (small sample) | 12, $268,750 median |
MLS closings, 24 months | 22, $358,750 median | 24, $277,500 median |
MLS closings, 36 months | 31, $380,000 median | 31, $290,000 median |
MLS closings, 60 months | 65, $390,000 median | 58, $295,000 median |
Median $ per MLS sq ft, 24 months | $272.15 | $234.01 |
Median days on market, 24 months | 36.5 | 62 |
Median sold-to-list, 24 months | 96.1% | 96.5% |
County qualified sales since September 29, 2025 | 9, $360,000 median | 13, $270,000 median |
Master fee per quarter (January 2022 FAQ) | $440 | $440 |
Sub-association dues | Not published | Not published here |
On the county's count since late September 2025, a villa has sold for about $90,000 more than a Pinecrest flat and about $180,000 less than a single-family home, whose 22 qualified sales had a $540,000 median. The villas are the middle rung, larger than the flats by about 190 square feet at the roll median, and a buyer moving up from a flat or down from a house is your natural audience. Our Pinecrest at Stoneybrook seller guide is written for the sellers on the other side of that comparison.
A villa buyer is paying for about 190 more square feet, a private front door on a platted lot and an MLS price per square foot of $272.15 against $234.01, so the premium is not only size. The villa association's dues are unpublished, though, and that is the one place where a Pinecrest buyer can see more than a villa buyer can. The seller who puts the villa association's estoppel in the listing file removes the question before it becomes a discount.
If your buyer walks away for Pinecrest, the reason is usually entry price. Pinecrest's 24-month median is $277,500, and its rules are condominium rules under Chapter 718 with four associations, so a buyer who chooses it accepts a smaller flat and a different legal regime. We would rather lose that buyer to a clear price gap than to a villa that was priced in between.
We advertise a Stoneybrook villa by leading with what is true here: a gated golf community at a villa price, a documents file that answers the fee and approval questions before they are asked, and photography, video and aerial that show the villa and the amenities a buyer gets through the master association.
The strongest facts for a buyer are on the record: a private front door on a platted lot, amenities that include a main pool and spa, two satellite pools, a 24-hour fitness center, tennis and pickleball courts and a manned gate, and a master fee of $440 a quarter. We say what the master fee includes and what it does not, and we never imply that golf comes with the home, because the declaration says it does not.
Professional photography, cinematic video and drone footage are part of how we present a villa, along with a qualified-buyer database and discretion when a seller wants a quiet sale. In a village where the plans are so close in size, presentation is one of the few things that separates one villa from the next on a buyer's screen.
We assemble the master declaration and Residents Guide, the villa association's covenants and rules, the current budgets, your last dues statement, any special assessment notice, the CDD assessment on your tax bill and the permits for the roof, windows and air conditioning before the first showing. A buyer who can read the answers on day one negotiates less about the unknowns, and the villa association's dues, which are not published anywhere, become a number and not a fear.
Stoneybrook has a front gate and a back gate, and guests need a gate pass or resident authorization under the Residents Guide. We arrange the passes before showings so that a buyer's agent is never held at the gate, and we tell the buyer's agent up front that the sale needs both the master and the villa association's approval.
Open houses may be held any day and must end by 5 p.m., realtors register through the Community Center office ahead of time by email, and the association places a single Open House sign at the gate with no other open house signs allowed. The for-sale sign is a dark green sign on a metal step stake under the Residents Guide, and the declaration fixes sign specifications at up to 10 by 18 inches, dark green with white lettering, from the designated vendor. We submit the registration before the event.
We negotiate a Stoneybrook villa contract by reading every offer for price, cash at closing, timing and approvals together, because in this village a clean offer that can be approved in 20 days is worth more than a slightly higher one that cannot. Jesse and Marc negotiate each offer themselves.
The price is one number in an offer that also carries the deposit, the inspection period, the financing terms, the closing date and the buyer's plan for the two applications. We line up each offer against the recent closings at the same street and size, and against what you will net after the costs below.
On a villa built between 1999 and 2003 the buyer's inspection will focus on the roof, the air conditioning system, the water heater, the electrical panel, windows and any lanai enclosure. If you have service records and permits, we hand them over with the offer, because a documented system is a smaller credit request than an undocumented one.
A financed buyer's appraisal comes from the same closed sales, so a price far above the recent closings may need cash or a concession to close. In a market where the 24-month median sold-to-list is 96.1%, we tell you before you accept whether an offer can appraise.
Since the National Association of Realtors settlement practice changes of August 17, 2024, an offer of buyer-broker compensation cannot be advertised on the MLS, a buyer's agent needs a written buyer agreement before touring, and commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer's agent, off the MLS, and general concessions such as a contribution toward closing costs remain allowed on the MLS. We explain the choice and price it on your net sheet below.
The master association wants its sales application submitted online at least 20 days before the expected closing and occupancy. A 30-day close therefore leaves about 10 days of slack, and any board interview or delay in the villa's own application comes out of it. We put both applications in motion the day the contract is signed, or before, and we build the timing into the contract.
Selling a Stoneybrook villa in Lee County costs the seller documentary stamps of $0.70 per $100, by custom the owner's title policy, up to $299 per association estoppel, a negotiated commission and prorations. At the $358,750 24-month median that is about $16,219 without a buyer-agent offer and $25,188 with a 2.5% one, before your payoff.
Data updated: September 2026 (median from the Southwest Florida MLS Matrix, pulled September 29, 2026; cost rules from the Florida statutes and Department of Revenue pages in the sources)
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, on the deed, and in a Florida residential sale the seller customarily pays it. At the $358,750 median the tax is 3,588 units times $0.70, or $2,511.60. At $299,000 it is $2,093.00 and at $450,000 it is $3,150.00.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $358,750 that is $575 plus $1,293.75, or $1,868.75. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and the contract controls. This is the Lee County custom, and it is the opposite of Collier County, where the buyer customarily pays.
Section 720.30851, Florida Statutes, requires a homeowners' association to issue an estoppel certificate within 10 business days of a written request. The fee is capped at $299 for a current account, plus $119 for delivery within 3 business days and $179 more if the account is delinquent, and the certificate is valid for 30 days, or 35 if sent electronically. If the sale does not close, the fee must be refunded within 30 days of a written request. With two associations in the villas, plan for up to $598 on a current account, and ask us to review both estoppels before you list.
The master association's FAQ states a $2,000 capital contribution paid by the buyer at closing, and the Residents Guide waives the resale capital fee for a Stoneybrook resident who has lived in the community 18 months as a primary resident and moves to another home in Stoneybrook, once every three years. The villa association may charge its own fee, which is unpublished. It is a buyer cost, but it is part of the cash your buyer must bring, so it belongs in your pricing.
Florida property taxes are billed for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home, using the prior year's bill as the estimate. The CDD assessment sits on the same Lee County tax bill, so it is prorated with the tax. Association dues are prorated to the closing date, and any unpaid amount is paid from your proceeds. We do not quote a Stoneybrook Villas tax bill, because it depends on the assessed value, exemptions and millage for the year.
There is no standard or legally set commission in Florida. The listing-side commission is negotiated between you and the brokerage, and any compensation to the buyer's side is a separate, optional decision. Our net sheet below uses 2.75% for the listing side and 2.5% for the buyer's agent only as worked examples, and your rate is agreed with you before you list.
The three prices below are the lowest and highest closings of the 24-month window and the median. Every line is an illustration or an estimate, and a mortgage payoff and prorations come on top.
Line (illustration, negotiated or estimated where stated) | $299,000 | $358,750 | $450,000 |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 (units rounded up) | $2,093.00 | $2,511.60 | $3,150.00 |
Owner's title policy, promulgated schedule (Lee County custom: seller) | $1,570.00 | $1,868.75 | $2,325.00 |
Estoppel certificates, two associations at the $299 cap each | $598.00 | $598.00 | $598.00 |
Title search and settlement fee (estimate used in our worked examples) | $1,200.00 | $1,200.00 | $1,200.00 |
Municipal lien search (estimate used in our worked examples) | $175.00 | $175.00 | $175.00 |
Listing commission, negotiated (example 2.75%) | $8,222.50 | $9,865.63 | $12,375.00 |
Buyer-agent compensation, only if you choose to offer it (example 2.5%) | $7,475.00 | $8,968.75 | $11,250.00 |
Estimated costs with a 2.5% buyer-agent offer | $21,333.50 | $25,187.73 | $31,073.00 |
Estimated net before payoff and prorations, with the offer | $277,666.50 | $333,562.27 | $418,927.00 |
Estimated costs without a buyer-agent offer | $13,858.50 | $16,218.98 | $19,823.00 |
Estimated net before payoff and prorations, without the offer | $285,141.50 | $342,531.02 | $430,177.00 |
Costs run about 7.0% of the median price with a 2.5% buyer-agent offer and about 4.5% without one, and about 4.4% to 7.1% across the three prices. The exact figure depends on the title company, the closing date, the actual tax bill and the negotiated commission.
Cost line | Who pays in Lee County | Amount or rule |
|---|---|---|
Deed documentary stamp tax | Seller | $0.70 per $100 of price, rounded up per $100 |
Owner's title insurance policy | Seller, by local custom | Promulgated: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
Lender's title policy | Buyer | When the buyer finances |
Estoppel certificate, each association | Seller | Capped at $299 for a current account, plus $119 rush, plus $179 if delinquent |
Master capital contribution | Buyer | $2,000 per the master FAQ |
Deed recording fee | Buyer | $10 first page and $8.50 each added page |
New mortgage doc stamps and intangible tax | Buyer | $0.35 per $100 of the note, capped at $2,450, and $0.002 per $1 on the mortgage |
Property tax proration | Credit from seller to buyer | Seller's days over 365 times the annual tax |
Commission | Negotiated | No set rate; buyer-agent compensation is separate and off the MLS |
Each line is customary, and the contract controls, so we confirm the split in writing before you sign.
Ready to sell a Stoneybrook villa? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and see how we represent buyers.
A Stoneybrook villa seller must disclose known material defects, give the buyer the property tax and flood disclosures, and, if the villa association is a homeowners' association as we read it, present the section 720.401 summary before the buyer signs. This is information and not legal advice, and your closing agent or attorney decides the specifics.
Under section 720.401, Florida Statutes, a prospective parcel owner must be presented a disclosure summary before executing the contract for sale, and it is supplied by the parcel owner if the sale is by an owner that is not the developer. The contract must carry a conspicuous clause saying the contract is voidable by the buyer who did not receive the summary, by written notice within 3 days after receipt of the summary or before closing, whichever occurs first. The buyer cannot waive that right, and it ends at closing. The timing is pre-contract, never at closing.
Section 720.401(2) does not apply to associations under chapters 718, 719, 721 or 723, so the statute that describes your sale depends on how each villa association is organized. We read the villas as homeowners' associations, because each is a platted lot with a deeded home, but the villa declarations that would confirm it are among the documents we have not read. If a villa association turned out to be a condominium, sections 718.116 and 718.503 would describe the estoppel and the buyer's documents instead. We ask your closing agent to confirm before you list.
The master declaration provides that a neighborhood's own recorded covenants may not conflict with the master but may be stricter on pets, parking, architectural controls, leasing and guest occupancy. We have read the master declaration, its 2020 amendment recorded December 7, 2021, the bylaws, the Residents Guide and the architectural guidelines. We have not read the villa associations' neighborhood covenants, their budgets or their minutes, and we ask for them on every listing.
Section 689.261, Florida Statutes, requires that a prospective purchaser of residential property be given a property tax disclosure summary at or before execution of the contract, warning the buyer not to rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment. The statute prescribes the language, and we include it with the contract.
Section 689.302, Florida Statutes, requires a seller of residential real property to complete and provide a flood disclosure at or before the time the sales contract is executed. The form asks whether the seller has knowledge of flooding that damaged the property during the seller's ownership, whether the seller filed a flood damage claim, including with the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. Answer it from your own records, and keep the insurance history in the listing file.
In Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), the Florida Supreme Court held that where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller must disclose them. An as-is clause does not remove that duty for a residential property. On a villa from 1999 to 2003, a known roof leak or air-conditioning failure belongs on the disclosure.
A Stoneybrook villa buyer pays three sets of recurring charges: the master association's $440 a quarter, the CDD assessment on the tax bill of $1,429.58 for fiscal 2026 and $1,514.11 in the fiscal 2027 budget, and the villa association's dues, which are not published. The stack is part of how your villa is priced.
Data updated: September 2026 (master FAQ dated January 2022; CDD fiscal 2026 and 2027 budgets)
Layer | Charge | Source and status |
|---|---|---|
Master association | $440 a quarter, $1,760 a year | Master FAQ dated January 2022; confirm on the estoppel |
Stoneybrook CDD, six-plex category | $1,429.58 in fiscal 2026, $1,514.11 in the fiscal 2027 budget | CDD budgets, billed on the Lee County tax bill |
Villa association (Villas I or Villas II) | Not published | Only the estoppel states it |
Capital contribution at closing | $2,000, paid by the buyer | Master FAQ; villa association may add its own |
Gate decal and fobs | $15 vehicle decal, $10 per pool and fitness fob | 2026 master sales application |
Lee County property tax | Depends on assessed value, exemptions and millage | Lee County Tax Collector |
A buyer who sees only the master fee underestimates the cost of ownership, and a buyer who cannot find the villa dues assumes the worst. The master association's FAQ answers no to the question of membership in any other association, yet its 2026 sales and lease applications say villas require an additional application from the sub-association, and the state's register lists Villas I and II as active corporations with managers. We treat the villa association as real and its dues as unknown until the estoppel states them.
The Stoneybrook CDD is a Chapter 190 special district that maintains stormwater, lakes and much of the community's infrastructure, and its assessment is collected as a non-ad valorem charge on the annual Lee County tax bill. The fiscal 2026 six-plex assessment of $1,429.58 is made up of $635.85 for Series 2022 debt service, $676.55 for operations and maintenance and $117.18 for irrigation, and the fiscal 2027 budget lists $1,514.11: $486.18, $808.28 and $219.65. The line rose by $84.53, or about 5.9 percent, and a buyer will notice.
At the 24-month median of $358,750, the master fee of $1,760 a year is about 0.5 percent of the price, the fiscal 2026 CDD assessment about 0.4 percent, and the two together $3,189.58 or 0.9 percent, about $266 a month. With the fiscal 2027 CDD figure the pair is $3,274.11, about $273 a month. The villa association's dues come on top, and we do not publish an all-in figure for the village because they are not public.
A Stoneybrook villa comes with a view of the golf course and not a membership. The recorded declaration says the Stoneybrook CDD owns the course and that owning or living in Stoneybrook grants no special privileges or use rights in it, so there is no golf membership to transfer when you sell.
The declaration's development plan states that the golf course property is constructed and owned by the CDD, does not include the clubhouse facility, and was financed through CDD revenue bonds that are not an obligation of individual homeowners. Its language describes the course as open to the public. For a seller that means nothing golf-related changes hands at closing.
Green fees and any annual passes are set by the golf operator and not by the villa or master associations, and we publish none, because rates change by season and we did not fetch a current rate sheet. A buyer who plays should ask the course for current rates and treat them as a cost separate from every association fee.
The Residents Guide allows registered golf carts on Stoneybrook's roads and parking lots, not on sidewalks, walking paths or the golf course, and the declaration caps cart speed at 15 miles an hour. The guide also says the course and its cart paths are CDD property and not common area, and that a resident found on the course may be reported to the Lee County Sheriff for trespassing. We tell buyers before they assume otherwise.
At five street-level points we geocoded on Knighton Run and Portrush Run, the FEMA flood map shows Zone X, minimal flood hazard, outside the special flood hazard area, on the map panel effective December 7, 2018. That helps a seller, but it is a map reading for those points and not an elevation survey of any villa.
FEMA's National Flood Hazard Layer returned Zone X at all five test points, three on Knighton Run and two on Portrush Run, and its special flood hazard area flag was false at each. The governing panel is 12071C0592G, effective December 7, 2018. We put the map reading in the listing file, and we tell buyers that Zone X still floods in heavy rain.
A federally backed mortgage requires flood insurance inside a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require it and any owner may buy it.
Stoneybrook is inland, and its exposure in a hurricane is mostly wind and rain. Hurricane Ian came ashore in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, per the National Hurricane Center reports. Buyers ask what happened at the villas, and the honest answer for the buildings is that the villa associations' records and your own claims history are the documents that show it.
The master declaration says the owner or the neighborhood association must insure to replacement cost and repair casualty damage within six months. Which one applies to a villa depends on the villa association's covenants, which we have not read. If the association carries a master policy, we ask for its summary, the hurricane deductible and the roof age. If you insure the structure yourself, your agent can order a wind mitigation inspection using the state's uniform mitigation verification form.
Roof age is the number an insurer and a buyer ask for first. Hurricane shutters need Architectural Review Committee approval under the Residents Guide, and temporary plywood or metal panels may go up only under a hurricane watch or warning. A villa that already has approved shutters can say so in the listing.
The Stoneybrook rules that affect a villa sale are the master association's sales application, its 30-day minimum lease term, its two-pet limit, its architectural approvals, its parking and sign rules and its open house rules, with the villa association free to be stricter on pets, parking, leasing and guests. A buyer weighs all of them.
Renting out a Stoneybrook villa is allowed with approval: the master declaration sets a 30-day minimum lease term, requires a written lease to a natural person for the whole home, and the 2026 lease application asks for a background check of every resident over 18, with a second application to the villa association. Short-term stays under 30 days are ruled out. An investor buyer needs the villa association's leasing rule in writing before offering, so we put it in the file.
The master declaration allows not more than two commonly accepted household pets, leashed outdoors, with owners cleaning up, and pets are kept out of the amenity buildings and pool areas. Assistance animals for a person with a disability follow federal fair housing rules regardless of the pet policy. The villa association may add stricter rules, so we ask the manager for Villas I or Villas II in writing.
Every person over 18 who will own or reside must complete an application with the appropriate fees, occupancy before approval is prohibited, and the vehicle decal ($15) and pool and fitness fobs ($10 each) can be bought once the approval is emailed. The master association's FAQ says all sales must be approved by the Board of Directors.
All exterior changes need prior written approval from the Architectural Review Committee: repainting, a screen enclosure, landscaping, a driveway, a satellite dish or a pool. If a seller has made an exterior change, the approval belongs in the file, and a change without one is a question the buyer will ask.
The Residents Guide allows motor vehicles only on an individual driveway or inside a garage, prohibits on-street parking without a permit and allows none from 2 a.m. to 5 a.m. under any circumstances, and guests need an on-street permit from the gatehouse. Homeowners may display flags under section 720.304, Florida Statutes, and a flagpole up to 20 feet.
Guests staying more than 30 days are fined up to $100 a day unless approved, and open houses follow the registration and 5 p.m. rules above. We register the open house and confirm the gate pass before the event.
Selling a Stoneybrook villa takes about 36.5 days from list to contract at the 24-month median and 25.5 at the 12-month median, plus about 20 days for the master application before closing, so a villa listed today typically closes in two to three months. The longest sale in 24 months took 229 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Ten of the 22 closings in 24 months had 30 or fewer days on market, five had 31 to 90 and seven had more than 90. Four of the 8 sales in the last 12 months closed in 18 days or fewer, and two took more than 90 days. The spread is wide, and the price and the documents are what move a villa from the second group to the first.
The contract period covers the buyer's inspection, financing, the two associations' applications and the estoppels. The master wants its application at least 20 days before closing, so a 30-day close has about 10 days of slack. A cash buyer can move faster, but the approvals do not shorten.
If you are also buying, coordinate the two closings so that the villa's application and estoppel timeline does not strand you between homes. See our Stoneybrook Villas buyer guide if your next home is in the village, and call Marc at (239) 287-5873 to plan both sides.
Prepare a Stoneybrook villa by fixing what a buyer's inspector or lender will flag, gathering the association documents and permits before the first showing, and pricing to the recent closings. Villas built in 1999 to 2003 are at replacement age for major systems, so documented service records help more than cosmetic updates.
Clear the villa, service the systems a buyer will test and make the entry and lanai presentable. We look at the recent closings that sold fastest and match the presentation to that buyer.
Fix what an inspector will flag: the roof, the air conditioning, the water heater and any unpermitted work. Ask your agent for a wind mitigation inspection, the roof age and the insurance declarations page, and find out whether the villa association or you insure the building.
The master declaration and Residents Guide, the villa association's covenants and rules, the current budget, your last dues statement, any special assessment notice, the CDD assessment on your tax bill, permits for the roof, windows and air conditioning, and the flood disclosure history. Florida also requires the homeowners' association disclosure summary before the buyer signs.
Cosmetic updates matter less than a fair ask. An as-is sale is allowed in Florida, but the buyer's inspection period, the association applications and the estoppels still apply, and the price should reflect the condition.
Your Stoneybrook Villas listing should say what the master association provides, where the villa sits and what a buyer still pays beyond the fee. The amenities are a Community Center at 11800 Stoneybrook Golf Drive, a main pool and spa, two satellite pools, a 24-hour fitness center, courts, fields, a library and a manned gate.
The main pool and spa open from dawn to 10 p.m. and the satellite pools from dawn to dusk, with no lifeguard, and pool access is by key fob. The fitness center is open 24 hours with a key fob, and children under 14 are not permitted inside it. Recreational facilities, including basketball, bocce, volleyball, tennis and pickleball courts, the playground and ball fields, run from dawn to 10 p.m. The library is open from 5 a.m. to midnight. Portrush Run has one of the community's two satellite pools.
Miromar Outlets is under a mile from the main entrance area by our estimate, about 2 minutes, Coconut Point is 5 to 8 minutes, Southwest Florida International Airport is 10 to 15 minutes, Lee Health Coconut Point emergency department is 5 to 8 minutes, Gulf Coast Medical Center is 15 to 20 minutes, downtown Fort Myers is 23 to 28 minutes and downtown Naples is 30 to 40 minutes. These are our estimates in normal traffic, and they change by season and time of day.
Stoneybrook Villas addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice zone and not by a hard address boundary, so we tell buyers to confirm options with the district.
A Stoneybrook Villas sale needs the master association's approval and, per its own application, an additional application to the villa association. The master's 2026 sales application is filed online at least 20 days before closing, and the association's FAQ states that all sales of units must be approved by the Board of Directors.
The application is completed on an online portal and must be submitted at least 20 days before the expected closing and occupancy. Every person over 18 who will own or reside must apply, and occupancy before approval is prohibited.
The application states that villas require an additional application from the sub-association and lists the managers: Alliant Property Management for Knighton Run, Villas I, and Schoo Association Management for Portrush Run, Villas II. The villa's own timeline, fee and form are not public, and we ask the manager for them the day the contract is signed.
Each association's estoppel states what you owe and any transfer terms, and the statutory form asks about any capital contribution or transfer fee, any open violation, whether the board must approve the transfer and whether there is a right of first refusal. We did not find a right of first refusal in the master documents we read, but we have not read the villa covenants, so we check the estoppel for each association.
Day 1, contract signed and both applications started. Before the contract, the disclosure summary delivered. Days 1 to 10, estoppels requested (the statute gives the association 10 business days). Days 1 to 15, inspection and financing steps. Day 10 at the latest, the master application submitted, so that the 20-day rule is met. Day 30, closing. Any board interview or villa delay comes out of the slack.
You get a free Stoneybrook Villas 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 street and size, the costs above turned into a net sheet, and a recommendation on timing, with no obligation to list.
A one-page range for your villa from the closed sales, the same-size and same-street comparisons, the net sheet at three prices and a plan for the two associations' paperwork. The method behind it is on our Stoneybrook Villas home valuation page, and we build every number from the MLS record in this guide and our reading of your villa's condition.
Your street, your plan and den, the year of your roof and air conditioner, any updates and permits, whether the villa is rented, 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 our Stoneybrook Villas buyer guide.
Stoneybrook Villas sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village of 174 villas rewards street-by-street pricing and a documents file ready on day one. The 24-month median is $358,750 on 22 MLS closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for a Stoneybrook Villas listing agent, or thinking, "I need someone to sell my Stoneybrook villa," here is the short version of everything above. We place your villa on the ladder of closed sales for its own street and size. We build the documents file, meaning both associations' applications, both estoppels, the CDD statement, the architectural approvals and the flood disclosure, 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. Read the full Stoneybrook Villas neighborhood guide for the history and the associations behind these steps.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Roughly one villa a month has closed on the MLS (22 in 24 months), so the next owner who sells should call us first.
Buying instead? Call Marc at (239) 287-5873, read our Stoneybrook Villas buyer guide, and see how we represent buyers.
The placed closings hint at it: 24 of the 65 closed in January through March, though the file ends in March 2026 and the sample is small. A villa documented before the new year meets winter buyers on the first tour.
No. The range is $299,000 to $450,000, but 21 of the 22 closings sold below final list, and the widest gaps were $45,000, $41,000 and $40,900. We price to the closings of your street and size.
Read the closings against your list price. Seven of 22 recent villas took more than 90 days, and the reset usually comes anyway. Call Jesse at (239) 898-6072 for a second opinion on price and documents.
Yes, the declaration, rules and applications are public, and the villa manager can supply the villa documents. Ordering early keeps the 20-day master application deadline from consuming your timeline.
Sometimes. We can use our buyer database and discretion for a private sale, but exposure usually raises the price, and we tell you the trade-off before you choose.
Ask each agent to price a specific villa from its own recent sales, to show the two associations' paperwork plan and to state a net sheet. Our guide to the best real estate agents in Estero lays out the questions.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas realtor on Google, and the quotes below are genuine five star client reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and the reviews are not about any one community.
★★★★★ "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 villa 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 yardstick or missing the documents a buyer needs, and in a village where 7 of 22 recent closings took more than 90 days, that is worth reading twice.
★★★★★ "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
Feedback after every showing is how a seller learns whether the price or the presentation is doing the work.
The credentials behind those reviews:
A Stoneybrook Villas specialist matters because the facts that decide a sale live in documents and not in a listing feed: two villa associations with different managers, a master sales application due 20 days before closing, a CDD line that rose in the fiscal 2027 budget and an MLS record that does not label the village by name.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and has been in Southwest Florida real estate since October 2004. He runs the pricing, the data and the association and closing paperwork on every listing, and follows up on every valuation request personally at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He runs the field side, meaning the showings, the buyer-agent conversations, the inspections and the walk-throughs, and is reachable at (239) 287-5873.
A general agent prices a villa from a Stoneybrook-wide median that mixes $270,000 condominium flats, $360,000 villas and $540,000 houses on the county's count. A general agent also misses the second application, the two estoppels and the fact that the MLS does not separate the villas by name.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Those are career honors and not a claim about this village, and our Stoneybrook Villas neighborhood guide shows the local record behind this seller guide.
For sellers in the rest of the community, the Stoneybrook community guide covers the single-family streets, the golf course and the community-wide record.
If you are selling a Stoneybrook villa and buying your next home, we coordinate both sides so the closings line up. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and the two associations' timelines for the villa are planned around your purchase.
A contingent purchase or a rent-back can bridge the gap when the villa's application and estoppel timeline is tight. We plan it before you list. Call Marc at (239) 287-5873 or read how we represent buyers in Estero.
The Residents Guide waives the resale capital fee for a resident who has lived in Stoneybrook 18 months as a primary resident and moves to another Stoneybrook home, once every three years. If you are moving up to a house or across to another villa, the buyer-side plan is in our Stoneybrook Villas buyer guide.
If your next home is outside the gates, see our Estero seller guide for the sale side and our Estero buyer guide for the purchase side.
These are the questions sellers ask most about selling a Stoneybrook Villas home, answered from the records cited below. Each answer names Stoneybrook Villas and points to the section that holds the detail. Where a record is not public, the answer says so, and Jesse McGreevy answers the rest at (239) 898-6072.
Against recent closings for the same street and size. In the 24 months to September 29, 2026, 22 Stoneybrook Villas MLS closings had a $358,750 median, and 8 in the last 12 months had a $362,500 median, a small sample. A free valuation matches your villa to the closest sales.
The 24-month MLS median is $358,750 on 22 closings, and the 12-month median is $362,500 on 8. The county's 9 qualified recorded sales since September 29, 2025 have a $360,000 median. Each window is named because the villas are a small village.
Down from 2023 and nearly flat since 2025. The MLS median was $420,000 in 2023 (n = 13), $380,000 in 2024 (n = 11), $361,250 in 2025 (n = 16) and $357,500 in 2026 to March (n = 4, a small sample).
The 24-month MLS median is 36.5 days, the 12-month median is 25.5 days, and the longest 24-month sale took 229 days. Four of the 8 sales in 12 months closed in 18 days or fewer, and two took more than 90.
The record is workable, not hot. The 12-month median days on market is 25.5, against about 10 in 2022 and 2023, and prices eased from a $420,000 MLS median in 2023 to $357,500 in early 2026. Price to the recent closings and expect showings, not bidding.
Near the recent closings for your street and size, because 21 of the 22 villas that closed in 24 months sold below their final list price. A villa listed far above the closings usually waits and then reduces, so we set the ask from the sold record.
The MLS subdivision field does not split Pinecrest from the villas, so we assign each closing by matching its price and date to a Lee County recorded villa sale, the same price within 45 days. Of 290 community closings, 65 matched the villas, 4 closed after the county file ends, and 221 matched nothing here.
In the last 24 months, county sales were $387,500 at the median on Knighton Run (12 sales) and $345,000 on Portrush Run (11). Since January 2022 both streets have a $390,000 median, so we treat the gap as a small-sample signal and match your comparables to your own street.
The MLS suggests a den does: in 24 months, 10 two-bedroom-plus-den villas closed at a $369,000 median, against $352,500 on 12 two-bedroom villas. The roll shows only six three-bedroom villas, so we have too few sales to price a third bedroom.
At the 24-month median of $358,750, Florida documentary stamps at $0.70 per $100 are $2,511.60, and a promulgated owner's title policy is $1,868.75. Each estoppel may cost up to $299, so two associations could mean $598. Commission and your payoff come on top, and the net sheet above shows the range.
By local custom the seller pays the owner's title policy and the doc stamps on the deed in Lee County, though the contract controls, and we negotiate the point when it matters. Florida's title insurance rates are set by rule, and the state publishes the schedule.
The tax is $0.70 per $100 of price, rounded up to the next $100. At the $358,750 median it is $2,511.60, at $299,000 it is $2,093.00 and at $450,000 it is $3,150.00.
An estoppel certificate states what you owe the association and any transfer terms. Under section 720.30851, Florida Statutes, the association must issue it within 10 business days of a written request, and the form asks about any capital contribution, any board approval requirement and any right of first refusal.
Known material defects under Johnson v. Davis, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302 and, if the villa association is a homeowners' association as we read it, the section 720.401 summary before the buyer signs. Your closing agent or attorney confirms the specifics.
If the villa association is a homeowners' association, yes, before the buyer signs. Section 720.401(2) excludes associations under chapters 718, 719, 721 and 723, and the villa declarations are among the documents we have not read, so we ask your closing agent to confirm the regime.
Per the master's FAQ, the buyer pays a $2,000 capital contribution at closing, and the Residents Guide waives the resale capital fee for a resident moving within Stoneybrook after 18 months, once every three years. The villa association may charge its own, which is unpublished.
Yes for the master: its FAQ says the board approves all sales, and its 2026 application is due at least 20 days before closing. The villa application is separate. Ask Alliant for Villas I on Knighton Run or Schoo for Villas II on Portrush Run.
It can. The master's application is due 20 days before closing, the villa application runs separately, and every adult who will own or live in the villa applies. Start both the day you have a signed contract, or before, and build the timing into the contract.
The master declaration and Residents Guide, the villa association's covenants and rules, the current budget, your last dues statement, any special assessment notice, the CDD assessment on your tax bill, and permits for roof, windows and air conditioning. Florida also requires a homeowners' association disclosure summary before the buyer signs.
It is a right that lets an association buy before an outside buyer. The estoppel form asks about it, and we did not find one in the master documents we read, but we have not read the villa covenants, so check the estoppel for each association.
Generally yes. The buyer takes the lease, the declaration requires written leases of at least 30 days, and unapproved leases may be treated as void. We check the lease, the tenant's approval and the amenity rights with both associations before listing.
The CDD assessment is billed on the Lee County tax bill, and your closing agent prorates the year's tax bill with the buyer. The fiscal 2026 six-plex assessment is $1,429.58 and the fiscal 2027 budget lists $1,514.11. Confirm the category on your bill.
Dues are prorated to the closing date on the settlement statement, and any unpaid amount is paid from your proceeds. Under section 720.3085, Florida Statutes, the buyer is jointly liable for unpaid assessments, which is why the estoppel is settled before closing.
Unpaid assessments are a lien on the lot, and the estoppel states the amount. The closing agent pays the balance from your proceeds, and any open violation or fine should be cleared or disclosed. Ask us to review your estoppel before you list.
Neither in price terms we can measure. The course is owned by the CDD and owning a villa grants no membership or use rights, so it widens the view and the buyer pool without a mandatory fee. There is no golf membership to transfer at closing.
At five street-level points on Knighton Run and Portrush Run, FEMA shows Zone X on panel 12071C0592G effective December 7, 2018. That is a map reading and not a survey, and buyers still ask about insurance and roof age.
Section 553.899, Florida Statutes, covers condominium and cooperative buildings, so it does not describe lot-based villas, though we have not read the villa declarations. Pinecrest, the only condominium regime here, is the neighborhood the statute reaches.
Fix what a buyer's inspector or lender will flag: roof, air conditioning, water heater and any unpermitted work. Cosmetic updates matter less than a fair ask. Villas built in 1999 to 2003 are at replacement age for major systems, so documented service records help.
Yes. Florida allows as-is contracts, but the buyer's inspection period, the association applications and the estoppels still apply, and the price should reflect the condition. An as-is villa is compared with recent closings and adjusted down for what a buyer must replace.
Yes within the declaration's limits: a sign of up to 10 by 18 inches, dark green with white lettering, from the designated vendor. The Residents Guide also sets a step-stake style. Open houses must end by 5 p.m., and the association places one open-house sign at the gate.
Possibly. The Residents Guide waives the resale capital fee for a Stoneybrook resident who has lived in the community 18 months as a primary resident and moves to another home in Stoneybrook, once every three years. The villa association's own fee terms are unpublished.
That depends on your basis and use. The IRS treats a primary residence sale under its home-sale exclusion rules, described in Publication 523, and Topic 701 covers sales of your home. We are not tax advisers, so talk to your CPA before you list.
Start with the probate or trust documents, then the estoppels and applications, since the buyer's approval steps are the same. Ask for the title work early. Jesse can walk you through the sequence at (239) 898-6072, and your attorney handles the legal authority.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS and a buyer's agent needs a written buyer agreement before touring. You may still offer compensation to the buyer's agent off the MLS, and we price both choices on your net sheet.
Yes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. We walk you through every recent public-record closing for your street and size.
Request a free home valuation, gather your association documents, and ask us which recent closings match your street and size. Then decide timing around the 20-day master application. Call Jesse direct at (239) 898-6072.
We do not forecast prices. The MLS record shows villa medians that eased from 2023 through early 2026 and faster sales in the most recent 12 months. If you must sell within a year, price to the recent closings and do not wait for a peak.
Yes. Marc Comisar handles showings, inspections and walk-throughs on site, and Jesse handles the paperwork and both associations' applications, so a seller who lives elsewhere can sell without traveling. Call Jesse at (239) 898-6072 to plan it.
Stoneybrook Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and checked every recent Stoneybrook Villas sale and public record before writing this guide. Our full Stoneybrook Villas neighborhood guide holds the record behind it.
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.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas realtor on Google. Read more about McGreevy and Comisar.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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 fact on this Stoneybrook Villas seller guide traces to a primary record below: the master association's own documents, Florida statutes and rules, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, which are never mixed. Web sources were accessed September 30, 2026.
The primary-source documents below are the receipts behind this Stoneybrook Villas seller guide: the recorded declaration and rules, the master sales application, the CDD budgets, and the state and federal filings that answer the questions definitively. Every link goes to the original issuing host, and we pull the current version with you before any listing.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.