Updated September 2026
Sell your Thornbrooke at Stonebridge home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Pricing from 12 MLS closings and 14 county deeds, one estoppel ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Thornbrooke at Stonebridge is 107 detached Taylor Woodrow pool homes inside Stonebridge Country Club, and it is the busiest single-family market behind the gate: 12 MLS closings in the last 24 months at a median of $957,500. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from every one of those closings and every recorded deed.
This page is written for the owner. The full picture of the neighborhood itself, from the three recorded supplements that created it to the flood test points and the school zones, lives in our Thornbrooke at Stonebridge neighborhood guide, and this seller page sits beside it. Everything below answers one question: how to sell a house on Winding Oaks Way, Pondside Lane, Langford Lane or Kitcheners Court for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the association and club paperwork. If you are interviewing listing agents across the city before you choose one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to licence history to published production.
These are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole market. We tracked all 33 Thornbrooke closings in the Southwest Florida MLS over five years and every qualified Thornbrooke deed in Collier County’s file since the first home sold in November 1995. Where this page walks through a sale in detail, it is a public record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings at the gate, buyer agent conversations, inspections and contractor coordination. Jesse McGreevy runs pricing, marketing, data and the association and club paperwork, which in Thornbrooke means the master association’s estoppel, the capital contribution arithmetic and the club’s sign and open house rules. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
Selling in Thornbrooke at Stonebridge differs from a typical Naples resale in five ways: 107 homes of one builder and one era are compared plan by plan, the club membership conveys with the deed, an outside buyer brings $18,399 to the association at closing, there is one association and one estoppel, and the neighborhood is mostly year-round owners.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Taylor Woodrow Communities built every Thornbrooke home between 1995 and 2000, and the county roll shows a small set of repeated sizes: 42 of the 107 homes fall between 1,900 and 1,999 base square feet, and the single most common base area, 1,917 square feet, repeats on 13 homes. When your buyer can tour three versions of your floor plan in a year, the comparison is condition, pool, lot and roof, and nothing else. Your listing has to win exactly that comparison.
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page, and the membership is non-equity with no deposit. Your buyer is not choosing a house and then a club; the par 71, 6,414-yard course with six rated tee sets, the five Har-Tru courts, the fitness center, the resort-style pool and four dining venues arrive with the deed. That is a selling point and a cost line at the same time, and a good listing presents both.
An outside buyer pays the association a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee at closing, $18,399 in all for FY2027. Until April 2025 the contribution was a formula of about $6,197. A buyer comparing Thornbrooke with a club that charges less will subtract the difference from your price unless your listing explains what the membership buys. A buyer who already owns in Stonebridge may owe $0, which is a market we reach by name.
Thornbrooke is a “Neighborhood” of Stonebridge Country Club Community Association, Inc., the master association and club, with an advisory committee and no corporation of its own. That makes a Thornbrooke sale simpler than a Stonebridge condominium sale: one estoppel certificate from the master association at $299, no condominium approval and no second resale package. The simplicity is real, and it is worth saying in the listing to a buyer who has just toured a Carrington or Braeburn unit.
Sixty-two of Thornbrooke’s 107 homes, 57.9 percent, carry a Florida homestead exemption on the 2026 preliminary roll, and 72 owners mail their tax bills to Florida addresses, with Massachusetts next at 12. Thornbrooke is a neighborhood of full-time households with a seasonal minority, so your buyer pool includes families moving within Naples in summer as well as northern buyers in winter, and the timing section below shows both in the closing record.
A Thornbrooke seller should know eight facts before choosing a list price: the 24-month MLS median and ratio, the recorded county median, the live competition, the pool and lot discount, the buyer’s association cash, the single estoppel, the pre-contract disclosure duty and the flood result. Each is set out below with its source and window.
For a prepared Thornbrooke home priced inside the recorded band, yes. Twelve Thornbrooke homes closed through the MLS in the 24 months to September 26, 2026 at a median of $957,500 and 96.0 percent of final list price, and on September 24, 2026 only one Thornbrooke home was listed for sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We widen the window until it holds ten or more closings, and for Thornbrooke the first window that does is 24 months. In the 24 months to September 26, 2026 the Southwest Florida MLS recorded 12 Thornbrooke closings: median sold price $957,500 (n=12, even: the mean of the middle pair, $940,000 and $975,000), range $617,000 to $1,250,000, $11,512,000 in volume, median $498 per square foot of MLS living area (n=12, the mean of $490 and $505), median sold-to-final-list 96.0 percent (n=12, the mean of 95.85 and 96.10 percent; no closing in the window was an after-the-fact entry) and median days on market 44 (n=12, the mean of 42 and 46).
The longer windows confirm the band rather than move it. Over 36 months Thornbrooke recorded 18 MLS closings at a median of $975,000, 96.0 percent of final list (n=18) and 25 days on market; over 60 months, 33 closings at a median of $930,000, 97.4 percent of final list (n=33) and 12 days on market. The difference in days on market between the 60-month and 24-month figures is the story of the next section: the quick, at-list market of 2021 to 2023 is over.
By calendar year, Thornbrooke’s MLS closings ran: 2022, 5 closings at a median of $885,000; 2023, 6 at $918,500 (the mean of $912,000 and $925,000); 2024, 6 at $1,062,500 (the mean of $1,050,000 and $1,075,000); 2025, 9 at $975,000; and 2026 to September 26, 3 at $930,000. Prices peaked in 2024 and have eased since, and the county’s recorded medians tell the same story: $1,050,000 in 2024 (n=7), $985,000 in 2025 (n=10). A seller pricing off a 2024 memory is pricing above today’s buyer.
Of the 33 Thornbrooke MLS closings in five years, 10 closed at or above the final list price, and nine of those ten closed from 2021 through 2023. Since January 2024 only one Thornbrooke home has closed at its list price, and none above it. In the last 12 months the five closings sold at a median 93.47 percent of final list (n=5, an observed ratio), against 97.37 percent (n=7) in the twelve months before. The buyer now negotiates, and a first price set from evidence protects you in that negotiation.
On September 24, 2026 the MLS showed one active Thornbrooke listing: a 1,917 square foot home on Winding Oaks Way asking $995,000 after 129 days on market. At the 24-month pace of 12 closings, one listing is about two months of supply (1 divided by 12/24, our arithmetic), against about 3.3 months for Stonebridge as a whole (9 actives against 33 closings in the 12 months to September 24, 2026). Thin supply helps a new listing, and a listing that has sat 129 days shows where today’s buyer will not go.
Over the same 24 months, Stonebridge Country Club recorded 76 MLS closings at a median of $616,000, 95.4 percent of final list (n=75) and 31 days on market; its 19 fee-simple closings had a median of $985,000 and 95.5 percent; its 57 condominium closings a median of $466,000 and 95.3 percent. Thornbrooke produced 12 of the 19 fee-simple closings, sold a little closer to list (96.0 percent) and took a little longer (44 days). The yardstick is the fee-simple side, not the community median, which condominiums pull down.
Collier County recorded 14 qualified Thornbrooke sales in the 24 months to August 20, 2026, at a median of $975,000 and a range of $617,000 to $1,250,000, and every one was a resale. The deed record is the second, independent check on the MLS figures above, and it catches sales the MLS never saw.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The county’s 12-month window, August 21, 2025 to August 20, 2026, holds seven qualified Thornbrooke sales at a median of $975,000 (n=7, odd), fewer than ten, so we widened it. From August 21, 2024 to August 20, 2026 the county recorded 14 qualified Thornbrooke sales: median $975,000 (n=14, even: the mean of the 7th and 8th sales, both $975,000), range $617,000 to $1,250,000, $13,712,000 in recorded volume (our sum), and a median of $500.35 per county base square foot (n=14, even: the mean of $492.22 and $508.47). Every Thornbrooke house was complete by 2000, so none was a builder sale.
The county file reaches back to Taylor Woodrow’s first Thornbrooke sale on November 8, 1995. Selected years, qualified sales only: 1996, 17 sales at a median of $236,900; 2006, 3 at $676,000; 2011, 6 at $422,500; 2016, 6 at $530,000; 2020, 2 at $452,500; 2021, 8 at $717,450; 2022, 4 at $880,000; 2023, 6 at $918,500; 2024, 7 at $1,050,000; 2025, 10 at $985,000; 2026 to August 20, 4 at $935,000. Thornbrooke roughly doubled from 2020 to 2024 and has held near $975,000 to $985,000 since. Years with fewer than five sales are too thin to read as a rate.
The MLS reports living area from the listing; the county reports base area from its building record. For most Thornbrooke houses they sit close together (1,917 and 1,917 on one Winding Oaks Way home, 2,249 and 2,249 on another), but they are different measures, so this page never divides an MLS price by a county area or compares the $498 MLS median with the $500.35 county median as if they were one number. Your valuation uses each measure against its own comparables.
Eleven sales appear in both systems inside the overlapping 24 months. One MLS closing, a $975,000 Winding Oaks Way sale in February 2025, is not among the county’s qualified sales. Three qualified county sales never appear in the Stonebridge MLS pull: $1,100,000 on Langford Lane (April 2025), $1,100,000 on Winding Oaks Way (July 2025) and $975,000 on Pondside Lane (May 2026). Two of the three highest recorded Thornbrooke prices of the period were off the MLS pull, which tells a seller two things: a buyer can find you privately, and a portal estimate built from MLS data alone is missing the top of the market.
Thornbrooke recorded 12 MLS closings in 24 months between $617,000 and $1,250,000, and one competitor is listed today, so the first price you publish decides which buyers come through the gate. Request a written opinion of value through our free Thornbrooke at Stonebridge home valuation, or use the valuation request on this page. Call Jesse direct at (239) 898-6072. Buying instead? See how we help buyers purchase in Thornbrooke at Stonebridge, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
The recent Thornbrooke sales that matter most are the 12 MLS closings of the last 24 months, read for living area, pool, lot, list price and days on market, together with the three off-MLS county sales. Your buyer’s appraiser will reach for the same set, so each one is shown here by street, without house numbers or owner names.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Closed | Street | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market | Per living sq ft |
|---|---|---|---|---|---|---|---|
| Feb 2025 | Winding Oaks Way | 1,932 | $995,000 | $975,000 | 97.99% | 46 | $505 |
| Feb 2025 | Winding Oaks Way | 1,917 | $950,000 | $925,000 | 97.37% | 85 | $483 |
| Feb 2025 | Pondside Lane | 2,200 | $1,095,000 | $1,075,000 | 98.17% | 0 | $489 |
| May 2025 | Winding Oaks Way | 1,820 | $999,000 | $975,000 | 97.60% | 50 | $536 |
| Jun 2025 | Pondside Lane | 1,828 | $975,000 | $930,000 | 95.38% | 7 | $509 |
| Jul 2025 | Winding Oaks Way | 1,906 | $965,000 | $925,000 | 95.85% | 79 | $485 |
| Sep 2025 | Winding Oaks Way | 1,925 | $1,299,000 | $1,250,000 | 96.23% | 9 | $649 |
| Dec 2025 | Winding Oaks Way | 2,249 | $1,095,000 | $985,000 | 89.95% | 12 | $438 |
| Dec 2025 | Langford Lane | 1,834 | $1,025,000 | $985,000 | 96.10% | 15 | $537 |
| Jan 2026 | Winding Oaks Way | 1,917 | $985,000 | $940,000 | 95.43% | 91 | $490 |
| Apr 2026 | Winding Oaks Way | 1,830 | $995,000 | $930,000 | 93.47% | 87 | $508 |
| Apr 2026 | Winding Oaks Way | 1,936 | $750,000 | $617,000 | 82.27% | 42 | $319 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, closings September 26, 2024 to September 26, 2026, retrieved September 26, 2026, assigned to Thornbrooke by street and house number. Sold-to-list is sold price over final list price. Per living square foot is our arithmetic on MLS living area. The median gap between final list and sold price across the 12 was $42,500 (n=12, even: the mean of $40,000 and $45,000), and the 12 together sold for 94.9 percent of their combined final list prices.
This is a public record pair from the MLS and the county file, not a McGreevy and Comisar transaction. In December 2025 two Thornbrooke homes closed two weeks apart at exactly $985,000. The first, on Winding Oaks Way, had 2,249 square feet of MLS living area, the largest house to close in the window, built in 2000 on a 0.17-acre lot, with a spa but no pool row on the county roll. It listed at $1,095,000, went under contract in 12 days and closed at 89.95 percent of list, $110,000 below the asking price. The second, on Langford Lane, had 1,834 square feet, built in 1998 on a 0.23-acre lot with a pool. It listed at $1,025,000, went under contract in 15 days and closed at 96.10 percent.
Three lessons follow for the next Thornbrooke seller. First, the buyer paid for the pool and the lot, not the extra 415 square feet: on a per-foot basis the smaller pool home sold for $537 against $438. Second, a fast contract is not proof of a right price; the larger home drew a buyer in 12 days and still gave up $110,000, which says the list price assumed size would carry a no-pool house and the buyer disagreed. Third, both sellers reached $985,000, the figure at the middle of the 2025 county record, which is where Thornbrooke buyers currently anchor. That is our reading of two sales, and two sales make a lesson, not a rate.
The highest Thornbrooke sale in both systems is $1,250,000, a 1997 Winding Oaks Way pool home of 1,925 square feet of MLS living area on a 0.16-acre lot, listed at $1,299,000 and closed in September 2025 at 96.23 percent of list after 9 days on market. It is $649 per living square foot, far above the $498 median, on an ordinary lot. The record was set by condition and position, not size, and the fast contract says the buyer saw it. A seller whose home matches that standard of finish has a case above the median band; a seller whose home does not should not quote it.
The lowest sale in both systems is $617,000, a 1999 Winding Oaks Way home of 1,936 square feet of MLS living area that listed at $750,000 and closed in April 2026 at 82.27 percent of list after 42 days, $319 per living square foot. The county roll shows a spa but no pool row. The public record does not show its condition, and a list price already $200,000 under the band suggests the seller and the buyer both priced in work. An automated estimate will blend it into your number; an appraiser will adjust it out, and so do we.
Seven Thornbrooke homes closed through the MLS more than once in five years, and their price paths show the market’s shape better than any median. One 1,932 square foot Winding Oaks Way home closed at $1,000,000 in June 2023, $1,050,000 in July 2024 and $975,000 in February 2025. A Pondside Lane home closed at $915,000 in February 2024 after 127 days and at $1,075,000 a year later with no days on market. A 1,925 square foot Winding Oaks Way home went from $885,000 in 2022 to the $1,250,000 record in 2025. The peak was 2024, the house matters more than the date, and preparation shows in the second sale.
An appraiser will use the closest Thornbrooke sales first: same size band, pool or not, similar lot, within six to twelve months. With 12 MLS closings and 14 qualified deeds in 24 months, Thornbrooke gives an appraiser more to work with than any other single-family neighborhood inside the gate, which is an advantage when your price sits inside the band and a hazard when it does not. Two of those 12 sales are no-pool outliers; a pool home priced from them would be priced low, and a no-pool home priced from the pool sales would not appraise.
Thornbrooke at Stonebridge vs Hawthorne Estates at Stonebridge is the comparison most single-family buyers inside the gate make: 107 homes of about 1,933 median base square feet on 0.17-acre lots against 78 homes of about 2,783 square feet on 0.24-acre lots. Hawthorne is bigger and pricier; Thornbrooke sells far more often and tests drier on the flood map.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Both neighborhoods were created by Taylor Woodrow in 1995, both are neighborhoods of the same master association with no corporation of their own, both require concrete tile roofs and association landscaping, and both are zoned to the same three schools. Beyond that they are different buys, and your buyer will likely tour both. Hawthorne has its own Hawthorne Estates at Stonebridge neighborhood guide, and its owners have their own guide to selling a Hawthorne Estates at Stonebridge home.
| Deciding factor | Thornbrooke at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
| Homes | 107 | 78 |
| Streets | Winding Oaks Way 1704 to 1842, Pondside Ln, Langford Ln, Kitcheners Ct | Winding Oaks Way 1848 to 1996, Wexford Ct, Springberry Cir, Essex Cir |
| County base area, median | 1,933 sq ft (n=107) | 2,783 sq ft (n=78, mean of 2,781 and 2,785) |
| Lot, median | 0.17 acre | 0.24 acre |
| Private pools on the county roll | 92 of 107 | 74 of 78 |
| MLS closings, 24 months to Sep 26, 2026 | 12, median $957,500 (mean of $940,000 and $975,000) | 4, listed: $985,000, $1,375,000, $1,500,000, $1,810,000 |
| MLS closings, 60 months | 33, median $930,000 | 6, listed: $1,071,400, $1,395,000, $1,375,000, $1,810,000, $1,500,000, $985,000 |
| Sold-to-final-list, 24 months | median 96.0% (n=12) | 93.81%, 98.57%, 94.04%, 95.51% (each sale, same order) |
| Days on market, 24 months | median 44 (n=12) | 6, 4, 24 and 13 (each sale, same order) |
| MLS price per living sq ft, 24 months | median $498 (n=12) | $411 to $597 across the four |
| County qualified sales, first window with 10 or more | 24 months to Aug 20, 2026: 14, median $975,000 | Aug 2018 to Jan 2026: 10, median $990,000 (mean of $985,000 and $995,000) |
| Neighborhood fee, FY2027 | $2,412 | $3,420 |
| Association total per year, FY2027 | $20,012 | $21,020 |
| 2026 preliminary median just value | $705,760 | $1,023,784 |
| 2026 preliminary median taxes | $5,633 | $5,943 |
| Homestead share | 57.9% | 78.2% |
| FEMA test points, 2024 maps | 5 of 5 shaded Zone X, ground 9.6 to 10.6 ft | 3 of 3 tested points in Zone AE, ground 6.0 to 8.2 ft |
| Recorded special features | FEMA letter of map change on Unit Four Lot 197 | Preservation easement to Collier County over lots 1 to 10 |
| Active MLS listings, Sep 24, 2026 | 1 | 0 |
Sources: Southwest Florida MLS Matrix (Development STONEBRIDGE, retrieved September 26, 2026); Collier County Property Appraiser 2026 preliminary roll and sales file (files dated August 29, 2026); the club’s FY2027 fee schedule; FEMA National Flood Hazard Layer at tested street points. Hawthorne Estates never reaches ten MLS closings in any window, so its sales are listed, not summarized.
The buyer who chooses Thornbrooke wants a detached pool home inside the gate for about $925,000 to $1,100,000, the lowest association bill of any Stonebridge home, a street that tests in shaded Zone X, and a neighborhood with enough sales to feel sure of the price. The buyer who chooses Hawthorne wants the larger house and lot and is ready to read an elevation certificate and a flood quote before offering. The club membership, the $17,500 capital contribution and the schools are identical, so the choice is house, lot and flood posture.
On the MLS, Thornbrooke’s 24-month median is $498 per living square foot (n=12), and Hawthorne’s four closings in the same window ran $411 to $597 per living square foot. Hawthorne’s price premium is mostly size, not a higher rate per foot. That matters to a Thornbrooke seller of one of the larger plans, the 2,100 to 2,300 square foot homes: a buyer who wants space and finds Hawthorne’s thin inventory empty, as it was on September 24, 2026, is a buyer for your house.
Price inside Thornbrooke’s own band, not off Hawthorne’s sales. A Thornbrooke home listed near a Hawthorne price gives the buyer an easy reason to walk down Winding Oaks Way past 1848 and compare square footage. A Thornbrooke home priced to its own record, with the flood result, the lower fee and the lower carrying cost in the listing, wins the buyer who was never going to pay for Hawthorne’s extra 850 square feet.
We price a Thornbrooke home from Thornbrooke sales of the same size band, pool status and lot, adjusted for roof date, openings, renovation and view, and set against the live competition. The Stonebridge median, which condominiums pull down, never enters the number, and county and MLS square-foot figures are never mixed.
Thornbrooke’s homes cluster in three bands: 1,800 to 1,899 square feet (18 homes by county base area), 1,900 to 1,999 (42 homes) and 2,100 to 2,299 (41 homes). In the 24-month MLS record, grouped by MLS living area, the four pool homes in the 1,800 band sold between $930,000 and $985,000; the 1,900 band ran from $617,000 to $1,250,000 because it holds both the no-pool outlier and the record; the two 2,100-plus closings recorded $985,000 without a pool and $1,075,000 with one. Your comparables come from your band first.
Those three facts explain most of the spread between $617,000 and $1,250,000. The county roll records a private pool at 92 of 107 homes, and the two no-pool sales of the last 24 months recorded the two lowest prices per base square foot, $318.70 and $437.97, while pool homes ran $446 to $650. On Pondside Lane, two 1996 homes of the same 2,184 base square feet recorded $1,075,000 on a 0.28-acre lot and $975,000 on a 0.15-acre lot. And a roof permitted after March 1, 2002 changes what a buyer’s insurer will quote.
A portal estimate cannot see a pool that the roll shows only as a spa, a 0.28-acre lot beside a 0.15-acre one, a 2019 roof against an original one, or the three qualified sales that never reached the MLS. It blends the $617,000 outlier into your number and reads the 2024 peak as the trend. In a neighborhood where two houses of the same size can sit $100,000 apart for lot alone, a model that averages is wrong in both directions, and buyers who have toured three Thornbrooke homes know it.
The street name moves price less than the lot does, but the patterns are real. Kitcheners Court carries the largest typical houses (a median of 2,148 base square feet) and, with Langford Lane, the largest typical lots (0.22 acre); Pondside Lane carries the highest typical county value per house ($752,830 median 2026 just value); Winding Oaks Way holds 64 of the 107 homes and most of the sales. By our reading of the flood panel lines, Pondside Lane is also the Thornbrooke street nearest Airport-Pulling Road, which is scheduled for widening.
On September 24, 2026 one Thornbrooke home was listed, a 1,917 square foot Winding Oaks Way home asking $995,000 after 129 days, and the county recorded the same house at $925,000 in February 2025. Your buyer will tour it, and your price will be read against it. If your house is the better house, the listing has to show why in the first photograph; if it is the same house, a price at or above $995,000 asks the buyer to choose you over a home that has not sold in four months.
A Thornbrooke buyer underwrites $20,012 a year in association charges for FY2027, a reset property tax bill and the $18,399 due to the association at closing. None of those is your cost, and all of them touch your price, because buyers compare total cash to close and total monthly cost. Thornbrooke carries the lowest association bill of any Stonebridge home, so we put that number in the listing rather than let a buyer find the $17,600 club line first.
We market a Thornbrooke home to the buyers the record says will pay for it: year-round Naples households, Stonebridge condominium owners moving up, and northern buyers in season. Because the club bars “For Sale” signs and restricts open house signs, the campaign has to reach buyers before they reach the gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The roll shows who owns, which is the best guide to who buys: 57.9 percent homesteaded, 72 Florida mailing addresses, 12 in Massachusetts, the rest spread across other states and Canada. That is a buyer pool of Naples households in every season and seasonal buyers from the Northeast and Midwest between October and April. Photography, copy and timing are written for both, and the listing describes the property and the club, never the kind of person who should live in it.
A Stonebridge condominium owner who buys a Thornbrooke house within a year of selling may owe $0 capital contribution under the FY2027 schedule, and the club’s Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” That buyer already knows the club and saves $17,500 against an outside buyer, which is why we reach Stonebridge’s 548 condominium households by name.
Professional photography, drone and cinematic video carry a Thornbrooke listing, because buyers compare the same plans and the difference is in the finish, the pool deck and the view. Aerial work shows what the county roll cannot: whether the lot backs to a golf tract, a lake or the preserve, which the recorded plats decide lot by lot. We check the plat for your lot before the shoot so the listing claims only what the record supports.
Under the club’s open house rules, no “For Sale” or “Open House” sign may go on the home or in a vehicle. An open house must be registered with the association office by 1:00 p.m. Friday, may run from noon to 5 p.m. at most twice a week, and may use only the approved 18 by 12 inch green-on-white sign; a Pondside, Langford or Kitcheners home may add one sign at its Winding Oaks Way corner. Every showing clears the gatehouse, so we schedule rather than hope for drive-by traffic.
Three of the 14 qualified Thornbrooke sales of the last 24 months never appeared in the Stonebridge MLS pull, so private sales happen here. We can market quietly to our buyer database and cooperating agents without a public listing when privacy matters. The trade-off is a smaller audience, which we price into the advice before you decide, and we tell you plainly when the public market is likely to pay more.
We build the file a Thornbrooke buyer’s lender, insurer and attorney will ask for in week two: the section 720.401 disclosure summary, the master estoppel order, the capital contribution and transfer fee arithmetic, the roof permit date, a current wind mitigation form, a four-point inspection if your insurer’s buyer will need one, the flood result for your street and any FEMA letter on your lot, and your Architectural Review Committee approvals for past work. A complete file shortens the contract and protects the price.
We negotiate a Thornbrooke contract partner to partner, from the 12 closings of the last 24 months, with the buyer’s association cash, the roof and insurance questions and the estoppel timing already answered. In a market that now closes at a median 96.0 percent of list, the negotiation starts with the price you published.
Jesse or Marc takes every offer call on a Thornbrooke listing. Offers here usually turn on three things: the gap between list and offer, the inspection and insurance findings on a 26 to 31 year old house, and the buyer’s reading of the association charges. Each one is easier to win when the answer is already in the listing file, and each one is harder when a buyer’s agent discovers it first.
A median 96.0 percent of final list (n=12, 24 months) means the typical Thornbrooke seller gave up about four percent, a median $42,500. But the range ran from 82.27 to 98.17 percent, and the sellers who gave up the most were those whose list price assumed something the buyer did not pay for: size without a pool, or condition the record did not support. A price inside the band keeps you in the upper half of that range.
The Declaration says the capital contribution “shall be made by the purchaser,” and the FY2027 amount is $17,500 for an outside buyer. Buyers sometimes ask the seller to split it. We answer with the record: the contribution is a buyer charge under the covenant, it buys into a club with no equity deposit, and your price already reflects the market’s reading of it. Where a concession makes the deal, we would rather give it as price than rewrite a covenant allocation.
Every Thornbrooke house predates Florida’s first statewide building code of March 1, 2002, so the inspection period turns on the roof permit date, the openings and the insurance quote. A roof permitted after March 1, 2002, impact-rated openings or approved shutters and a current wind mitigation form (OIR-B1-1802) can lower the buyer’s premium. We get those documents in the file before listing, because an insurance surprise in week two is the most common reason a Southwest Florida contract renegotiates.
The master association issues the estoppel certificate from the Controller’s office at $299 for FY2027, and the Declaration requires issue within 15 days of request (Article XI, Section 1(D)); Florida Statutes 720.30851 sets the statutory delivery rule and fee cap. We order it the day the contract is signed, so the transfer fee, the capital contribution and every open quarter of your club account land correctly on the closing statement.
Selling a Thornbrooke home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, one estoppel certificate at $299, a municipal lien search and prorated property taxes and dues. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $17,500 capital contribution on the purchaser.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Stonebridge FY2027 fee schedule; Collier County 2026 preliminary roll)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At Thornbrooke’s 24-month MLS median of $957,500 that is 9,575 taxable units, or $6,702.50. At the county median of $975,000 it is $6,825, and at the $1,250,000 record it is $8,750. After commission it is usually the largest single line on your closing statement.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls. Florida promulgates the title premium itself, so the rate is the same at every title company: on a $957,500 policy the promulgated premium is about $4,862.50, a buyer’s cost by Collier custom.
A Thornbrooke sale needs one estoppel certificate, from the master association, at $299 for FY2027 (it was $250 from FY2021 through FY2025). There is no Thornbrooke corporation and no condominium association, so there is no second certificate. The statutory cap set in 2024 is $299 for a current account, with $119 more for delivery within three business days. In Collier County practice the seller customarily pays it, though the contract decides.
The $17,500 capital contribution and the $600 membership transfer fee are buyer charges under the Declaration and the club’s schedule. They do not appear as your costs unless your contract shifts them. They still touch your net, because a buyer who brings $18,399 to the association on top of the price offers with that in mind. The $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until February 2035, so on our reading of the billing a seller owes only installments due through closing; confirm it on your estoppel.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together, based on the buyers a Thornbrooke house is likely to meet.
| Line, illustrative sale at $957,500 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $6,702.50 |
| Master association estoppel certificate | Seller, by custom | $299, plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Settlement or closing fee | Negotiable, often the buyer’s closing agent | Commonly $500 to $1,500 |
| Property tax proration, closing June 30, on a $5,633 bill | Seller credits buyer | About $2,793 |
| Club and neighborhood charges for the current quarter | Seller, through closing | On the estoppel |
| Owner’s title insurance policy | Buyer, by Collier custom | About $4,862.50 promulgated |
| Capital contribution and transfer fee | Buyer, under the Declaration and schedule | $17,500 and $600 |
| Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of a $5,633 bill, the median 2026 preliminary Thornbrooke tax bill (n=107), before any early-payment discount convention. Your own net sheet uses your contract price, your bill and your closing date, and we build it with you before you sign a listing agreement.
At the $1,250,000 record, documentary stamp tax is $8,750, the estoppel is the same $299, and a June 30 proration on the same $5,633 bill is the same $2,793, because Florida prorates the seller’s bill, not the buyer’s. The buyer’s promulgated owner’s premium rises to about $5,700. The seller-side fixed costs barely move between the median and the top; commission and price are the variables that matter, which is why the price conversation comes first.
A Thornbrooke seller owns a fee-simple parcel in a mandatory Chapter 720 homeowners association, so the Florida Statutes 720.401 disclosure summary is owed before the buyer signs, not at closing. Stonebridge also holds six Chapter 718 condominiums, and that fork does not reach a Thornbrooke house. Every seller also owes known material facts and the flood and tax disclosures.
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. In Stonebridge the summary names the master association and describes the bundled club charges. This is information, not legal advice; confirm the form with your closing agent or attorney.
Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, the condominium law. Stonebridge mixes both regimes: a Chapter 720 master association over the whole community, and six Chapter 718 condominium associations inside it (Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend), whose sellers follow the resale rules in Florida Statutes 718.503. A Thornbrooke house sits only in the Chapter 720 master, so the 720.401 summary is the Thornbrooke seller’s duty. If you also own a Stonebridge condominium, confirm that sale’s duty with your closing agent or attorney. This is information, not legal advice.
The recorded covenant splits a sale cleanly. Membership is automatic with ownership, so the buyer becomes a member at closing without any transfer from you. The Declaration makes the buyer jointly and severally liable with the seller for unpaid assessments (Article XI, Section 1(C)), which is why the estoppel settles every open balance. It requires the estoppel within 15 days (Article XI, Section 1(D)). And it says “a non-refundable contribution shall be made by the purchaser” (Article XI, Section 9). The documents we read do not show the Declaration restating the 720.401 duty, so the statute is the source of that one.
Florida Statutes 689.302 requires a residential seller to give the buyer a flood disclosure at or before contract: whether the seller has filed a flood insurance claim on the property, whether the seller has received federal flood assistance, and whether the seller knows of flooding that damaged the property during the seller’s ownership. A Thornbrooke seller answers from personal records, and in shaded Zone X the honest answer is usually short. We put it in the listing file.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. In Thornbrooke, where the 2026 preliminary median bill is $5,633 on a median just value of $705,760 and 62 of 107 homes are homesteaded, a buyer paying about $957,500 will see a larger bill, and the warning describes it.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: roof history, water intrusion, insurance claims, plumbing, open permits and unapproved exterior work. Some Thornbrooke facts already sit in the public record, including the Declaration’s statement that the association “shall not in any way be considered an insurer or guarantor of security” and the county’s plan to widen Airport-Pulling Road to six lanes along the west side with no noise wall. Better that they come from you.
Flood zone helps a Thornbrooke seller. Every Thornbrooke street point we tested, on Pondside Lane, Langford Lane, two on Winding Oaks Way and Kitcheners Court, maps in FEMA shaded Zone X on the maps effective February 8, 2024, outside the Special Flood Hazard Area, on ground of about 9.6 to 10.6 feet.
Each street point was geocoded, queried against FEMA’s National Flood Hazard Layer and read for ground elevation from the USGS 3D Elevation Program on September 23, 2026. Pondside Lane and the upper Winding Oaks Way numbers sit on FEMA panel 12021C0193J; the rest of Thornbrooke is on 12021C0194J. Shaded Zone X is outside the 1 percent annual chance floodplain but inside the 0.2 percent area, so a federally backed lender does not normally require flood insurance. These are street points, not building footprints; your elevation certificate or a lender’s flood determination governs your house.
Between 1998 and 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge lots, and FEMA revalidated the list with the 2024 maps in letter 18-04-0009V. The list includes letter 08-04-1832A of February 14, 2008 for Stonebridge Unit Four Lot 197, a Thornbrooke lot, and a February 2008 letter covering various lots in Units Three and Five. If your lot is on the list, the letter belongs in your listing file.
Citizens Property Insurance now requires flood coverage on its personal residential wind policies, phased by dwelling value and reaching all policies on January 1, 2027. A buyer insured through Citizens will need flood coverage whatever the zone. In shaded Zone X that coverage is usually inexpensive, and Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, so a quote in the listing file removes a question before it becomes an objection.
Next door in Hawthorne Estates, all three tested points on Springberry Circle and Wexford Court map in Zone AE on ground of 6.0 to 8.2 feet, where a lender does require flood insurance. A buyer choosing between the two neighborhoods sees that difference in the first insurance quote. We put the Thornbrooke result, with its source and date, in the first paragraph a buyer’s agent reads.
Every Thornbrooke house was built between 1995 and 2000, after Hurricane Andrew and before Florida’s first statewide building code of March 1, 2002, and Stonebridge lies between the 160 and 170 mph lines on the state’s design wind map. For a seller, the roof permit, the openings and a wind mitigation report decide what a buyer’s insurer will quote.
A house built before March 1, 2002 is not a problem house; it is a house whose insurance depends on what has been replaced. The Thornbrooke supplement requires concrete tile roofs, so the roof question is age and permit date, not material. Inside the wind-borne debris region, any new or replacement window or exterior door must be impact-rated or protected by an approved shutter system. Original openings cannot be assumed to be impact-rated, so documentation matters.
The state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records a roof permitted after March 1, 2002, a hip roof, verified roof-deck attachment and roof-to-wall connections, secondary water resistance and impact-rated opening protection, and each can earn a premium credit. The form is valid for up to five years absent material changes. A current one in the listing file is one of the cheapest ways to protect a Thornbrooke price.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position during the season, and they depend on what each side of the house faces. Strap-and-buckle and Bahama shutters cannot face the street, and plywood is allowed only on a preserve view. Any shutter or window change is an Architectural Review Committee approval. A buyer who asks what can stay up on the street side should hear the answer from your listing.
Florida’s My Safe Florida Home program offers a free wind inspection and matching hardening grants of up to $10,000 to homesteaded owners of homes built before 2008 with an insured value of $700,000 or less; with a median just value of $705,760, some Thornbrooke owners may qualify, by our inference. No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024); that describes the record, not any single home. Evacuation zones are set by Collier County; check your address in its Know Your Zone lookup.
A Thornbrooke buyer pays $20,012 a year in association charges for FY2027, the lowest of any Stonebridge home: $17,600 in club-level charges and the $2,412 Thornbrooke neighborhood fee. On top of that come a reset property tax bill, insurance, and at purchase the $18,399 an outside buyer pays the association.
Data updated: September 2026 (Stonebridge FY2027 fee schedule, September 2, 2026; Collier County 2026 preliminary roll)
| Line, FY2027 (from October 1, 2026) | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment (CAM) | $2,667 on the fee schedule PDF, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920 |
| F&B Service Charge | $950 |
| Strategic Reserves (new) | $100 |
| Club-level total | $17,600 ($4,400 a quarter) |
| Thornbrooke neighborhood fee | $2,412 ($603 a quarter) |
| Thornbrooke association total | $20,012 |
The club’s two FY2027 documents label the two master lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it. Stonebridge has no food-and-beverage minimum; the $950 service charge replaces it.
The Thornbrooke neighborhood fee pays for the service the Second Supplemental Declaration made mandatory, association lawn and landscape care with irrigation tied to the central system. It was $2,179 in FY2019, $2,322.40 in FY2021, $1,989.16 in FY2022, $2,344 in FY2025 and is $2,412 for FY2027, up 10.7 percent over eight years (our arithmetic). It is essentially a landscape contract, which is why it is the lowest in Stonebridge: the owner insures and maintains the house.
On the 2026 preliminary roll the median Thornbrooke home carries a just value of $705,760 (n=107, odd) and total taxes of $5,633 (n=107, odd). A buyer’s assessment resets after purchase, so a buyer paying near the $957,500 median should budget from the purchase price, not your bill. We show the buyer’s likely bill in the listing file so the lender’s estimate is not the first time a buyer sees it.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. That is a clean line in a Thornbrooke listing.
Four sets of Stonebridge rules touch a Thornbrooke sale: the master leasing rules, if you sell with a tenant; the Architectural Review Committee, for work you have done; the pet, vehicle and garage rules a buyer will ask about; and the county’s road plan along the west side. None stops a sale, and each belongs in the listing file.
Thornbrooke homes may be leased for 30 days or more, no more than four times a calendar year, whole home only, under the master Declaration. A lease does not stop a sale, but the buyer takes subject to it, so the lease end, showing access and the closing date have to be coordinated. An owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations,” so a buyer who wants the club on day one needs the lease end date in writing.
The Architectural Review Committee approves any improvement, including landscaping changes, pools, driveways, screen enclosures, re-roofs, windows, shutters and repainting. A buyer’s attorney may ask whether past exterior work was approved and permitted. Find your approval letters and permit numbers before listing; an open or expired permit is a title and insurance question that is far easier to close before a contract than during one.
Household pets are allowed in a reasonable number set by the Board, leashed whenever outside the home and never on the golf course. Commercial vehicles, RVs, boats and trailers may be kept only inside an enclosed garage, with the door closed except to come and go. These are the rules buyers ask about at a showing, and a clear answer in the listing saves a round of questions.
Collier County plans to widen Airport-Pulling Road from four to six lanes along Stonebridge’s west side, a $42.0 million project whose March 2025 design handout said construction was “anticipated to begin in June 2026 and last up to two years,” and its noise study found no wall “cost reasonable and feasible.” Pondside Lane, by our reading of the map, is the Thornbrooke street nearest the road. We address it openly in showings rather than let a buyer discover it.
A Thornbrooke home priced inside the recorded band has typically gone under contract in a few weeks to three months: the 12 MLS closings of the last 24 months took a median 44 days on market (n=12), from 0 to 91 days. Add about 30 to 45 days from contract to closing, with the estoppel ordered on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Of the 33 Thornbrooke MLS closings in five years, 24 closed between December and May and 9 between June and November; February alone held 7. The county record shows the other side: four of the 14 qualified sales of the last 24 months recorded between June and August, including the $1,250,000 record. The winter market is deeper, and Thornbrooke’s year-round buyer pool means a well-priced summer listing also sells.
Two to three weeks to prepare the house and the file: photography, the wind mitigation form, the roof permit, the disclosure summary and a pre-listing inspection if you want one. Launch into the season with the price set. Expect showings through the gate and offers within the first few weeks if the price fits the band. Once under contract, order the estoppel the same day, clear inspection and insurance, and close. A listing that starts in early November meets the February peak with its first price still fresh.
Twelve Thornbrooke owners mail their tax bills to Massachusetts and others to other states, and a sale managed from a distance is routine for us. Marc handles access, inspections, contractors and the final walk-through; Jesse handles pricing, paperwork and the closing agent. Most documents are signed electronically, and a remote closing can be arranged through the title company.
A Thornbrooke listing should say what the record supports: a detached pool home on a small, association-maintained lot, club golf with no green fee, tennis, fitness, a resort-style pool and four dining venues, A-rated zoned schools, and a hospital, groceries and I-75 within about six minutes of the clubhouse.
The Gene Bates course, redesigned by Kipp Schulties in 2023, plays to par 71 and 6,414 yards from Tee I across six rated tee sets, per the club’s scorecard. It opened in 1992 as a par 72 before hole 6 was converted during the 1990s buildout. Members play with no green fee, and 18 holes with a cart is $35 for FY2027. Some Thornbrooke lots border golf tracts on the recorded plats; we confirm frontage lot by lot before a listing claims it.
Five Har-Tru tennis courts are open from 8:00 a.m. to 10:00 p.m., fitness classes are $7 for members in FY2027, and the zero-entry resort-style pool with two lap lanes sits beside the Bistro; a trade publication reported in May 2024 that the pool and Bistro opened that March. The dining venues are The Lounge, The Dining Room, The Veranda and The Bistro. No pickleball appears in the club’s schedules; Collier County’s Veterans Community Park, about 1.7 miles away, has 14 courts.
For 2026 to 2027, Collier County Public Schools zones Thornbrooke addresses to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A by the Florida Department of Education in 2026; the district database returned the same three at every Thornbrooke address checked. Aubrey Rogers High opened in August 2023, so older listing fields may name a different high school. Thornbrooke is not age-restricted, and the listing says so.
From the clubhouse, off-peak: Pelican Marsh Elementary and NCH North Naples Hospital about 5 minutes, the nearest Publix and I-75 at Immokalee Road about 6, Delnor-Wiggins Pass State Park about 9, Mercato about 10, Vanderbilt Beach about 11, Waterside Shops about 12, downtown Naples about 21 and Southwest Florida International Airport about 30. Stonebridge sits about three miles, straight line, from the Gulf. In season, Immokalee Road and I-75 add time.
You get a free Thornbrooke home valuation by requesting one online or by calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the 12 MLS closings and 14 qualified county sales of the last 24 months, adjusted for your size band, pool, lot and roof, with your buyer’s fee stack beside it, at no cost.
You receive the Thornbrooke MLS closings and county sales that fit your house, with their dates and sources; a price-per-square-foot analysis that never mixes MLS living area with county base area; the live Thornbrooke and Hawthorne Estates competition; the association charges and tax reset your buyer will underwrite; your street’s flood result and any FEMA letter on your lot; and a recommended list price with a defensible range. Request it through our Thornbrooke home valuation page or the valuation request at the top of this page.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
In a neighborhood where 12 homes closed in two years and one is listed today, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Thornbrooke owners use the valuation to decide whether to sell this season or next. Few Thornbrooke homes come up for sale in any month, so the next owner who sells should call us first.
McGreevy and Comisar is a top-reviewed Thornbrooke at Stonebridge listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review
Presentation is the whole contest in a neighborhood where your buyer tours three versions of your floor plan.
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
In Thornbrooke, market knowledge means knowing which of the last 12 sales had a pool and which did not.
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Many Thornbrooke sellers are also buyers, and we run both sides as one plan.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Attention to detail is what carries a Thornbrooke contract through the estoppel, the insurance quote and the club’s transfer.
A Thornbrooke specialist matters because the facts that decide a sale here live in records a listing feed does not carry: which comparable had a pool, which sold off the MLS, which lot has a FEMA letter, what the buyer owes the association, and how the market has moved since the 2024 peak. A Naples-wide or Stonebridge-wide median hides all of them.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the association and club paperwork. Reach him 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 through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Thornbrooke 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 Thornbrooke home off the Stonebridge median, which condominiums pull toward $616,000; quote the 2024 peak as the current market; price a no-pool house from pool sales; miss the three county sales that never reached the MLS; put a “For Sale” sign in the yard against the club’s rules; or learn about the $17,500 capital contribution from the buyer’s agent. None of those errors is exotic, and each one costs a seller time or money.
Thornbrooke is the volume market of Stonebridge’s single-family side: 107 of the club’s 251 fee-simple homes and 12 of its 19 fee-simple MLS closings in the last 24 months. If you want the whole-community view, our Stonebridge Country Club community guide covers all ten neighborhoods, and our guide to selling in Stonebridge Country Club sets Thornbrooke beside them.
Many Thornbrooke sellers are homesteaded Floridians moving within Collier or Lee County, so the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings, the $0 internal capital contribution for a qualifying move within Stonebridge, and the Save Our Homes portability claim for your next Florida homestead.
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application. Homestead status is fixed on January 1 each year, so we sequence both closings around that date. If you are buying, start with how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Some Thornbrooke owners move to a larger Stonebridge home, or to a condominium with no yard or roof to manage. The FY2027 schedule lists the existing-owner capital contribution as $0, and the club’s Cost of Ownership page limits the rule to a single-home owner who purchases within one year of selling; confirm eligibility with the association’s Controller before contract. If your next home is another Thornbrooke house, read our guide to buying a home in Thornbrooke at Stonebridge, and see the full Thornbrooke at Stonebridge neighborhood guide for the governance, flood and school detail this page summarizes.
These are the questions Thornbrooke owners ask before they sell, answered for a Collier County seller from the Southwest Florida MLS, the county’s recorded sales and roll, the club’s FY2027 schedule and the Florida Statutes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Start with a written valuation built from the Thornbrooke sales that fit your size band, pool and lot, then prepare the file before you list: the 720.401 disclosure summary, the roof permit, a wind mitigation form, your flood result and your architectural approvals. Price inside the recorded band, market around the club’s sign rules, and order the estoppel the day you sign a contract. Call Jesse McGreevy at (239) 898-6072 to begin.
Look for an agent who can name the recent Thornbrooke sales, knows which had pools, understands the capital contribution and the club’s sign rules, and personally negotiates your offers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.
Most Thornbrooke pool homes closed between $925,000 and $1,100,000 in the last 24 months; the MLS median was $957,500 (n=12) and the county median $975,000 (n=14). Your number depends on size band, pool, lot, roof and finish. Start with a free Thornbrooke home valuation and Jesse will send the comparables that fit your house.
The five MLS closings of the last 12 months were $985,000 and $985,000 in December 2025, $940,000 in January 2026, and $930,000 and $617,000 in April 2026. The county also recorded a $975,000 Pondside Lane sale in May 2026 that never appeared in the MLS pull.
Twelve closed through the MLS in the 24 months to September 26, 2026, about six a year, and the county recorded 14 qualified sales in its 24-month window. Calendar 2025 was busier: 9 MLS closings and 10 qualified county sales.
The 12 MLS closings of the last 24 months took a median of 44 days on market (n=12), from 0 to 91 days. Add 30 to 45 days from contract to closing.
Thornbrooke’s 24-month median was 96.0 percent of final list price (n=12), against 95.5 percent for Stonebridge’s 19 fee-simple closings and 95.4 percent for all 75 marketed Stonebridge closings. The last 12 months ran lower, at a median 93.47 percent (n=5), so price to today’s buyer.
For a prepared home priced inside the band, yes: one active Thornbrooke listing on September 24, 2026, about two months of supply at the 24-month pace, and a deeper buyer pool arriving for the winter season.
From the 2024 peak, modestly. The MLS calendar-year median was $1,062,500 in 2024 (n=6), $975,000 in 2025 (n=9) and $930,000 in 2026 to date (n=3); the county’s recorded medians were $1,050,000 in 2024 and $985,000 in 2025. Prices are still roughly double 2020’s.
Because it averages. It cannot see your pool, your lot size, your roof date or the three qualified county sales that never reached the MLS, and it blends the $617,000 outlier into your number. Ask for a written valuation instead.
Yes. The two no-pool sales of the last 24 months recorded the two lowest prices per base square foot, $318.70 and $437.97, while pool homes ran $446 to $650. In December 2025 a 2,249 square foot home without a pool and a 1,834 square foot pool home both closed at $985,000.
It can. Two 1996 Pondside Lane homes of the same 2,184 base square feet recorded $1,075,000 on a 0.28-acre lot in February 2025 and $975,000 on a 0.15-acre lot in May 2026.
Somewhat. Kitcheners Court has the largest typical houses, Kitcheners Court and Langford Lane the largest typical lots, and Pondside Lane the highest typical county value. Lot and condition moved recent prices more than the street name did.
Often. Hawthorne homes are about 850 square feet larger at the median on bigger lots, and its four MLS closings of the last 24 months ran $985,000 to $1,810,000, but its tested points map in Zone AE and it had no active listing on September 24, 2026. Thornbrooke wins on carrying cost, flood result and pricing certainty.
The buyer. The Declaration says it “shall be made by the purchaser,” and the FY2027 amount is $17,500 for an outside buyer and $0 for a qualifying existing owner.
$600 for FY2027, up from $450 in FY2019 to FY2022 and $550 in FY2025. It moves the club membership to the buyer and is a buyer charge on the club’s schedule.
One certificate, from the master association, at $299 for FY2027. Thornbrooke has no separate association, so there is no second one.
The club’s 2001 resale article said approval applications were not necessary for single-family homeowners, and membership passes automatically. No current master approval rule appears in the documents we read, so we confirm it with the association on every listing.
No lump sum, on our reading of the billing: the $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until February 2035, so you owe only installments due through closing. Confirm it on your estoppel.
Known material defects under Johnson v. Davis, the section 720.401 HOA disclosure summary before contract, the section 689.261 property tax summary and the section 689.302 flood disclosure. Your attorney confirms the full list.
Yes, for a Thornbrooke house. Section 720.401 does not apply to Chapter 718 condominium associations, but a Thornbrooke home sits only in the Chapter 720 master association, so the summary is your duty. This is information, not legal advice.
Every Thornbrooke street point we tested maps in FEMA shaded Zone X on the 2024 maps, outside the Special Flood Hazard Area. Your elevation certificate or a lender’s flood determination governs your house.
Usually not before pricing it both ways. Every Thornbrooke house predates the 2002 building code, so a documented roof date and a current wind mitigation form often do more for a buyer’s insurance quote than a rushed project. We walk the house with you first.
On a house built between 1995 and 2000, often yes. A four-point inspection (roof, electrical, plumbing, HVAC) is what many insurers ask for on older homes, and having one done first lets you fix surprises on your schedule.
No. The club’s rules bar “For Sale” signs on the home or in a vehicle. Open houses must be registered by 1:00 p.m. Friday and use only the club’s approved sign, from noon to 5 p.m., at most twice a week.
Yes. The buyer takes subject to the lease, which must be at least 30 days under the master Declaration, so coordinate the lease end, showings and the closing date.
Yes. Three of the 14 qualified sales of the last 24 months never appeared in the MLS pull. A quiet sale reaches fewer buyers, so we price that trade-off into the advice.
You can, but the club bars yard signs, every showing clears a gate, and the 720.401 summary must be delivered before the buyer signs or the buyer keeps a cancellation right until closing. Talk to us before you decide.
Compare it with the 12 MLS closings at a median 96.0 percent of list. A cash offer far below the band costs more than the convenience saves in most cases; we will show you the numbers side by side.
Very likely. The 2026 preliminary median Thornbrooke bill is $5,633 on a median just value of $705,760, and a buyer’s assessment resets to market after purchase.
No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.
Beyond commission: documentary stamp tax of $0.70 per $100 ($6,702.50 at $957,500), the $299 estoppel, a municipal lien search, prorated taxes and your share of the current quarter’s club and neighborhood charges. The buyer customarily pays the owner’s title policy in Collier County.
It may matter most on Pondside Lane, the Thornbrooke street nearest the road by our reading of the map, during up to two years of construction with no noise wall. We address it openly in showings.
It passes to the buyer automatically at closing, the transfer fee is paid by the buyer, and your quarterly club account is settled on the estoppel. If you buy another Stonebridge home within a year, the FY2027 schedule lists your capital contribution as $0.
Request a written valuation, find your roof permit and any wind mitigation report, check your flood result, and gather your architectural approvals. Then call Jesse McGreevy at (239) 898-6072 and decide on timing with the one live competitor in view.
Every Thornbrooke at Stonebridge figure on this page traces to a primary record below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the club’s fee schedules and governing documents, Florida Statutes and agencies, FEMA and federal data, and school district files. No listing portal or competing brokerage is cited.
Stonebridge Country Club documents and pages
Stonebridge documents in the Wayback Machine
Collier County records and agencies
Florida Statutes, rules and agencies
Commission and the NAR settlement
Federal records and data
Schools
Healthcare, trade press and nearby places
McGreevy and Comisar pages
Records cited in plain text
Every row below links the authority that publishes the document, so a Thornbrooke seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it proves for a Thornbrooke seller | Official authority |
|---|---|---|
| Supplemental Declarations compilation, including the Second, Third and Fifth Supplements | Thornbrooke’s lots, mandatory landscaping and irrigation, and the concrete tile roof rule | Stonebridge Country Club Community Association |
| Amended and Restated Declaration, member-era copy | Leasing, pets, vehicles, the ARC, the estoppel duty and the capital contribution “made by the purchaser” | Stonebridge Country Club Community Association, archived |
| FY2027 Rates and Fees schedule | The $17,600 club charges, $2,412 Thornbrooke fee, $17,500 contribution, $600 transfer and $299 estoppel | Stonebridge Country Club Community Association |
| Open house rules | The sign ban and the Friday registration rule a listing must follow | Stonebridge Country Club |
| Hurricane Shutter Standards | Which shutters may stay up in season on each elevation | Stonebridge Country Club |
| Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non-waivable cancellation right | Florida Legislature |
| Florida Statutes 720.30851, estoppel certificates | The delivery rule and the statutory fee cap for the master estoppel | Florida Legislature |
| Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | Florida Legislature |
| Florida Statutes 689.261, property tax disclosure summary | The warning your buyer must receive about the tax reset | Florida Legislature |
| FEMA revalidated Letters of Map Change, including Unit Four Lot 197 | Which Stonebridge lots and buildings were removed from the flood zone by letter | FEMA |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form that documents your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
Three documents that matter to a Thornbrooke seller are not public and cannot be linked: your own estoppel certificate, from the association’s Controller’s office; the current certified Declaration for the resale package, from the association; and your house’s permit history, from Collier County Growth Management’s permit search, pulled address by address.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Thornbrooke at Stonebridge sits inside the North Naples golf-community market they work every week. If you are weighing a sale on Winding Oaks Way, Pondside Lane, Langford Lane or Kitcheners Court, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, Florida license SL3101296; Marc Comisar, Florida license BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. For the neighborhood itself, see our Thornbrooke at Stonebridge neighborhood guide. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 tax roll and sales file, published August 29, 2026. Brokered by Domain Realty.