Updated September 2026
Sell your Willow Bend at Stonebridge condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by plan and building from 11 county resales in 24 months, both estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Willow Bend at Stonebridge is 56 condominiums in seven buildings on Willow Bend Circle inside Stonebridge Country Club, the smallest of the club’s three plain “condominium” neighborhoods, with 11 Collier County qualified resales in 24 months at a $400,000 median and six Southwest Florida MLS closings in the last twelve. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Willow Bend sale by plan, building and the fee it carries.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This page is written for the owner. For the whole neighborhood, from the 1997 declaration to the flood split at 1940 Willow Bend Circle and the schools zoned to it, read our complete Willow Bend at Stonebridge neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Willow Bend Circle condominium for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
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 two-association paperwork a Willow Bend sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
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 Willow Bend market. We tracked all 27 of its Southwest Florida MLS closings over five years and all 11 of its county-recorded qualified resales over 24 months, each with its source, window and count. 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. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Willow Bend means a condominium association, a master association and a board approval of the buyer. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections and walkthroughs for the many Willow Bend owners who live out of state. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Willow Bend at Stonebridge differs from a typical Naples condominium sale in five ways: the condominium fee runs $2,200 a year above its identical twin, one street point sits in FEMA Zone AE while two others sit in shaded Zone X, the condominium board approves the buyer, an outside buyer brings $18,399 to the master association, and three of four owners live elsewhere most of the year.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge FY2027 Rates and Fees, 2 Sep 2026)
The county roll carries Willow Bend as two floor areas in every one of its seven buildings: 1,433 square feet on the interior plan and 1,592 square feet on the end plan, 28 homes of each. Heatherwood at Stonebridge sells the identical pair of plans in the identical eight-unit building form, yet Willow Bend’s calendar-2026 condominium fee is $7,500 against Heatherwood’s $5,300, a $2,200 gap with no public document that explains it. A Willow Bend price starts from the plan and ends with a conversation about that fee.
Every Stonebridge residence carries a bundled, non-equity club membership: no initiation, no deposit, and a par 71 golf course of 6,414 yards from Tee I with six rated tee sets. For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400. Add the $7,500 condominium fee and a Willow Bend owner’s recurring association total is $25,100 a year, and your buyer will do that arithmetic before making an offer.
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the master association at closing, plus the $600 membership transfer fee and, where the contract assigns it, the $299 master estoppel fee. That is $18,399, about 4.6 percent of the $400,000 24-month county median. It is your buyer’s cost under the Declaration, but it shapes every offer you will receive.
The Willow Bend association’s posted purchase and lease application states the sale “must be approved or disapproved by the Condominium Board of Directors,” asks how the buyer will use the home, and carries a $100 processing fee. A Willow Bend sale therefore runs on three clocks the seller should start early: the condominium estoppel, the master estoppel, and the board’s approval of the buyer.
Only 14 of the 56 Willow Bend residences, 25.0 percent, carry a homestead exemption on the 2026 preliminary roll, and owners’ mailing addresses run from Florida to Massachusetts, Quebec and Ontario. Your buyer is very likely deciding from somewhere else, too, and your listing has to reach them there.
A Willow Bend at Stonebridge seller should know ten recorded facts before choosing a list price: the 24-month county record, the plan split, the six-sale MLS year, the live competition, the buyer’s one-time charges, the carrying cost, the two estoppels, the board approval, the split flood map, and the fee gap against Heatherwood.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
For a Willow Bend condominium priced to its plan, yes. Collier County recorded 11 qualified Willow Bend resales in 24 months at a $400,000 median, and only two Willow Bend homes were on the market on September 24, 2026, about 4.0 months of supply at the trailing MLS pace. The three 2026 MLS closings took 5 to 21 days each; the three 2025 closings took 84 to 190.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development STONEBRIDGE, closings September 26, 2021 to September 26, 2026, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Our rule is to widen the window until it holds ten closings, and Willow Bend reaches ten at 24 months, so every lead market figure on this page uses that window. The MLS files every Stonebridge neighborhood under one development name, so we tracked all 190 Stonebridge closings of the last five years and assigned each one to its neighborhood by street and house number.
| Window to September 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 11 | $400,000 | $365,000 to $540,000 | $279 | 95.1% (n=11) | 71 |
| 36 months | 12 | $420,000 | $365,000 to $540,000 | $292 | 95.8% (n=12) | 46 |
| 60 months | 27 | $435,000 | $305,000 to $540,000 | $284 | 97.5% (n=27) | 20 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Sold-to-list divides the sold price by the final list price. Price per square foot uses MLS living area and is never compared with the county base-area figures on this page.
A seller’s yardsticks are the numbers a buyer’s agent will quote back: sold-to-list, days on market and the price per foot. Here is Willow Bend against the Stonebridge neighbors a Willow Bend buyer also tours, all from the same 24-month MLS pull.
| 24 months to September 26, 2026 | Closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
| Willow Bend at Stonebridge | 11 | $400,000 | $279 | 95.1% (n=11) | 71 |
| Heatherwood at Stonebridge | 9 | $455,000 | $295 | 95.2% (n=9) | 20 |
| Carrington at Stonebridge | 18 | $411,500 | $319 | 95.7% (n=18) | 65 |
| Braeburn at Stonebridge | 11 | $670,000 | $346 | 96.1% (n=10) | 22.5 |
| All Stonebridge condominiums | 57 | $466,000 | not blended | 95.3% | not stated |
| All of Stonebridge Country Club | 76 | $616,000 | not blended | 95.4% (n=75) | 31 |
Willow Bend held the lowest median and the lowest price per foot of the four condominiums shown, and its 71-day median time to close ran more than double the community’s 31. Heatherwood’s identical plans sold in a median of 20 days. A Willow Bend list price that ignores the fee gap invites the long end of that range.
| Period (county recordings) | Qualified of recorded deeds | Median qualified price | Range | Median $ per county base sq ft |
|---|---|---|---|---|
| 2021 | 9 of 18 | $305,000 (n=9) | $215,000 to $425,000 | $213 |
| 2022 | 5 of 7 | $445,000 (n=5) | $319,900 to $450,000 | $283 |
| 2023 | 7 of 10 | $469,000 (n=7) | $435,000 to $495,000 | $308 |
| 2024 | 2 of 5 | two sales, $400,000 and $400,000 | $265 (n=2, mean of $251 and $279) | |
| 2025 | 6 of 9 | $453,000 (n=6, mean of $440,000 and $466,000) | $365,000 to $540,000 | $306 (n=6, mean of $305 and $307) |
| Twelve months to Aug 20, 2026 | 6 of 10 | $395,000 (n=6, mean of $390,000 and $400,000) | $365,000 to $515,000 | $276 (n=6, mean of $272 and $279) |
Collier County 2026 preliminary tax roll, qualified sales. The twelve-month row overlaps the end of calendar 2025, so the rows are not additive. Willow Bend’s median qualified price peaked at $469,000 in 2023 (n=7) and stands at $395,000 for the latest twelve months (n=6), about 16 percent lower. Heatherwood, with the same plans and a lower fee, held closer to its own peak over the same years, which is one reason we read part of Willow Bend’s fee gap as showing up in its price.
On September 24, 2026 the MLS showed two Willow Bend actives, an interior 1,433 square foot home in the 1940 building asking $455,000 after 131 days, and an end-plan 1,592 square foot home in the 1970 building asking $399,999 after 69 days. The pair runs against the plan order: the larger home asks $55,001 less than the smaller one. Two Heatherwood actives ran $459,000 and $575,000 the same day. A Willow Bend buyer tours all of them the same afternoon.
Collier County’s deed record is the second, independent check on Willow Bend prices. It shows 11 qualified resales in the 24 months since September 2024 at a $400,000 median, from $365,000 to $540,000, on a newest recorded sale of May 7, 2026.
Data updated: September 2026 (Collier County Property Appraiser sales file and 2026 preliminary roll, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The county file’s first window with ten or more qualified Willow Bend sales is 24 months: 11 resales since September 2024, median $400,000 (odd count, an actual sale), low $365,000, high $540,000. Every one was a resale; the last Willow Bend building was completed in 1999.
We matched every one of the six Willow Bend MLS closings of the last twelve months to the county’s qualified deed list for the same period. Five match a county deed in the same building at exactly the same price, recorded one to fourteen days before the MLS close date. The sixth does not match on price: the MLS shows $370,000 in the 1960 building in May 2026, and the county file shows a qualified $390,000 deed in the same building recorded twelve days earlier. We have not reconciled the $20,000 difference; the recorded deed and the closing statement would. Because of it, the county’s twelve-month median is $395,000 (n=6, even, the mean of $390,000 and $400,000) while the MLS median is $392,500, on a county base-area price per foot of $276, the lowest of any Stonebridge neighborhood in that window.
On the 2026 preliminary roll the median just value of a Willow Bend residence is $369,000 (n=56, even, the mean of $347,920 and $390,080), and the median 2026 preliminary tax bill is $3,252. Just value is a mass-appraisal figure for taxation, not a price: the twelve-month median qualified sale, $395,000, sits about 7 percent above it. Its use is ranking one residence against another.
The Willow Bend sales that matter most are the six MLS closings of the last twelve months, read by building, plan and days on market. Your buyer’s agent and appraiser will use the same six, so each one is set out below by building only, with no unit numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Building | MLS living sq ft | Sold price | Price per sq ft | Days on market |
|---|---|---|---|---|---|
| Oct 2025 | 1940 Willow Bend Circle | 1,433 | $400,000 | $279.13 | 174 |
| Oct 2025 | 1940 Willow Bend Circle | 1,433 | $440,000 | $307.05 | 84 |
| Dec 2025 | 1980 Willow Bend Circle | 1,433 | $365,000 | $254.71 | 190 |
| Mar 2026 | 1920 Willow Bend Circle | 1,433 | $385,000 | $268.67 | 8 |
| Mar 2026 | 1950 Willow Bend Circle | 1,592 | $515,000 | $323.49 | 5 |
| May 2026 | 1960 Willow Bend Circle | 1,443 | $370,000 | $256.41 | 21 |
Southwest Florida MLS Matrix, closings September 25, 2025 to September 24, 2026, retrieved September 24, 2026. Six closings, $2,475,000 in total volume, median sold price $392,500 (n=6, even, the mean of $385,000 and $400,000), median price per square foot $273.90 (n=6, even, the mean of $268.67 and $279.13); the mean of the six per-sale figures is $281.58, which is how we average ratios, never a ratio of totals. Median days on market 52.5 (n=6, even, the mean of 21 and 84).
With six closings in twelve months split across two plans, and two Willow Bend listings already past 60 days, the first price you publish decides whether your condominium sells quickly or waits out the season. Request a written opinion of value through our Willow Bend at Stonebridge home valuation or the McGreevy and Comisar free home valuation, and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase at Willow Bend at Stonebridge or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The four twelve-month closings on the 1,433 square foot interior plan ran $365,000 to $440,000, with the two October 2025 sales in the same building, 1940 Willow Bend Circle, closing $40,000 apart at $400,000 and $440,000, one after 174 days on market and one after 84. Condition and timing separated them, not the plan.
The one twelve-month closing on the 1,592 square foot end plan, in the 1950 building, closed at $515,000 after 5 days on market, the highest Willow Bend price of the year and well above every interior-plan closing. The active 1,592 listing at $399,999, asking $115,001 less, shows condition and presentation move the end plan more than the plan itself.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On a date in May 2026, a 1,443 square foot residence in the 1960 building closed at $370,000 after 21 days on market, $256.41 a square foot. Before using it as a comparable we check four things. The plan: the county carries every Willow Bend interior home at 1,433 square feet, so the 1,443 figure is the MLS’s own measurement, not the county’s. The deed: the county shows a qualified $390,000 deed in the same building recorded twelve days earlier, a $20,000 gap we have not reconciled; the recorded deed and closing statement would. The building: 1960 was not flood-tested, so its zone is unconfirmed until an elevation certificate is in hand. The calendar: a 21-day sale in May, after the season, tells a seller that a well-priced Willow Bend home does not need January to sell.
An appraiser uses the closest Willow Bend sales of the same plan first, and reaches to Heatherwood’s identical plans across the club, or Carrington’s Harmony Lane homes, only when it must. With six closings a year on two plans, a Willow Bend appraiser has thin but recent evidence, so an unusual result, like the $125,000 spread between the 1,433 and 1,592 twelve-month medians, invites a second look at condition and view.
Willow Bend vs Heatherwood is the comparison nearly every buyer of these plans makes, because Heatherwood sells the identical 1,433 and 1,592 square foot floor areas in the identical eight-unit building form. Willow Bend offers the lower price and a faster resale market; Heatherwood offers a $2,200 lower fee, a possible garage and a tested shaded-X flood point.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file and 2026 preliminary roll, 29 Aug 2026; Stonebridge FY2027 Rates and Fees)
| Question | Willow Bend at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 56 in 7 buildings of 8 | 88 in 11 buildings of 8 |
| Streets | Willow Bend Cir (1920 to 1980) | Chesterbrook Ct (2205 to 2235); Harmony Ln (2245 to 2285) |
| Plans, county base area | 1,433 and 1,592 sq ft throughout | 1,433 and 1,592 sq ft throughout |
| Declared and built | August 29, 1997; built 1997 to 1999 | August 2, 1995; built 1995 to 1997 |
| Condominium fee, calendar 2026 | $7,500 | $5,300, plus $200 a year for garage owners |
| Recurring total with the $17,600 club layer | $25,100 | $22,900, plus $200 for garage owners |
| MLS closings, 24 months | 11, median $400,000 | 9, median $455,000 |
| Median $ per MLS living sq ft, 24 months | $279 | $295 |
| Median sold-to-final-list, 24 months | 95.1% (n=11) | 95.2% (n=9) |
| Median days on market, 24 months | 71 | 20 |
| First MLS window with 10+ closings | 24 months | 36 months: 15 closings, median $455,000, 95.2% |
| County first window with 10+ sales | 24 months, 11, median $400,000 | 36 months, 11, median $450,000 |
| Median 2026 just value | $369,000 | $376,500 |
| Median 2026 preliminary tax bill | $3,252 | $3,254 |
| Homestead share | 25.0% | 23.9% |
| Flood, tested street points | 1940: Zone AE; 1920 and 1980: shaded X | 2255 Harmony Ln: shaded X; FEMA letters of map change, Buildings 3 to 5 (2006) |
| Tenant pets | Not allowed | Not allowed |
On identical floor areas the two neighborhoods sit close in build but far in fee: Willow Bend’s $7,500 condominium fee runs $2,200 above Heatherwood’s $5,300, and Willow Bend’s median price ran below Heatherwood’s in every one of the last three calendar years. Willow Bend’s advantage is speed and price: 11 MLS closings against 9 over 24 months from a smaller base, and a $400,000 median that lets a buyer step into bundled golf for less. A buyer who wants the same plan with a lower fee, and possibly a garage, will look at Heatherwood first unless your residence gives a reason not to.
A Willow Bend seller is priced against Heatherwood whether or not the listing says so. We read every Heatherwood closing and active with its list history, and we price your residence so that the lower Heatherwood fee does not become the buyer’s argument for a discount you do not need to give. For the Heatherwood side of the same decision, see our Heatherwood at Stonebridge neighborhood guide and the Heatherwood at Stonebridge seller guide.
We price a Willow Bend condominium from the twelve-month MLS closings of the same plan, adjusted for building, level, condition, kitchen and bath updates, furnishings and any lease in place, then cross-checked against the county deeds, Heatherwood’s identical plans and the live competition. Those closings ran about $273.90 per foot of MLS living area at the median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The Willow Bend twelve-month median of $392,500 sits between the two plans, not on either one. The four 1,433 square foot closings ran $365,000 to $440,000; the one 1,592 square foot closing was $515,000. We start from the closings on your own plan, then adjust, and never quote the neighborhood median as your price.
The MLS records living area and the county records base area, and they differ by design: one Willow Bend residence the MLS lists at 1,443 square feet appears on the county roll at 1,433. The MLS twelve-month median is $273.90 per living foot; the county’s twelve-month median is $276 per base foot. We use one measure per comparison, and we tell you which.
Willow Bend’s $7,500 fee is the same on every residence. On a 1,433 square foot interior residence it is about $5.23 a square foot a year; on a 1,592 square foot end residence about $4.71. Add the $17,600 club layer and the combined $25,100 is about $17.52 a square foot on the smaller plan and $15.77 on the larger (our arithmetic). Heatherwood’s owner on the same two plans pays $2,200 a year less for the identical arithmetic, which is the first question a Willow Bend buyer’s agent raises.
An automated estimate reads “Willow Bend at Stonebridge” and sees one population of 56 residences on two plans. It cannot see a renovated kitchen or impact glass, cannot tell which street point’s flood zone applies to a given building, and often leans on the county’s just value, which every recent Willow Bend sale has exceeded. It will also blur Willow Bend with Heatherwood’s identical plans, which share a floor area and a building form but not an association or a fee.
The drivers we adjust for are the ones that separated the twelve-month closings: the plan, upper or lower level, the kitchen and baths, flooring, impact windows and doors, air conditioning age, the view from the lanai, whether the residence is furnished, and any lease running past the expected closing. The spread between a $365,000 and a $440,000 sale of the same 1,433 square foot plan in the same building is made of exactly these things.
In a two-listing market, every active is a comparable. On September 24, 2026 the two Willow Bend actives asked $455,000 for a 1,433 square foot interior home and $399,999 for a 1,592 square foot end home, a pair that runs against the plan order. We read their price histories before we set yours, because your buyer will tour them the same morning.
A Willow Bend buyer underwrites $25,100 a year in association charges before tax and HO-6 insurance, about 6.3 percent of the $400,000 24-month median every year (our arithmetic). That buyer also brings $18,399 at closing. We price knowing both, and we make sure the listing states them first, so the buyer’s lender and the buyer’s arithmetic confirm your price instead of cutting it.
We market a Willow Bend condominium to the buyer most likely to purchase it: a second-home or lock-and-leave owner, often deciding from the Northeast, the Midwest or Canada, who wants bundled golf at the lowest price per foot in Stonebridge. That means photography, aerial and video, full MLS exposure, our qualified-buyer database and a complete association file on day one.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Stonebridge open house rules, retrieved 24 Sep 2026)
The roll describes the owners: 42 of 56 residences carry no homestead exemption, and owner mailing addresses run beyond Florida to Massachusetts, Quebec and Ontario. The next Willow Bend buyer usually looks the same, so we market where those buyers are, beginning in the fall when they plan the winter.
Across Stonebridge, December through May recorded the majority of qualified sales in the latest twelve months, and Willow Bend’s own three fastest closings, 5 to 21 days each, all closed in the winter and spring of 2026. A Willow Bend listing that is photographed, documented and live by October meets the buyer who tours in January and closes in spring.
At Willow Bend the lanai, the kitchen and the view sell the residence, because the buildings are alike. We capture each in natural light, add aerial work that shows the building’s position on the loop street against the lakes, the course and the clubhouse about a quarter mile to the southeast, and produce a walkthrough video for the buyer who will not see the residence in person before making an offer.
Stonebridge bars For Sale signs on the home and in vehicles. Open houses must be registered with the association office by 1:00 p.m. Friday, use only the club’s 18 by 12 inch green-on-white Open House sign from noon to 5:00 p.m., and run at most twice a week per residence, and the guard gates hand every visiting buyer the master open-house sheet. A Willow Bend listing is sold through the MLS, photography, video, our buyer database and scheduled showings, not drive-by traffic.
Before the first showing we assemble the resale file a Willow Bend buyer’s agent will ask for: the current budget and fee, the reserve position, the master insurance summary and hurricane deductible, the association’s SIRS statement or its statement that none was completed, and the board’s current approval timeline. A complete file, especially the budget that explains the fee gap against Heatherwood, shortens the buyer’s hesitation.
Some Willow Bend owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a residence privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and with only two Willow Bend actives on the market at a time, full exposure usually produces the stronger price, so we set out both paths before you choose.
We negotiate a Willow Bend contract ourselves, partner to partner, against the twelve-month plan record, with the board approval, both estoppels and the buyer’s $18,399 built into the contract dates. Willow Bend’s median sale settled at 94.45 percent of list over the last twelve months, so the file has to be ready before the first offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Willow Bend offer that matters, because it usually arrives with questions about the fee gap against Heatherwood, the reserves, the insurance and the club charge, and the answers move the price.
With six closings a year, a single outlying sale moves the median more than it would at Carrington or Braeburn. The August 2025 and May 2026 sales that fell short of list, at 89.16 and 89.09 percent, both took over 170 days; the two fastest sales, at 5 and 8 days, closed at 96.49 and 98.10 percent. A Willow Bend price set from the evidence, not the last headline sale, leaves the buyer less to argue with.
The Declaration puts the capital contribution on the purchaser, and the club’s schedule sets it at $17,500 for an outside buyer. Every cost line in a Florida contract is negotiable, though, and a buyer may ask you to credit part of it. We decide in advance whether a credit belongs in your strategy, rather than conceding it under pressure, and we show the buyer the offsets: no initiation, no equity purchase, no food minimum and no community development district.
Willow Bend’s board approves every buyer on the association’s posted application, with a $100 processing fee. We confirm the board’s current timeline when you list, deliver the buyer’s application the week the contract is signed, and set a closing date that allows for it.
Every Willow Bend building was completed between 1997 and 1999, before the statewide Florida Building Code of March 1, 2002. The association insures the building; the buyer’s HO-6 covers the interior, fixtures and contents, and Florida law requires at least $2,000 of loss-assessment coverage. A pre-listing look at the air conditioning, water heater and any water history turns a renegotiation into a disclosure.
A buyer’s agent who compares Willow Bend with Heatherwood will ask why the identical plans carry a $2,200 gap. We raise it first, with the association’s budget and reserve schedule in hand where it can be obtained, so it never becomes a late objection.
Selling a Willow Bend condominium costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificates, a municipal lien search and prorated taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the Declaration puts the $17,500 capital contribution on the purchaser.
Data updated: September 2026 (Florida Statutes 201.02 and 718.116; Florida Department of Revenue; Stonebridge FY2027 Rates and Fees; 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 the Willow Bend 24-month county median of $400,000 that is 4,000 taxable units, or $2,800. At the twelve-month MLS high of $515,000 it is $3,605. 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.
The master association’s estoppel is $299 for FY2027, issued within 15 days under the Declaration. The Willow Bend condominium estoppel is governed by Florida Statutes 718.116(8): delivery within ten business days of a request, a statutory cap set in 2024 of $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. Willow Bend does not publish its own fee, so the charge appears on the certificate.
The capital contribution ($17,500 for an outside buyer) and the $600 membership transfer fee are buyer charges under the Declaration and the club’s schedule. The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and its Cost of Ownership page says 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.” None of it is your cost unless your contract shifts it, but a buyer bringing $18,399 on top of the price will offer with it in mind.
The club’s $1,920 Clubhouse Renovation Fee is billed at $480 a quarter until the loan is paid off in February 2035. No published document treats it as a lump sum due at sale, so on our reading a seller owes the installments due through closing and the buyer picks up the rest with the account. The estoppel settles the figure.
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 is a separate decision we make together.
| Line, illustrative Willow Bend sale at $400,000 closing June 30 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $2,800.00 |
| Master association estoppel certificate | Seller, by custom | $299 (FY2027 fee) |
| Willow Bend condominium estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
| Municipal lien search | Seller, by custom | Set by the title company |
| Property tax proration on the $3,252 Willow Bend median bill | Seller credits buyer | About $1,612 |
| Condominium fee and club charges | Prorated to the closing date | Per the two estoppels |
| Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
| New Owner Capital Contribution and transfer fee | Purchaser, 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 the $3,252 median Willow Bend tax bill on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Willow Bend seller’s disclosure duties follow what the seller owns. Willow Bend is a Chapter 718 condominium inside Stonebridge’s Chapter 720 master association, so the Chapter 718 resale package governs, section 720.401 carries a statutory carve-out for condominium associations, and every seller must disclose known material facts.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302, current text; Stonebridge Amended and Restated Declaration)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” on a resale supplied by the parcel owner, with a conspicuous voidability clause and a non-waivable cancellation right within three days after receipt or before closing, whichever comes first. Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, and Willow Bend is one. At Stonebridge a condominium owner belongs to both a Chapter 718 association and the Chapter 720 master association, so which duty governs depends on what you own, and many closing agents deliver the master summary as well. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
A Willow Bend buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the “Frequently Asked Questions and Answers” document and the Division’s governance form. Under the current statute it also includes the milestone inspection summary “if applicable” and the association’s most recent structural integrity reserve study “or a statement that the association has not completed” one. A contract signed before the documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them.
The recorded master covenant splits a Willow Bend 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, requires the estoppel within 15 days, and says a non-refundable contribution shall be made by the purchaser. The documents we read do not show the Declaration restating the 720.401 duty, so the statute, not the covenant, is its source.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood insurance claim on the property and whether the seller has received federal flood assistance; a 2025 amendment added whether the seller knows of flooding that damaged the property during ownership. At Willow Bend, where one street point maps AE and two map shaded X, an owner answers from their own claims history and building-level status, not the neighborhood’s.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Willow Bend the median bill is $3,252 on a $369,000 median just value, and a buyer’s first bill follows the purchase price instead.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, open permits and any pending special assessment. The $2,200 fee gap against Heatherwood is a public fact about the association, not a defect in your unit, but a buyer’s agent will find it, so it belongs in your file with whatever explanation the association’s budget provides.
A Willow Bend seller should know four condominium-law facts: the buildings appear to be two stories, below the three-story threshold for milestone inspections and structural integrity reserve studies; reserves still apply under Chapter 718; the association insures the building while the owner insures the interior; and the fee gap against Heatherwood is a budget question, not a legal one.
Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; Collier County milestone registry, queried 24 Sep 2026)
Willow Bend’s unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building, which reads as two-story buildings. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Willow Bend Circle rows. We have not confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification. The buildings, permitted 1997 to 1999, would reach 30 years of age from 2027 to 2029, which would matter only if they were three stories.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance items over $10,000 unless owners vote to waive or reduce them. The Willow Bend fee’s step from $4,008 in 2021 to $7,500 by 2024 happened in the same years Florida’s reserve and insurance rules tightened statewide; whether reserves drove it is in the budget, not in any public document.
Under section 718.503(2), a Willow Bend buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone summary, the SIRS or a statement that none was completed, the FAQ sheet and the state’s governance form. If the buyer signs before receiving them, the contract is voidable by the buyer for 7 days, excluding weekends and legal holidays, after receipt. For a two-story building the statement that a SIRS “is not required” is the expected answer; a seller should get it in writing from the association.
Under Florida Statutes 718.111(11) the Willow Bend association must insure the condominium property for full insurable value, excluding floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner carries an HO-6 policy for those items, and section 627.714 requires at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Whether the Willow Bend association’s master policy carries flood coverage, and at what hurricane deductible, is not public; those figures arrive with the resale disclosure package, and given the 1940 building’s AE result, they are the first thing we would confirm.
Willow Bend at Stonebridge is split on FEMA’s flood map: the street point at 1940 Willow Bend Circle returned Zone AE, the 1 percent annual chance floodplain, while 1920 and 1980 returned shaded Zone X. The buildings sit about three miles inland, in the state’s Category 2 surge planning zone at the 1940 point.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0194J, effective 8 Feb 2024, queried 23 Sep 2026; Florida Division of Emergency Management surge zones)
Stonebridge is mapped on FEMA flood panels 12021C0193J and 12021C0194J, effective February 8, 2024; every Willow Bend point tested falls on panel 12021C0194J. The 1940 Willow Bend Circle point returned Zone AE at a lidar ground reading of 9.42 feet NAVD88; the 1920 point returned shaded Zone X at 10.07 feet; the 1980 point returned shaded Zone X, not tested for elevation. FEMA’s Zone AE polygon at Stonebridge follows the golf-course lake system, and at Willow Bend its edge runs through or beside the condominium: the AE point at 1940 and the shaded-X point at 1920 are only a couple of hundred feet apart. The 1930, 1950, 1960 and 1970 buildings were not tested. We tested street points, not building footprints: confirm any building with its elevation certificate or a lender flood determination.
The FEMA base flood elevation line nearest 1940 Willow Bend Circle reads about 9.0 feet NAVD88, roughly a fifth of a mile to the north, against the 9.42 foot lidar ground reading at the same street point. Applying that line to a specific building is our inference; the building’s lowest-floor elevation on an elevation certificate is what an insurer and lender use.
FEMA revalidated a 1998 to 2008 series of letters of map change for specific Stonebridge buildings and lots with the 2024 maps. Whether any Willow Bend building holds one was not confirmed for this guide; that letter’s list is where a seller or buyer would check.
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). Evacuation zones are set by Collier County, and the state’s SLOSH-based planning model puts the 1940 Willow Bend point in the Category 2 zone, a planning model, not a forecast. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, and Willow Bend’s buildings date from 1997 to 1999, before the statewide Florida Building Code of March 1, 2002.
Citizens Property Insurance requires flood coverage on personal residential wind policies on a phased schedule, all policies from January 1, 2027, but its rule exempts condominium unit-owner policies from that requirement. A Willow Bend HO-6 on Citizens is therefore exempt, though the building’s own flood exposure still matters to a lender on a federally backed mortgage in the Special Flood Hazard Area, which the 1940 building’s AE result would trigger.
A Willow Bend buyer pays the $7,500 condominium fee for calendar 2026, Stonebridge Country Club’s $17,600 FY2027 club-level charge, a property tax bill that resets at purchase, and HO-6 insurance: $25,100 a year in association charges, about $2,092 a month, before tax and insurance.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees, 2 Sep 2026; Cost of Ownership page, retrieved 26 Sep 2026; Collier County 2026 preliminary roll)
| Layer | Who bills it | Figure | How to confirm |
|---|---|---|---|
| Willow Bend condominium fee, calendar 2026 | Willow Bend at Stonebridge Condominium Association | $7,500 a year, $1,875 a quarter | Condominium estoppel and budget |
| Club-level charges, FY2027 | Stonebridge Country Club Community Association | $17,600 a year, $4,400 a quarter | Master estoppel |
| Capital contribution, outside buyer | Master association, at closing | $17,500, one time | Master estoppel |
| Membership transfer fee | Master association, at closing | $600, one time | Master estoppel |
| Property tax | Collier County Tax Collector | Willow Bend median bill $3,252 today; resets at sale | The buyer’s own post-purchase assessment |
| Community Development District | None | $0 on every Stonebridge parcel | 2026 preliminary roll |
The $17,600 is country club dues of $9,094, a Clubhouse Renovation Fee of $1,920, a Food and Beverage Service Charge of $950, a new $100 Strategic Reserves line, and two master association lines totaling $5,536, labeled oppositely on the club’s two FY2027 documents (Master Base Assessment $2,667 and Capital Reserves $2,869 on the fee schedule; the reverse on the Cost of Ownership page). FY2026, the prior year, was $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it.
The Willow Bend condominium fee was $3,808 on the FY2019 schedule, stepped to $7,500 for calendar 2024 through 2026, an 87 percent rise from the calendar 2021 figure of $4,008 in the years Florida’s condominium reserve and insurance costs rose statewide. We present the history as context, not a proven cause, and put the current budget in your file. Heatherwood’s fee moved from $3,976 to $5,300 over the same years, which is why the two now sit $2,200 apart on identical plans.
Every Stonebridge parcel sits in millage area 133, at 9.5058 mills for tax year 2025 and 9.4020 on the 2026 preliminary roll (proposed, not adopted), so each $100,000 of taxable value costs roughly $940 a year (our arithmetic). With 42 of 56 Willow Bend residences carrying no homestead exemption, many sellers’ bills are already near market; your buyer should still estimate from the purchase price.
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. A Willow Bend buyer should still ask about any condominium special assessment, which appears on the Willow Bend estoppel.
The Willow Bend rules that most affect a sale are the 30-day minimum lease with no more than four leases a year, board approval of every buyer and tenant, no pets of any kind for tenants, garages or driveways only with no street parking, and a smoking ban on the unit lanai as a common area.
Data updated: September 2026 (Willow Bend purchase and lease application, posted on the club site; Stonebridge Amended and Restated Declaration)
Under the master Declaration a lease must be for the whole unit, in writing, at least 30 days long and no more than four times in a calendar year. Willow Bend’s combined “Application for Approval to Purchase or Lease a Condominium Unit” adds board approval, asks how the buyer will use the home (full time, part time, or as a rental), caps occupancy at two overnight occupants per bedroom during a lease, and states plainly that the lessee must be a natural person. For an investor buyer, that approval clock changes the arithmetic, so your listing should state it rather than let it surface at the board interview.
Nothing stops a sale while a lease is running; the buyer takes the residence subject to it, showings run through the tenant and the gate, and the closing should match the lease end where possible. Condominium lease packages include a membership-transfer payment to the club (the forms posted on the club site, dated 2019 and 2020, show $450); confirm the current amount with the association.
Owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” leashed outside the unit and never on the golf course; Willow Bend’s application bars pets of any kind in leased units. Vehicles park “only in the garages or driveways serving the Units,” street parking is not allowed at any time, and the form says “NO PICK UP TRUCKS ALLOWED.” A buyer with a boat at home is not a Willow Bend buyer, and your listing saves time by saying so.
Exterior changes need Architectural Review Committee approval under the master Declaration, and the condominium association controls the building. If you replaced windows, sliders or shutters, have the approval and the permit ready. A buyer will ask, especially given the pre-2002 construction era.
Willow Bend’s six MLS closings of the last twelve months took a median of 52.5 days on market, from 5 to 190 days. The three 2026 closings took 5 to 21 days; the three 2025 closings took 84 to 190. The board approval and two estoppels add weeks to closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The single 1,592 square foot closing, in March 2026, took 5 days; the four 1,433 square foot closings ranged from 8 to 174 days. The pattern reads as seasonal as much as plan-driven: every closing under 21 days happened in the winter or spring of 2026, and every closing over 84 days happened in 2025.
A typical Willow Bend sale runs two to three weeks of preparation, photography and association paperwork; the marketing period; an inspection period after contract; and a closing that allows for the board’s approval of the buyer, both estoppels, the buyer’s HO-6 quote and any appraisal. We write every one of those clocks into the contract.
With 42 of 56 residences non-homesteaded, most Willow Bend sellers are not in Naples when they sell. We handle showings through the gate, contractor access, the estoppels, the board’s application and a remote closing, and Marc Comisar manages the residence on the ground so an out-of-state owner can sell without flying down.
A Willow Bend listing should say what ownership actually offers: a condominium residence with the exterior, grounds and pool kept by the association, full Stonebridge Country Club membership with a Kipp Schulties-redesigned course, a new Bistro and resort-style pool, A-rated zoned schools, and North Naples errands within minutes, at the lowest price per foot in the gate.
Data updated: September 2026 (Stonebridge Country Club published pages; Collier County Public Schools 2026-27 zoning and 2026 grades, retrieved 23 Sep 2026)
The course is a Gene Bates design of 1992 redesigned by Kipp Schulties in 2023: par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee (Tee VI), with six rated tee sets. Members pay $35 for 18 holes with a cart in FY2027 rather than a green fee. The new Bistro and resort-style pool were open by spring 2024, and the club runs five Har-Tru tennis courts.
Willow Bend Circle sits about a quarter mile northwest of the clubhouse at 2100 Winding Oaks Way, a loop street with all seven buildings on it. Stonebridge sits about three miles inland from the Gulf beaches, behind the corner of Immokalee Road and Airport-Pulling Road North, with gates on both.
From the clubhouse, NCH North Naples Hospital is about 1.7 road miles, the Publix on Vanderbilt Beach Road about 2.1, and I-75 at Immokalee Road about 2.5, off-peak. Delnor-Wiggins Pass State Park is about 3.8 miles and Vanderbilt Beach about 5.2.
For the 2026-2027 school year Collier County Public Schools zones Willow Bend to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High School, all graded A by the Florida Department of Education in 2026. Willow Bend is not age-restricted: Stonebridge’s master declaration contains no age restriction.
You get a free Willow Bend at Stonebridge home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the twelve-month Willow Bend closings on your plan, cross-checked against county deeds and Heatherwood’s identical plans, with your buyer’s fee stack beside it, at no cost.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
You receive every Willow Bend closing on your plan with its date, price and days on market; a price-per-foot analysis that never mixes MLS living area with county base area; the live Willow Bend and Heatherwood competition with price histories; the $25,100 carrying cost and $18,399 one-time charge your buyer will underwrite; your building’s flood zone reading and any elevation certificate on file; and a recommended list price with a defensible range. Request it through our Willow Bend at Stonebridge valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building number, your plan, your timeline and the one thing you are most worried about, and you will get a straight answer.
At Willow Bend the one 1,592 square foot closing of the last year sold for $515,000, and the interior plan’s four closings ran $75,000 apart. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything, and many Willow Bend owners use the valuation to decide between this season and next.
McGreevy and Comisar are a top-reviewed 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.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
At Willow Bend, where the plan and the fee gap decide the price before condition ever comes up, going above and beyond on a condominium sale is the job.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Willow Bend sale runs on a board clock and two estoppels; follow-through is what keeps those clocks from slipping.
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Most Willow Bend owners sell from out of state, so being kept informed at every step is the service.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
A Willow Bend specialist matters because the facts that decide a sale here are not in the listing feed: two identical plans priced against a twin with a lower fee, a board approval, two estoppels, a buyer-paid $17,500 contribution, and a flood map that splits the neighborhood building by building.
Data updated: September 2026 (Willow Bend filings, association forms, Collier County and FEMA records, read 26 Sep 2026)
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Willow Bend 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 Willow Bend residence off a Naples average, quote Heatherwood’s last sale without pricing in the $2,200 fee gap, order one estoppel instead of two, forget the board’s approval clock, put the capital contribution on the seller’s side of the statement, or miss that one street point in the neighborhood tests into FEMA Zone AE. Each of those errors costs a seller time or money.
Willow Bend is one of six Stonebridge condominiums under the same $17,600 club layer, and a Willow Bend owner and a Thornbrooke owner pay the same club charge for very different homes. For the whole community, read our Stonebridge Country Club community guide and the Stonebridge Country Club seller guide, which apply the same method to all ten neighborhoods.
Many Willow Bend sellers are also buyers, moving up within Stonebridge, trading a second home for a primary one, or relocating in Collier or Lee County. We run both sides together, and at Stonebridge the order matters, because the club’s existing-owner rule can remove the $17,500 capital contribution on the purchase.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees and Cost of Ownership page, retrieved 26 Sep 2026)
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0, and its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. If your next home is inside the gate, we sequence the Willow Bend sale and the purchase around that window.
If you are buying a second Willow Bend residence or comparing it with Heatherwood, start with our Willow Bend at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Willow Bend at Stonebridge neighborhood guide holds the building, fee and rules detail this page summarizes, and our Naples real estate guide holds the wider city picture.
These are the questions Willow Bend at Stonebridge owners ask before they sell, answered from the Southwest Florida MLS pull of September 26, 2026, Collier County’s sales file and 2026 preliminary roll, the club’s FY2027 schedule, Chapter 718 and the association’s posted form. 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 twelve-month closings on your plan, then prepare the file before you list: both estoppels, the budget and reserve position, the insurance summary, the SIRS statement and the association’s budget that explains the fee. Plan for the board’s approval of your buyer. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices by plan and building, knows Heatherwood’s identical plans and fee gap, and personally negotiates the offer. 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 likely inside the band your plan set over the last twelve months: about $365,000 to $440,000 for a 1,433 square foot interior residence, and near $515,000 for the 1,592 square foot end plan, though the one active end-plan listing shows condition can move that widely. Request a written valuation for your address.
Six MLS closings in the twelve months to September 24, 2026, from $365,000 to $515,000, median $392,500. The most recent, in May 2026, was $370,000 for a 1,443 square foot home in the 1960 building.
About six on the MLS, and 11 qualified county resales in the last 24 months, the most of any Stonebridge condominium relative to its 56 homes.
The twelve-month median was 52.5 days on market, from 5 to 190. Homes priced into the 2026 winter and spring market sold in 5 to 21 days; homes priced into a softer 2025 waited 84 to 190.
A median 94.45 percent over the last twelve months (n=6), against 95.43 percent for all 33 Stonebridge closings in the same window.
For a residence priced to its plan, yes: only two Willow Bend homes were for sale on September 24, 2026, about 4.0 months of supply. Listing by October reaches the winter buyers who drove the 5- and 8-day 2026 sales.
Fall. Willow Bend’s fastest 2026 sales closed in the winter and spring, and most Willow Bend buyers decide from out of state before the season.
A model reads one neighborhood of 56 residences on two plans and cannot see a renovation, a lease, a garage, or which street point’s flood zone applies to your building.
Yes. The one 1,592 square foot closing of the last year sold for $515,000, above every 1,433 square foot closing, which ran $365,000 to $440,000.
Always, on these plans. Heatherwood sells the identical floor areas at a $2,200 lower fee, and its nine closings in 24 months had a $455,000 median against Willow Bend’s $400,000.
It does not set it. The Willow Bend median just value is $369,000, and the twelve-month median qualified sale was $395,000, above it.
The buyer, $17,500 for an outside buyer in FY2027, under the Declaration. A buyer already owning in Stonebridge may qualify for the $0 existing-owner rate.
$600 for FY2027, a buyer charge.
Two: the Willow Bend condominium association and the Stonebridge master association.
The master estoppel is $299 for FY2027. The condominium estoppel is capped at $299 for a current account under Florida Statutes 718.116(8), plus $119 for delivery within three business days.
Yes. The association’s posted purchase and lease application covers sales, requires the board to approve or disapprove, and carries a $100 processing fee.
The declaration, articles, bylaws, rules, budget and financial statement, the FAQ sheet, the governance form and the association’s SIRS or a statement that none was completed, at your expense under section 718.503.
Section 720.401 carves out associations regulated under Chapter 718, and Willow Bend is one, but it also sits inside the Chapter 720 master association. Confirm your duty with your closing agent or attorney; this is information, not legal advice.
Both apply only to buildings three habitable stories or higher. Willow Bend’s buildings appear to be two stories and none is on Collier County’s milestone registry, but the association must still give buyers its SIRS or a statement that none was completed.
No public document says. The $2,200 gap on identical plans is the first question a buyer’s agent raises; the Willow Bend budget answers it.
It depends on the building. The 1940 street point tested FEMA Zone AE; 1920 and 1980 tested shaded Zone X. Confirm your building with an elevation certificate or lender determination.
A lender requires it on a federally backed mortgage in the Special Flood Hazard Area, which the AE result at 1940 would trigger; Citizens exempts condominium unit-owner policies from its own flood mandate.
Often, if you hold a homestead cap; the buyer’s bill follows the purchase price. The Willow Bend median bill is $3,252, and each $100,000 of taxable value costs roughly $940 at the preliminary millage.
$7,500 a year to the condominium for calendar 2026 plus $17,600 to Stonebridge Country Club for FY2027, $25,100 in total.
It is billed as a $480 quarterly line through February 2035, not a lump sum; on our reading you pay installments due through closing, as confirmed on the estoppel.
Yes. The buyer takes the lease, showings run through the tenant, and the closing should match the lease end.
Open houses, yes, registered with the association office by 1:00 p.m. Friday, with the club’s sign only, noon to 5:00 p.m., up to twice a week. For Sale signs, no.
Many Willow Bend buyers are seasonal and welcome it. List the furnishings on a separate inventory so the appraisal values the residence.
The kitchen and baths, flooring, impact windows and sliders, and air conditioning, because buyers compare the same two plans side by side and those are the visible differences.
You can, but you still run the board approval, two estoppels, the Chapter 718 package and the club transfer, and signs are barred, which removes most of what a For Sale by Owner seller relies on.
Yes, privately to qualified buyers in our database when privacy matters more than maximum exposure. We set out the trade-off in price first.
Membership attaches to ownership: your buyer becomes a member at closing and pays the $600 transfer fee. The club is non-equity, so there is no deposit to refund.
It depends on your basis, use and any exclusion; IRS Publication 523 explains the primary-residence rules, and a foreign seller may face FIRPTA withholding. Confirm with your CPA.
Request a written valuation, ask the association for its budget, reserve schedule and SIRS statement, ask about your building’s flood zone status, and call Jesse McGreevy direct at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s and association’s own published documents. No listing portal or competing brokerage is cited.
Willow Bend and Stonebridge documents
Market data and Collier County records
State of Florida on condominiums and selling
Commission, tax and federal records
Schools and area
Our own assets
Every row below links the authority that publishes the document, so a Willow Bend 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 Willow Bend seller | Official authority |
|---|---|---|
| Willow Bend at Stonebridge Application for Approval to Purchase or Lease | Board approval of every sale and lease, the $100 processing fee, no tenant pets, garages or driveways only, and the natural-person tenant rule | Stonebridge Country Club file library |
| Stonebridge FY2027 Rates and Fees | The $7,500 Willow Bend fee, the $17,600 club layer, the $17,500 contribution, the $600 transfer fee and the $299 master estoppel | Stonebridge Country Club Community Association |
| Stonebridge Amended and Restated Declaration | Buyer liability for unpaid assessments, the 15-day estoppel, the purchaser’s contribution, leasing and pet rules | Stonebridge Country Club, archived copy |
| Declaration of Condominium of Willow Bend at Stonebridge, OR 2342, Page 2248 | The condominium itself, its units, common elements and carport or garage assignments | Collier County Clerk of the Circuit Court |
| Florida Statutes 718.503, resale disclosure | The package a Willow Bend seller owes the buyer and the 7-day voidability window | Florida Legislature |
| Florida Statutes 718.116, estoppel certificates | The ten business day delivery rule and the condominium estoppel fee cap | Florida Legislature |
| Florida Statutes 720.401, disclosure summary | The master association duty and its Chapter 718 carve-out | 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 689.302, flood disclosure | The flood questions every residential seller answers at or before contract | Florida Legislature |
| FEMA National Flood Hazard Layer | The zone reading at each tested Willow Bend street point, panel 12021C0194J | FEMA |
| FEMA Map Service Center | The flood zone for your specific building, panel 12021C0194J | FEMA |
| Uniform Mitigation Verification Inspection Form | The wind mitigation form a buyer’s insurer reads | 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 |
Four documents that matter to a Willow Bend seller are not public and cannot be linked: the Willow Bend association’s adopted budget, reserve schedule and insurance summary, its estoppel certificate and its SIRS statement, all from the association; and the master association’s estoppel, from the Stonebridge Controller’s office.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Willow Bend at Stonebridge sits inside the North Naples condominium market they work every week. If you are weighing a sale on Willow Bend Circle, 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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 preliminary roll and sales file, published August 29, 2026. Brokered by Domain Realty.