Estero, Florida
Breckenridge homes sold from $175,500 to $420,000 in the last 12 months. Our buyer guide covers village prices, the fee stack, the section 720.401 and 718.503 documents, inspection, insurance and the monthly payment.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buyers in Breckenridge choose among nine villages and 16 associations behind one gate, and 44 homes closed there on the Southwest Florida MLS in the last 12 months at prices from $175,500 to $420,000. This buyer guide sits beside our full Breckenridge community guide, which covers the history, golf course, amenities, schools and storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in Breckenridge? The Breckenridge valuation guide shows what your home is worth, and the Breckenridge seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in Breckenridge because we read the community's published documents and every closed sale, explain which of the nine villages and 16 associations fits your budget and plans, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the Coconut Point corridor.
Recent Breckenridge market record (12 months to September 29, 2026): 44 closed sales · $11,794,300 in total volume · $235,000 median sold price · $206 median price per square foot of living area · a range of $175,500 to $420,000 · a median 55.5 days on market · a median 95.8% of list price · 16 active listings on September 29, 2026, asking $195,000 to $419,000, about 4.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Breckenridge community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Breckenridge is narrower and checkable: we have read the association's published pages, its amenity and governance material and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in the village, read how we represent buyers in Estero.
Breckenridge buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will.
Buying in Breckenridge takes six steps: set a budget with a lender, sign a written buyer agreement, choose a village, review the association documents, inspect and insure the home, and close. Because the community holds nine villages and 16 associations under a master association with two possible legal forms, the order of the document review matters more here than in most Estero communities.
Your monthly cost is principal and interest, the master assessment, village dues, taxes and insurance. We build that number with you before you tour, using the current Freddie Mac rate of 7.03% as of September 24, 2026 [Source: Primary Mortgage Market Survey, weekly averages as of September 24, 2026].
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation and is negotiable [Source: Written buyer agreements 101]. We explain it in plain language before you sign.
The village sets the product, the dues and the rules. A condominium village's buyer reads the Chapter 718 documents, and a homeowners association buyer reads the Chapter 720 disclosure summary. We narrow the nine villages and 16 associations to the two or three that fit your budget and plans.
We write the offer from the closed sales of the village, not the asking price, and we use the review windows and the inspection as negotiating tools. Homes sold at a median 95.8% of list in the last 12 months.
The document review window, the inspection period and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppels are confirmed, the capital contribution is paid, and you receive your amenity access from the association. We are at the closing table with you.
The Breckenridge market gives buyers some room to negotiate right now: 16 homes were listed on September 29, 2026, about 4.4 months of supply, and the 44 homes that closed in the last 12 months sold at a median 95.8% of list after a median 55.5 days on market. Only 4 of the 44 sold at or above list.
Data updated: September 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 44 | $235,000 | $206 | 55.5 | 95.8% |
Last 24 months | 71 | $246,400 | $207 | 67 | 95.5% |
Last 36 months | 102 | $275,000 | $217 | 41 | 96.1% |
Last 60 months | 171 | $285,000 | $224 | 19 | 97.3% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, pulled September 29, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Breckenridge community guide]
Median days on market moved from 4 in the oldest year block to 55.5 in the latest, and the sold-to-list ratio from 100.7% to 95.8%. That is a market where an offer below asking is normal, and 16 of the 44 sales closed below 95% of list. 16 sold within 30 days and 18 took more than 90, so the fast sales are the well-priced ones.
16 homes were listed at a median asking price of $283,250, with asks from $195,000 to $419,000. Against 44 closings in 12 months, about 3.7 a month, that is about 4.4 months of supply by our arithmetic. The Preserve had 6 active listings across its four buildings against 8 closings in the year, Greenwood Village had 3 listings against 3 closings, and the Villages on Lake Augusta had 1 listing after 10 closings.
Buyers have the most leverage in the Preserve and Greenwood Village, where listings match or exceed a year's sales, and where the Preserve's median time on market for its recorded sales ran 85 to 132 days. They have the least in the Villages on Lake Augusta and Wellington, where 10 and 8 homes sold in the year against 1 listing each, and Wellington's median was 39.5 days.
If you want a walk through what those numbers mean for your budget, call Marc at (239) 287-5873 or read how we represent buyers in Estero. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Breckenridge homes sold for $175,500 to $420,000 in the 12 months to September 29, 2026, at a $235,000 median on 44 closings. The table below lists every sale, newest first, with its village, size, price and days on market, so a buyer can see what a specific home has actually cost.
Data updated: September 2026
Beds and baths are as the MLS reports them: 2+Den/2(0) means two bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
Sold | Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
Sep 10, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,625 | $317,500 | $195 | 35 | 97.7% |
Sep 9, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,812 | $399,900 | $221 | 8 | 100.0% |
Sep 1, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,745 | $361,000 | $207 | 151 | 98.9% |
Aug 26, 2026 | Village on Crescent Lake | 3 Bed/3(0) | 1,974 | $350,000 | $177 | 39 | 92.1% |
Aug 20, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,803 | $375,000 | $208 | 227 | 94.0% |
Jul 29, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,812 | $335,000 | $185 | 272 | 95.7% |
Jul 15, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 2,025 | $325,000 | $160 | 47 | 87.9% |
Jul 15, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $175,500 | $201 | 38 | 93.9% |
Jul 1, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 1,088 | $225,000 | $207 | 139 | 97.9% |
Jun 26, 2026 | Village on Court Side | 2 Bed/2(0) | 968 | $228,000 | $236 | 20 | 97.0% |
Jun 8, 2026 | Preserve III | 2+Den/2(0) | 1,283 | $205,000 | $160 | 41 | 93.2% |
May 29, 2026 | Villages on Lake Augusta | 3 Bed/2(0) | 1,243 | $250,000 | $201 | 0 | 100.0% |
May 27, 2026 | Preserve II | 2+Den/2(0) | 1,379 | $243,000 | $176 | 134 | 97.6% |
May 26, 2026 | Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $268,500 | $198 | 15 | 97.7% |
May 19, 2026 | Village on Golden Pond | 3 Bed/2(1) | 2,137 | $400,000 | $187 | 18 | 95.5% |
May 18, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,625 | $335,000 | $206 | 155 | 87.0% |
May 8, 2026 | Villages on Lake Augusta | 3 Bed/2(0) | 1,209 | $285,000 | $236 | 18 | 98.6% |
May 7, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $184,500 | $211 | 25 | 97.2% |
Apr 28, 2026 | Village on Crescent Lake | 3 Bed/2(0) | 1,800 | $372,500 | $207 | 19 | 93.1% |
Apr 28, 2026 | Preserve III | 2 Bed/2(0) | 1,379 | $220,000 | $160 | 161 | 97.8% |
Apr 27, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $190,000 | $208 | 10 | 90.5% |
Apr 24, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 2,025 | $365,000 | $180 | 279 | 97.3% |
Apr 22, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,803 | $375,000 | $208 | 464 | 96.4% |
Apr 15, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $190,000 | $208 | 20 | 95.0% |
Apr 13, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $215,000 | $236 | 142 | 95.6% |
Apr 8, 2026 | Preserve III | 3 Bed/2(0) | 1,326 | $265,000 | $200 | 418 | 98.5% |
Apr 7, 2026 | Preserve II | 2+Den/2(0) | 1,243 | $220,000 | $177 | 85 | 92.8% |
Apr 1, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $210,000 | $217 | 9 | 95.5% |
Mar 20, 2026 | Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $207,000 | $152 | 3 | 92.0% |
Mar 16, 2026 | Preserve II | 2 Bed/2(0) | 1,379 | $235,000 | $170 | 64 | 94.0% |
Feb 27, 2026 | Village on Crescent Lake | 3 Bed/3(0) | 1,974 | $395,000 | $200 | 280 | 96.3% |
Feb 27, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $217,500 | $225 | 11 | 93.8% |
Feb 27, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $192,500 | $221 | 41 | 96.3% |
Feb 24, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $184,500 | $211 | 93 | 97.2% |
Feb 5, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 1,077 | $235,000 | $218 | 81 | 100.0% |
Feb 4, 2026 | Village on Court Side | 2 Bed/2(0) | 1,087 | $230,000 | $212 | 18 | 95.9% |
Jan 16, 2026 | Greenwood Village at Breckenridge | 3 Bed/2(1) | 1,799 | $420,000 | $233 | 8 | 98.8% |
Jan 9, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $182,500 | $209 | 67 | 96.1% |
Dec 31, 2025 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $190,000 | $196 | 304 | 84.4% |
Dec 17, 2025 | Villages on Lake Augusta | 2+Den/2(0) | 1,429 | $275,000 | $192 | 257 | 93.3% |
Dec 17, 2025 | Villages on Lake Augusta | 2 Bed/2(0) | 1,087 | $235,000 | $216 | 105 | 94.0% |
Nov 21, 2025 | Preserve IV | 3 Bed/2(0) | 1,437 | $210,000 | $146 | 132 | 95.5% |
Nov 18, 2025 | Preserve III | 2+Den/2(0) | 1,275 | $275,000 | $216 | 0 | 92.3% |
Oct 24, 2025 | Villages on Lake Augusta | 2+Den/2(0) | 1,243 | $224,900 | $181 | 327 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Breckenridge community guide]
Sold price band (last 12 months) | Closed sales | Share of the 44 |
|---|---|---|
Under $200,000 | 8 | 18% |
$200,000 to $249,999 | 16 | 36% |
$250,000 to $299,999 | 6 | 14% |
$300,000 to $349,999 | 4 | 9% |
$350,000 and up | 10 | 23% |
Breckenridge spans a wide price range for one gate: 8 of the 44 sales were under $200,000 and 10 were $350,000 or more. A buyer who fixes a budget before touring shortens the search to the villages that fit it.
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 44 | $235,000 | $206 | 55.5 | 95.8% |
Year 2: months 13 to 24 back | 27 | $269,000 | $217 | 82 | 94.4% |
Year 3: months 25 to 36 back | 31 | $325,000 | $251 | 24 | 96.8% |
Year 4: months 37 to 48 back | 30 | $322,450 | $241 | 7.5 | 97.8% |
Year 5: months 49 to 60 back | 38 | $297,500 | $221 | 4 | 100.7% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Breckenridge community guide]
The lowest sale was an 873-square-foot Wellington at Breckenridge condominium at $175,500 on July 15, 2026, and the highest was a 1,799-square-foot Greenwood Village home at $420,000 on January 16, 2026, sold in 8 days. The gap is $244,500, which is why one community median cannot tell you what a specific home costs.
Breckenridge has 842 residences and a bundled master assessment of roughly $2,800 a year, so buying here rewards local knowledge. If you are buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873. If you are also selling a home in Estero, get a free home valuation or call Jesse direct at (239) 898-6072.
The Lee County Property Appraiser's recorded, DOR-qualified sales matched to Breckenridge and its village names show 49 qualified resales in the 12 months to September 25, 2026, at a $243,000 median and a range of $175,500 to $430,000, all of them resales and none sold direct from a builder, against 44 MLS closings in the 12 months to September 29, 2026. The two counts use slightly different windows and the county legal-description match covers 842 parcels (637 condominium, 159 single-family and 46 common parcels), so we use the MLS figures for pricing and the county count as a cross-check [Source: Real property transfer and sale qualification codes (qualified sales, codes 01 and 02)].
A Breckenridge home costs from about $175,500 for an 873-square-foot Wellington condominium to $420,000 for a 1,799-square-foot Greenwood Village home, with the village and the square footage setting where a home falls. Homes under 1,500 square feet had a $220,000 median and homes of 1,600 square feet or more had a $368,750 median.
Data updated: September 2026
Village (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
Villages on Lake Augusta | 10 | $230,000 | $211 | 93 | 1 | 37 | $270,000 |
Wellington at Breckenridge | 8 | $187,250 | $210 | 39.5 | 1 | 23 | $215,000 |
Village on Crystal Lake | 6 | $363,000 | $196 | 249.5 | 1 | 13 | $375,000 |
Preserve III | 4 | $242,500 | $180 | 101 | 1 | 11 | $305,000 |
Village on Golden Pond | 4 | $367,450 | $201 | 26.5 | 1 | 12 | $400,000 |
Greenwood Village at Breckenridge | 3 | $268,500 | $198 | 8 | 3 | 16 | $304,500 |
Preserve II | 3 | $235,000 | $176 | 85 | 3 | 9 | $243,000 |
Village on Crescent Lake | 3 | $372,500 | $200 | 39 | 1 | 11 | $395,000 |
Village on Court Side | 2 | $229,000 | $224 | 19 | 0 | 4 | $239,950 |
Preserve IV | 1 | $210,000 | $146 | 132 | 1 | 5 | $285,000 |
Breckenridge (main MLS label) | 0 | none sold | none sold | none sold | 1 | 10 | $258,000 |
Preserve I | 0 | none sold | none sold | none sold | 1 | 3 | $285,000 |
Village on Lake Geneva | 0 | none sold | none sold | none sold | 0 | 5 | $426,783 |
Villages on Court Side | 0 | none sold | none sold | none sold | 1 | 12 | $275,750 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries names that differ slightly from the association's, and the main Breckenridge label and the singular and plural Court Side labels hold homes that belong to villages by another name. A median of two or three sales is shown for reference only. [Source: Breckenridge community guide]
Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
Under 1,000 sq ft | 12 | $190,000 | $211 | $175,500 | $228,000 |
1,000 to 1,399 sq ft | 16 | $235,000 | $199 | $205,000 | $285,000 |
1,400 to 1,699 sq ft | 4 | $296,250 | $194 | $210,000 | $335,000 |
1,700 to 1,999 sq ft | 9 | $375,000 | $207 | $335,000 | $420,000 |
2,000 sq ft and up | 3 | $365,000 | $180 | $325,000 | $400,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, 12 months to September 29, 2026. [Source: Breckenridge community guide]
Beds / baths (MLS format) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
2 Bed/2(0) | 20 | $212,500 | $210 | 39.5 |
3 Bed/2(1) | 11 | $365,000 | $206 | 151 |
2+Den/2(0) | 6 | $233,950 | $179 | 109.5 |
3 Bed/2(0) | 5 | $265,000 | $201 | 19 |
3 Bed/3(0) | 2 | $372,500 | $189 | 159.5 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, 12 months to September 29, 2026. [Source: Breckenridge community guide]
Only one village had 10 closings in 12 months, so read the sales themselves, not just the medians. The Villages on Lake Augusta led with 10 sales at a $230,000 median, then Wellington at Breckenridge with 8 at $187,250. Crystal Lake, Golden Pond and Crescent Lake, the three upper-tier villages, had 13 closings from $317,500 to $400,000.
These two entry-tier villages produced 18 of the 44 sales. Wellington's five 873-square-foot condominiums sold at $175,500 to $192,500, and the Villages on Lake Augusta's three 967-square-foot homes sold at $190,000 in 304 days and at $210,000 and $217,500 within 11 days. The slow one cost the seller $20,000 to $27,500.
The 3-bedroom coach homes of these villages cost $317,500 to $400,000, at medians of $363,000, $367,450 and $372,500. Crystal Lake's six sales took 47 to 464 days, while Golden Pond's four had a 26.5-day median, so a buyer here can negotiate the slow ones.
The Preserve's Buildings II, III and IV had 3, 4 and 1 closings at medians of $235,000, $242,500 and $210,000, and Greenwood Village's three sales had a $268,500 median. The Preserve buildings are among those the milestone-inspection law reaches, so a buyer there asks for the building's inspection and reserve documents.
16 homes were listed for sale in Breckenridge on September 29, 2026, asking $195,000 to $419,000 at a median of $283,250, and 4 of them had been on the market 300 days or more. The table lists each one with its village, size, list price and days on market so far.
Data updated: September 2026
Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
Breckenridge (main MLS label) | 2 Bed/2(0) | 1,283 | $195,000 | 70 |
Villages on Court Side | 2 Bed/2(0) | 978 | $205,000 | 80 |
Wellington at Breckenridge | 2 Bed/2(0) | 873 | $209,900 | 152 |
Preserve II | 2+Den/2(0) | 1,379 | $250,000 | 217 |
Preserve II | 2+Den/2(0) | 1,453 | $259,900 | 6 |
Preserve I | 3 Bed/2(0) | 1,399 | $259,900 | 13 |
Preserve III | 3 Bed/2(0) | 1,326 | $259,900 | 168 |
Preserve IV | 2+Den/2(0) | 1,453 | $269,000 | 8 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $297,500 | 554 |
Villages on Lake Augusta | 2+Den/2(0) | 1,273 | $299,900 | 598 |
Village on Golden Pond | 3 Bed/2(1) | 1,625 | $325,000 | 381 |
Preserve II | 3 Bed/2(0) | 1,243 | $330,000 | 7 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $345,000 | 162 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,304 | $350,000 | 358 |
Village on Crystal Lake | 3 Bed/2(0) | 1,856 | $369,000 | 174 |
Village on Crescent Lake | 3 Bed/2(0) | 2,014 | $419,000 | 90 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Breckenridge, pulled September 29, 2026. [Source: Breckenridge community guide]
Asking prices are not sale prices, and a home listed 300 days or more has usually been priced above what buyers will pay. The median sale was 95.8% of list, so a buyer offering 90% to 95% of a fairly priced home's list is inside the record, and a buyer offering that on a stale listing may go lower.
The entry-price listings under $260,000 suit a seasonal buyer or a first Florida home, and the larger homes at $325,000 to $419,000 suit a full-time buyer who wants space. We send the listings that fit you and skip the rest.
Greenwood Village and the Villages on Lake Augusta each had a listing past 350 days at $297,500 to $350,000 against recent village sales near $268,500 and $230,000. Those are the homes with the most room to negotiate, and we track each one's price history.
Breckenridge sits below every named Estero neighbor on median price and on the high side for supply. Its $235,000 median for the 12 months to September 29, 2026 compares with $270,000 to $550,000 across the neighbors below, and its 4.4 months of supply compares with 1.7 to 6.2 for the neighbors.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
Breckenridge | 44 | $235,000 | $206 | 55.5 | 95.8% | 4.4 |
49 | $295,000 | $225 | 81 | 94.9% | 2.9 | |
31 | $270,000 | $190 | 88 | 96.2% | 3.1 | |
31 | $390,000 | $212 | 79 | 94.9% | 6.2 | |
50 | $550,000 | $343 | 25 | 96.9% | 2.9 | |
43 | $420,000 | $250 | 36 | 96.3% | 2.8 | |
119 | $447,510 | $224 | 56 | 97.5% | 2.1 | |
36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 | |
40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
Breckenridge is the lowest-priced row, and it also has more supply than most neighbors, so the buyer holds more leverage here than at Pelican Sound or Rapallo. A lower price does not make the home a better value in every case, since a smaller condominium and a bundled par-3 course are not the same product as a larger home elsewhere.
Country Creek and Villagio at Estero are the two nearest price points at $295,000 and $270,000, and a buyer can tour both in the same morning as Breckenridge. We plan the route so you compare fees and floor plans while the details are fresh.
Breckenridge and Country Creek are both bundled-golf communities on the west side of Estero with no CDD, but Breckenridge offers 842 residences at a $235,000 median with an 18-hole par-3 course and eight tennis courts, while Country Creek offers 966 homes at a $295,000 median with single-family homes among five housing products. The right one depends on your product, fees and tolerance for a green fee.
Data updated: September 2026
Question a buyer asks | Breckenridge | |
|---|---|---|
What am I buying? | 842 residences in nine villages and 16 associations, from 2-bedroom condominiums to 3-bedroom coach homes and villas | 966 homes, 746 single-family and 220 condominium, across five housing products |
When was it built? | Roughly 1987 to 2005; Gleneagles of Naples is the developer named in the secondary record | Built between 1988 and 2001 on 282.33 acres |
What has sold recently? | 44 closings, $235,000 median, $175,500 to $420,000 (12 months to Sept 29, 2026) | 49 closings, $295,000 median, $195,000 to $560,000 (12 months to Sept 29, 2026) |
Price per square foot | $206 median | $225 median |
Time on market and list ratio | 55.5 days, 95.8% of list | 81 days, 94.9% of list |
Supply on Sept 29, 2026 | 16 active, about 4.4 months | 12 active, about 2.9 months |
Recurring fees | Master assessment of roughly $2,800 a year plus village dues of roughly $300 to $500 or more a year | One master assessment plus one of thirteen sub-association assessments; no current figure is publicly sourceable |
One-time fees at closing | $2,800 capital contribution and $100 transfer fee, per the association's fee schedule as our guide reports it | Not published on our page |
Golf | Bundled 18-hole, all par-3 course, par 54, no equity buy-in and no resident green fees | Bundled, non-equity 18-hole executive course of par 61, with a green fee at the tee |
CDD | None | None; the only non-ad-valorem line is Lee County solid waste |
Flood zone | Mostly Zone X, with AE in internal lakes and drainage, panel 12071C0579G | 83.4 percent of parcels tested in Zone X and 16.6 percent in Zone AE or the floodway |
Rentals | Renters have full amenity access; minimum lease term set by each village | A lease requirement and approval process exist; minimum term not verified on our page |
Sources: Breckenridge figures from the [Source: Breckenridge community guide] and the September 29, 2026 Southwest Florida MLS pull; Country Creek figures from the [Source: Country Creek community guide] and the same pull.
Country Creek's median sold price is $295,000 against Breckenridge's $235,000, a gap of $60,000, but Country Creek's single-family homes and larger floor plans are part of that gap, and its per-square-foot median of $225 against $206 is closer. Breckenridge's master assessment is a published number and Country Creek's is not, so a Breckenridge buyer can state the whole fee stack before the offer.
Breckenridge suits the buyer who wants an included 18-hole par-3 course, eight tennis courts and five pools at the lowest entry price among the named neighbors, and who is comfortable buying a condominium, coach home or villa in a fully built-out community. It also suits a buyer who plans a seasonal rental, because renters use the amenities.
Country Creek suits the buyer who wants a detached single-family home among five housing products, an executive course of par 61 and a larger community of 966 homes, and who accepts a green fee at the tee and no published assessment figure. Our [Source: Country Creek community guide] reports the structure in detail.
A buyer who shops both should compare the whole monthly cost, not the list price: a Breckenridge coach home at $370,000 to $420,000 sits above Country Creek's median and inside its $195,000 to $560,000 range, while a Breckenridge condominium at $175,500 to $230,000 sits far below it. We put both on one page for you before you offer.
A Breckenridge buyer's protection depends on the village's legal form. A buyer in a mandatory homeowners association under Chapter 720 must receive the section 720.401 disclosure summary before signing, and a condominium buyer under Chapter 718 receives the section 718.503 documents, with a 7-day cancellation window, excluding weekends and holidays, at the seller's expense.
Section 720.401 requires the seller in a mandatory homeowners association to give you the disclosure summary before you sign the contract, and the contract must carry the statute's voidability clause in conspicuous type. If the summary was not provided, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401]. The master Breckenridge Association is a property owners association generally governed by Chapter 720, according to our community guide.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Some Breckenridge villages are condominiums, the Preserve among them according to our guide, so their sellers deliver the resale documents in section 718.503 at their own expense, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, per that section [Source: Florida Statutes 718.503]. Which of the nine villages and 16 associations are condominiums and which are not is not stated on our page, so your closing agent or attorney confirms your village's form.
We have not read the recorded declarations of the master association or of the individual villages, and the association's document pages sit behind an owner login, so we do not state what they add to these statutory rights [Source: Breckenridge bylaws and governing documents page]. We read them with every buyer during the review window. This is information, not legal advice.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that your taxes may change after the sale, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis, a seller must also disclose known material defects [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)].
Nothing in this section is legal advice. If you want the documents read alongside you, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
The estoppel certificate tells a Breckenridge buyer what is owed to the association and what fees are due at transfer, and it is the only place a village's current dues are stated with authority. Florida caps the fee, the certificate is valid for 30 days, and some villages also require buyer approval or a lease application.
The homeowners association estoppel is governed by section 720.30851 and the condominium estoppel by section 718.116, each with a base fee cap of $250 for a current account, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years, which our cost research reports as $299, $119 and $179 [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. In Breckenridge you may need one from the master association and one from your village. The contract decides who pays.
The association's schedule of fees, as our community guide reports it, lists a one-time $2,800 capital contribution and a $100 transfer fee at closing, and the detail sits behind the owner login [Source: Breckenridge schedule of fees (owner login for detail)]. Individual villages may add their own one-time fees. Confirm the allocation in your contract.
Some associations require a sales application and buyer approval, and the estoppel says which. A buyer who plans to rent also needs the association's lease approval, and a $200 lease transfer fee applies according to our guide, with the minimum term and any cap set by each village [Source: Breckenridge community guide]. We confirm the process for your village before you make an offer.
The master association manages access to the golf course, courts and pools, and its management company and resident portal are listed on its site [Source: Breckenridge management companies]. We show you how to set up your access at closing.
A Breckenridge buyer should inspect the roof, air conditioning, water heater, windows, plumbing and electrical panel, and should ask for permits and architectural approvals for exterior work. The villages were built from roughly 1987 to 2005, so the age of the systems drives both the price and the insurance quote.
Insurers ask for a roof's age and condition, and an older roof can raise a premium or force a repair or credit. Ask the seller for the roof permit or invoice and have the inspector report the remaining life.
Ask for service records and installation dates, and have the inspector check for leaks under sinks, at water heaters and around toilets. In a condominium village, ask which pipes and fixtures the association maintains and which you do.
Impact windows, shutters and reinforced garage doors can lower an insurance premium, and the Architectural Review Committee reviews exterior changes, so ask for the approvals [Source: Breckenridge Architectural Review Committee]. Florida law requires insurers to offer discounts for verified mitigation features [Source: Florida Statutes 627.0629].
Florida's condominium safety law applies to buildings of three stories or more, so a two-story coach home or villa is outside it and the Preserve and any three-story building are inside it [Source: Florida Statutes 553.899]. In a covered building, ask for the milestone inspection report, the structural reserve study and the budget, and check the state's inspection portal [Source: Condominium building inspections portal].
Ask for the permit history and the association's approvals. Unapproved exterior work can surface at a sale, and a buyer who inherits it inherits the problem. We check the Lee County permit record and the seller's approvals before your inspection period ends.
A wind mitigation inspection documents roof shape, deck attachment, opening protection and other features that earn premium credits. We recommend one on any home you are serious about, and we send it to your insurance agent with the quote request.
Insuring a Breckenridge home depends on the village's legal form: a home owned outright needs a homeowners policy and possibly flood coverage, while a condominium unit owner needs an HO-6 policy that covers the interior, contents and liability on top of the association's master policy. Get quotes before you make an offer.
Section 718.111 requires a condominium association to insure the building and common areas, and each unit owner insures the interior, contents and personal liability [Source: Florida Statutes 718.111]. Ask the village association what its master policy covers and what its deductible is, because a large master deductible can become a special assessment. The master association lists its own insurances on its site [Source: Breckenridge master insurances].
Most of Breckenridge is mapped in FEMA Zone X, with Zone AE confined to the community's internal lakes and drainage, on FIRM panel 12071C0579G effective November 17, 2022 [Source: National Flood Hazard Layer, flood hazard zones (Layer 28)]. A federally backed mortgage requires flood insurance in Zone AE, and it is optional but wise in Zone X. Look up your address on the FEMA Flood Map Service Center [Source: Flood Map Service Center, search by address] and get a quote before you commit.
Lee County publishes the flood insurance discounts that its Community Rating System participation earns for policyholders, and the Village of Estero's own standing is set by FEMA [Source: Lee County CRS flood insurance discounts]. Confirm the current discount for your address at the time of your purchase.
Breckenridge is roughly three to four miles from Estero Bay and in Lee County Evacuation Zone A (storm surge zone 1), so its exposure is wind and freshwater flooding plus modeled surge in a strong storm [Source: Hurricane Ian Tropical Cyclone Report]. Some buyers find coverage through Citizens Property Insurance Corporation, Florida's insurer of last resort [Source: Citizens Property Insurance Corporation]. Your insurance agent should quote both the standard market and Citizens.
A Breckenridge buyer pays principal and interest, a master assessment of roughly $2,800 a year, village dues, taxes and insurance, with no CDD. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $188,000 loan, 80% of the $235,000 median, is $1,255 a month.
Data updated: September 2026
Layer | Amount | Period | Who owes it | Source |
|---|---|---|---|---|
Master assessment | Roughly $2,800 per year | Set by the association | Owner, from closing forward | |
Village sub-association dues | Roughly $300 to $500 or more per year, by village | Set by each village | Owner, on top of the master assessment; shown on the estoppel | |
Capital contribution | $2,800 | One time, at closing | Incoming owner, as our guide reports it; confirm in the contract | |
Transfer fee | $100 | One time, at closing | Confirm in the contract | |
Community Development District | None | None | No CDD bond assessment on the tax bill | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | |
Insurance, including flood where required | Quote-dependent | Annual | Buyer |
Village dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel, the schedule of fees or the village's own budget [Source: Breckenridge 2021 proposed budget].
Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Master assessment, per month (about $2,800 per year) | Sum before village dues, taxes and insurance |
|---|---|---|---|---|---|
$200,000 | $40,000 | $160,000 | $1,068 | $233 | $1,301 |
$235,000 (12-month median) | $47,000 | $188,000 | $1,255 | $233 | $1,488 |
$300,000 | $60,000 | $240,000 | $1,602 | $233 | $1,835 |
$420,000 (top sale of the year) | $84,000 | $336,000 | $2,242 | $233 | $2,475 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03% as of September 24, 2026; master assessment of roughly $2,800 a year, divided by 12; our arithmetic. Illustration only, not a loan offer; village dues, taxes and insurance are added to the total. [Source: Primary Mortgage Market Survey, weekly averages as of September 24, 2026]
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your bill will not equal the seller's, so we estimate it before you offer.
The master assessment covers the 18-hole, all par-3 golf course of par 54 and 1,726 yards, eight lighted Har-Tru tennis courts, three pickleball courts, three bocce courts, six shuffleboard courts, five pools, the clubhouse, the gated entry and the common landscaping, lakes and drainage [Source: Breckenridge amenities page] [Source: Breckenridge Golf and Tennis Club, 18 holes, par 54, 1,726 yards, private, par-3 style]. Condominium villages may also cover building insurance and exterior maintenance in their own dues, so ask.
A Breckenridge buyer's closing costs are the lender's fees, the lender's title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance, and the capital contribution and transfer fee. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
In Lee County the seller customarily pays for the buyer's owner's title insurance policy and the $0.70 per $100 documentary stamp tax on the deed, the reverse of Collier County's title custom [Source: Documentary stamp tax overview and rates]. At the $235,000 median that is $1,645 in stamps and $1,250 in title premium on the seller's side. The contract controls, so we confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax of $0.002 per dollar of mortgage [Source: Nonrecurring intangible tax on mortgages]. On a $188,000 loan those are $658 and $376, and on a $336,000 loan $1,176 and $672.
The buyer customarily records the deed and mortgage, at fees set by statute, and pays for the lender's title policy, the appraisal, the inspection and the survey where needed [Source: Florida Statutes 28.24]. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows [Source: Property taxes, bill dates, discounts and delinquency]. The master assessment is prorated as the contract directs.
Since August 17, 2024, a Breckenridge buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation, and every commission is negotiable. Offers of buyer broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated [Source: Written buyer agreements 101]. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered [Source: NAR settlement FAQs].
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact [Source: Florida Statutes 475.278]. We work as your representative, and we say which role in writing.
Yes, in most cases, but a condominium purchase adds a project review. Breckenridge buyers use conventional, FHA, VA and cash, and a lender reviews the village association as well as you. Fannie Mae's guide lists conditions that make a condominium project ineligible, so we ask the lender to check the project early.
Conventional loans typically require 3% to 20% down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members [Source: VA home loan program overview] [Source: Buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
A lender reviewing a condominium checks the association's budget, reserves, litigation, owner-occupancy and delinquency, and Fannie Mae lists ineligible projects in its selling guide [Source: Selling Guide B4-2.1-03, ineligible condominium projects]. If a Breckenridge village fails a review, financing options narrow, so we ask your lender to check before you offer.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Homebuyer programs overview, first mortgages and down payment assistance]. Eligibility depends on income, price and other limits, so we send you the current rules.
Cash buyers close faster and skip the project review, and the seller may accept a lower price for certainty. Homes sold in a median 55.5 days here, so a cash offer with a short inspection window has leverage, especially on a listing past 300 days.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures [Source: Owning a home guides]. We recommend reading them, and we do not give lending advice.
We find you the right Breckenridge home by starting with your budget, plans and tolerance for fees, then narrowing nine villages and 16 associations to the two or three that fit and touring them in one or two mornings. We watch the MLS for new listings, price changes and long-listed homes that will negotiate.
Tell us whether you want a full-time home, a seasonal home or a rental, how much space you need, whether you want golf and tennis, and what monthly cost feels right. Those answers eliminate most villages quickly.
We bring the closed sales for each home's village to the tour so you see the price in context. A Wellington condominium listed at $209,900 is a different conversation when five 873-square-foot units sold there for $175,500 to $192,500.
Listings that have been active 100 days or more are where the negotiating room is. 4 of the 16 active listings had been listed 300 days or more on September 29, 2026, and we track each one's price history.
We negotiate for you by writing the offer from the closed sales, using the document review and inspection windows as leverage, asking the seller for credits where the record supports them, and protecting your deposit. Homes sold at a median 95.8% of list in the last 12 months, and 4 of 44 sold at or above list.
An offer is anchored to the closed sales in the village and size range, with adjustments for condition and time. We tell you when a home is priced above the record and when it is not, and we never talk you into a bidding war the data does not support.
The condominium 7-day review window and the homeowners association 3-day cancellation right are statutory, and the inspection period is in the contract. We read the documents inside the window, not at its end, and use anything we find to renegotiate.
Where the seller cannot move on price, a credit for a roof, air conditioner or closing costs may work. We compare the two in dollars, including how each affects your loan.
We keep the deposit with the title company or attorney and set the closing date around the association's approval and estoppel timeline, so you are not paying carrying costs while the paperwork catches up.
The association's rules decide whether a Breckenridge home works for you: renters have full amenity access, a $200 lease transfer fee applies, each village sets its own minimum term and cap, and exterior changes go through the Architectural Review Committee. Read the rules for your village before you make an offer.
Seasonal leasing is permitted at the master level with an application and approval process, and renters use the golf course, courts and pools like owners, per our community guide [Source: Breckenridge community guide]. The minimum lease term and any leases-per-year cap sit behind the owner login, so we do not state one and confirm your village's rule before you plan on rental income.
The rules address pets, signs, parking and trash containers, and the details differ by village. We send you the relevant sections before you offer, and we ask the association when a question is not answered in the documents.
The Architectural Review Committee reviews exterior changes, and its process is described on the association's site [Source: Breckenridge Architectural Review Committee]. Plan a screened lanai, shutters or paint color around its calendar.
Resident play on the 18-hole, all par-3 course is bundled in the master assessment with no equity buy-in and no resident green fee, per our community guide [Source: Breckenridge community guide]. We confirm what your village adds.
Breckenridge is the right place for a buyer who wants a gated, bundled golf-and-tennis community on the west side of Estero at a wide range of prices, from $175,500 to $420,000, and who can live with layered fees and a mixed legal form. It may not suit a buyer who wants a new home or a single all-in fee.
It suits a buyer who wants the golf, tennis and pools included in one master assessment, a choice among condominiums, coach homes and villas, and no CDD. It also suits a buyer who plans a seasonal stay or rental within the village's rules. Breckenridge welcomes owners and renters of every age.
A buyer who wants a newer home, a detached single-family house or a single all-in fee should compare Country Creek, Villagio at Estero and Stoneybrook. Our Estero buyer guide has the wider picture.
Breckenridge sits on the west side of Estero, roughly about 3.2 miles in a straight line from Coconut Point and three to four miles inland of Estero Bay, and our community guide covers nearby schools, shopping and Florida Gulf Coast University. School assignment depends on the address, so check the district's lookup [Source: School zone lookup].
Call Marc at (239) 287-5873, tell him your budget and plans, and he will shortlist the villages. If you own a home to sell first, call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Breckenridge realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
Breckenridge runs from a $175,500 condominium to a $420,000 coach home, so fit matters more than size. We match the home to your needs and your monthly budget, not the other way around.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
The first conversation is about you, not about listings. We ask what you want the home to do and then build the shortlist.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
A purchase can take months when the right home is not listed yet, and we keep watching the MLS for it.
A personalized Breckenridge buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a village, walk the fee stack and a monthly payment at today's rates, set out the document plan for your village's legal form, and tell you honestly whether Breckenridge or a neighbor fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Breckenridge specialists matter to a buyer because the facts that decide a purchase live in documents, not in a listing feed: a master association over nine villages and 16 associations with their own dues, two possible legal forms, a capital contribution, a milestone-inspection rule that turns on building height, a mostly Zone X flood map and a range from $175,500 to $420,000.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: the search, the tours, the inspection and the closing table. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and the other half of McGreevy and Comisar. He runs pricing, data and the document work, which in Breckenridge means the village record, the estoppels and the payment math. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the community median for an 873-square-foot condominium, hand a condominium buyer an HOA summary, forget the $2,800 capital contribution, skip the master policy deductible, ignore the building's height under the milestone law or quote one flood zone for the whole community. None of those mistakes is exotic, and each one costs a buyer time or money.
Breckenridge buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community of 842 residences with nine villages and 16 associations and two possible legal forms rewards village-level pricing. In one year, Breckenridge homes sold $244,500 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home on its own market's ladder of closed sales, build the documents file before the first showing and time the two closings together. Our Estero home valuation guide and Estero seller guide cover the process.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes. We sequence the two contracts so the sale funds the purchase, and we use a closing-date or contingency structure that fits your lender and your timeline.
Not necessarily. Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met [Source: Form PT-112, Save Our Homes portability guide].
It depends on your lender, your equity and the market. Homes sold at a median 95.8% of list here, so selling first gives you a firm budget, and buying first may be possible with a bridge or a contingency. We compare both in dollars.
We recommend it. It tells you what you will net and therefore what you can spend, and it is free and confidential.
We can negotiate a longer closing, a short rent-back or a temporary rental, and we plan for that before the listing goes live.
You pay the commission on each transaction as agreed in each agreement, and both are negotiable. We explain both in writing before you sign anything.
Breckenridge buyers ask these questions before they make an offer, and each answer below is a single paragraph with its source. They cover price, fees, documents, financing, insurance, rules and the closing.
Data updated: September 2026
Breckenridge homes sold for $175,500 to $420,000 in the last 12 months, at a $235,000 median on 44 closings [Source: Breckenridge community guide]. Condominiums under 1,000 square feet sold from $175,500 to $228,000, and larger coach homes sold from $335,000 to $420,000.
The lowest sales were 873-square-foot Wellington at Breckenridge condominiums at $175,500 to $192,500 in the last 12 months. A cheaper entry also means a smaller home, so compare the monthly cost, not only the price.
Homes that sold in the last 12 months went at a median 95.8% of list, and 16 of 44 sold below 95%. A home priced near its village's recent sales is fair, and a home listed 300 days or more is probably priced above them.
It leans balanced, with room for buyers on long listings. 16 homes were active against 44 closings in the year, about 4.4 months of supply, and the median sale took 55.5 days.
It depends on your loan program and the association's project approval. Conventional loans typically require 3% to 20% down, and the payment table above uses 20% for illustration [Source: Buying a home]. Your lender sets the terms.
At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a 30-year loan for 80% of the $235,000 median is $1,255 a month, and the master assessment adds about $233 a month before village dues, taxes and insurance [Source: Primary Mortgage Market Survey, weekly averages as of September 24, 2026].
The master assessment is roughly $2,800 a year, and each village adds dues of roughly $300 to $500 or more a year, per our community guide [Source: Breckenridge community guide]. The estoppel states the current figures for your village.
No. Our community guide reports no Community Development District bond assessment on the tax bill, and Lee County's special-district list is the place to check [Source: Lee County special districts (no Breckenridge CDD)].
It covers the 18-hole, all par-3 golf course, eight tennis courts, pickleball, bocce, shuffleboard, five pools and the amenity package, with no equity buy-in and no resident green fee [Source: Breckenridge amenities page].
Our community guide reports a $2,800 capital contribution and a $100 transfer fee on the association's schedule of fees [Source: Breckenridge schedule of fees (owner login for detail)]. Villages may add their own, so confirm the allocation in your contract.
Some villages are condominiums under Chapter 718 and the master is a property owners association under Chapter 720, but which villages are which is not stated on our page. We confirm your village's form from the recorded documents before you offer.
A homeowners association buyer receives the section 720.401 disclosure summary, a condominium buyer receives the section 718.503 documents, and every buyer receives the property tax disclosure and the flood disclosure [Source: Florida Statutes 720.401] [Source: Florida Statutes 718.503].
A condominium buyer may cancel within 7 days after signing or receiving the documents, whichever is later, excluding Saturdays, Sundays and legal holidays, if the documents were not delivered as the statute requires. Your closing agent confirms how the section applies to your contract.
Yes. If the section 720.401 disclosure summary was not provided before you signed, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived.
It is the association's statement of what is owed on the home and what fees are due at transfer. The fee is capped at $299 for a current account, $119 more for rush delivery and $179 more if delinquent, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851].
Some associations require a sales application and buyer approval, and the estoppel says which. We confirm the process for your village before you make an offer, so approval does not delay your closing.
Seasonal leasing is permitted with an application and approval process, and a $200 lease transfer fee applies, per our community guide. Each village sets its own minimum term and cap, and those sit behind the owner login, so confirm before you plan on rental income.
Yes. Our community guide reports that renters receive full access to the golf course, courts and pools, the same as owners.
Yes. Our community guide describes Breckenridge as a gated golf-and-tennis community of 842 residences. Access details for owners are handled through the association.
No. Breckenridge welcomes owners and renters of every age, per our community guide.
Most of Breckenridge is Zone X, with Zone AE confined to the internal lakes and drainage, on FIRM panel 12071C0579G effective November 17, 2022. Zones can vary by parcel, so look up your address on FEMA's map service and get a quote before you commit [Source: Flood Map Service Center, search by address].
It depends on the zone, the elevation and the coverage, and we do not print a figure we cannot source. Ask an insurance agent for a quote on your address before you offer.
Insurers price on roof age, construction year and mitigation features, so an older roof can raise a quote. A wind mitigation report and a roof certification help, and Citizens is the insurer of last resort [Source: Citizens Property Insurance Corporation].
The roof, air conditioning, water heater, windows, plumbing and electrical panel, plus permits and architectural approvals. The villages were built from roughly 1987 to 2005, so equipment age matters.
It depends on the building. It applies to condominium buildings of three stories or more, so two-story coach homes and villas are outside it and the Preserve and any three-story building are inside it [Source: Florida Statutes 553.899].
Lee County reassesses a homestead at just value as of the January 1 after the sale, and the seller's Save Our Homes cap does not transfer. Your bill will not equal the seller's, so we estimate it before you offer [Source: Florida Statutes 193.155].
In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 documentary stamp tax on the deed, and the buyer pays the lender's costs, recording, inspection, appraisal and prepaids. The contract controls.
Yes. Since August 17, 2024, a buyer signs a written agreement with an agent before touring, and it can be negotiated [Source: Written buyer agreements 101].
It is a negotiated term. A seller may offer to pay some or all of it, and you and your agent agree what you owe if it is not covered [Source: NAR settlement FAQs].
Often, but a condominium village must pass the lender's project review, and a village that fails narrows your options. We ask your lender to check the project before you offer [Source: Selling Guide B4-2.1-03, ineligible condominium projects].
Florida Housing Finance Corporation offers first mortgage and down payment assistance for eligible buyers, subject to income and price limits [Source: Homebuyer programs overview, first mortgages and down payment assistance].
Breckenridge had a $235,000 median and bundled par-3 golf with no green fee, and Country Creek had a $295,000 median, more single-family homes and a green fee at the tee. The comparison table above sets them side by side.
Yes. Cash buyers close faster and skip the project review, and a cash offer with a short inspection window has leverage on a listing that has sat 300 days or more.
Many purchases close in 30 to 45 days, depending on the lender, the association's estoppel and approval timeline and the inspection. We set the date around those steps.
Yes. We tour by video, review the documents with you remotely, coordinate the inspection and can close with a power of attorney or remote notarization where the title company allows it. Many buyers here are seasonal.
There is no equity buy-in and no resident green fee, because golf is bundled in the master assessment, per our community guide [Source: Breckenridge community guide]. The course is 18 holes, all par 3, par 54 and 1,726 yards [Source: Breckenridge Golf and Tennis Club, 18 holes, par 54, 1,726 yards, private, par-3 style].
Several Lee County public schools serve the area, but assignment depends on the address, so check the district's school-zone lookup for the home you are considering [Source: School zone lookup].
Breckenridge buyers who own a home to sell first ask these questions, and each answer below explains how the sale and the purchase fit together.
Start with a free valuation, decide whether to sell first or buy first, and let us sequence the two contracts. We build the documents file for your current home before the first showing.
Listing first gives you a firm budget, and making an offer first may need a contingency or a bridge. Homes here sold at a median 95.8% of list, so we compare both in dollars.
You can, and a seller may accept it or not. Contingent offers are weaker than clean ones, so we discuss a longer closing or a rent-back as alternatives.
Possibly not. A qualifying homeowner may exclude up to $250,000 of gain, or $500,000 for a qualifying married couple filing jointly, if ownership and use tests are met [Source: Publication 523, selling your home]. Confirm with your CPA.
Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met [Source: Form PT-112, Save Our Homes portability guide].
Documentary stamp tax at $0.70 per $100, the owner's title policy in Lee County, estoppels, prorated taxes, any payoff and the negotiated commission. Our seller closing costs guide shows every line.
The seller orders it from the association's management company, and the contract decides who pays. We order it early so it is valid at closing.
A short rent-back can be negotiated in the contract, and we plan for it before listing when the two closing dates do not line up.
We line up the contract dates, the lender's timeline and the association paperwork so the sale funds the purchase, and we build in a buffer for each estoppel.
Call Marc at (239) 287-5873 for the purchase or Jesse at (239) 898-6072 for the sale, and we will answer from the record.
Breckenridge buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, reviews the association paperwork with you before the review window ends, and works from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
Buying in Breckenridge begins with the village: an 873-square-foot Wellington condominium or a 2,137-square-foot Golden Pond coach home, and where a home sits on that village's ladder of closed sales. It continues with the fee stack, the flood file and the documents, and it ends with an offer you can defend.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Breckenridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Breckenridge facts on this page rest on primary sources: the association's published pages, Lee County's Property Appraiser and Tax Collector, Lee County and school-district pages, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Breckenridge buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your village association and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | |
Florida Statutes 553.899 | The milestone inspection of condominium and cooperative buildings of three stories or more | |
Florida House Bill 913 (2025) | The 2025 refinements to the condominium safety law | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Breckenridge schedule of fees | The master assessment, capital contribution, transfer and lease fees (owner login for detail) | |
Breckenridge bylaws and governing documents page | The master and village governing documents (owner login for detail) | |
Breckenridge master insurances page | The master insurance summary for common areas | |
Lee County Property Appraiser subdivision report | The recorded subdivision and parcel record behind a village | |
Condominium building inspections portal | Milestone-inspection and reserve status reporting for condominium buildings | |
FEMA Flood Map Service Center | The flood zone and FIRM panel for a specific address | |
Current fee schedule, estoppels and building documents for your village | Fees, any special assessment, whether buyer approval is required and, for a covered building, the milestone and reserve status | Ordered through the association's management company, listed on the association site |
Reach the Breckenridge buyer team by calling Marc Comisar direct at (239) 287-5873 or by requesting a buyer consultation on this page. It is free, it starts with your budget and plans, and it works whether you plan to buy this season or only want to know what your money buys. Selling first? Call Jesse direct at (239) 898-6072.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.