Estero, Florida
Buy a condo in Greenwood Village at Breckenridge, Estero, with McGreevy and Comisar, Top 1% nationally since 2008. Every recent closing, the master and village fee layers, the seven-day review and how we negotiate for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying in Greenwood Village at Breckenridge means buying one of 73 condominium flats built between 1988 and 1994 inside Breckenridge, the gated golf and tennis community in Estero, Florida, where 16 flats closed on the Southwest Florida MLS in the 60 months to September 29, 2026 and three are listed now. This buyer guide sits beside our full Greenwood Village at Breckenridge neighborhood guide, and it answers one question: what does it take to buy here well, with the fewest surprises. If you own a flat and are selling first, start with our Greenwood Village at Breckenridge seller guide or see what a Greenwood Village at Breckenridge home is worth.
Buyers looking across the whole gate can read our guide to buying a home in Breckenridge, which compares all nine villages, and our Estero buyer guide. Marc Comisar represents buyers across Southwest Florida, and you can call him direct at (239) 287-5873.
McGreevy and Comisar are the best realtor for buying a Greenwood Village at Breckenridge condo because we work for the buyer: we show every recent closing, price your flat against its own plan, get the association documents before you commit, and negotiate terms. We are the #1 Team in Southwest Florida since 2012, Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar 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, with over $900 million in personal sales between the two of us. Buyers comparing agents can read our guide to the best real estate agents in Estero, then ask each agent to walk them through a specific Greenwood flat's closings. We do that in the open below.
Recent Greenwood Village at Breckenridge buyer market record (last 12 months to September 29, 2026): 3 MLS closings (a small sample) at a $268,500 median, from $207,000 to $420,000, a median of 8 days on market and 97.7% of final list price. Three flats were listed on September 29, 2026 at $297,500 to $350,000 after 162, 358 and 554 days. The 60-month record, the first window with 10 or more closings, is 16 sales at a $304,500 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Our thin-data promise: we publish no count of Greenwood Village purchases that McGreevy and Comisar represented, because none is on file for this village, and we do not present a public-record comparison as our own deal. In the last 12 months we tracked every one of the 3 Greenwood Village at Breckenridge closings, and we tracked all 16 recorded here since December 2021, so the prices you see below are complete.
If you're searching for "the best buyer's agent in Greenwood Village at Breckenridge, Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Honors and recognition:
Those are career honors across Lee and Collier County. Marc runs the buyer side: tours, offers, inspections, vendor coordination and the walk-through before closing. Jesse builds the data. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your carry and your risk more than any listing photo will, and every one is specific to this 73-flat condominium village inside the Breckenridge gate.
Greenwood Village at Breckenridge buyers can use the links below to jump straight to the record, the costs, the Florida rules, the Wellington comparison, the consultation form or the buyer FAQ. The guide runs in the order most buyers decide: what it takes, the market, the price, the rules, the carry, then how we represent you.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Greenwood Village at Breckenridge · Key Takeaways
The Market and the Price: What Does It Take to Buy a Condo in Greenwood Village at Breckenridge? · What Is the Greenwood Village at Breckenridge Market Like for Buyers Right Now? · What Have Greenwood Village at Breckenridge Condos Sold For in the Last 60 Months? · What Does a Greenwood Village at Breckenridge Condo Cost by Plan and Size? · What Is for Sale in Greenwood Village at Breckenridge Today? · How Do Greenwood Village at Breckenridge Prices Compare With the Other Breckenridge Villages? · Greenwood Village at Breckenridge vs Wellington at Breckenridge: Which One Should You Buy In?
Florida Law, Inspection and Insurance: What Does Florida Law Give a Greenwood Village at Breckenridge Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in Greenwood Village at Breckenridge? · What Should You Inspect Before Buying in Greenwood Village at Breckenridge? · How Do You Insure a Greenwood Village at Breckenridge Condo?
Costs, Representation and Negotiation: What Will You Pay Each Month to Own a Greenwood Village at Breckenridge Condo? · What Are Buyer Closing Costs in Greenwood Village at Breckenridge? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Greenwood Village at Breckenridge Condo? · How Do We Find You the Right Condo in Greenwood Village at Breckenridge? · How Do We Negotiate for You in Greenwood Village at Breckenridge?
Fit, Reviews and Questions: Which Greenwood Village at Breckenridge Rules Decide Whether a Condo Works for You? · Is Greenwood Village at Breckenridge the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Greenwood Village at Breckenridge Buyer Consultation · Why Does a Greenwood Village at Breckenridge Specialist Matter for a Buyer? · Thinking of Selling Your Greenwood Village at Breckenridge Condo? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Greenwood Village at Breckenridge · Frequently Asked Questions, Selling One Home to Buy in Greenwood Village at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Greenwood Village at Breckenridge Buyer Team Today?
Buying a condo in Greenwood Village at Breckenridge takes a plan choice, the village's numbers in writing, a price set from the closings, an offer built around the association's approval process, the association documents, an inspection, and closing with the master association's $2,900 in new-owner charges. Each step has a document behind it.
Decide between the standard 1,359 square foot flat and the larger three-bedroom flats. They are different products at different prices, and the 16-sale history treats them differently: ten standard flats at a $295,500 median against two larger flats at $420,000 and $422,000.
Ask D&D Association Services for the current dues, the budget, the reserve schedule, any special assessment, the rental and pet rules and the story count of the building you like. The village fee is not public, and the estoppel is the document that states it.
Use the closing list below. A flat asking $297,500 to $350,000 against a $268,500 latest comparable has room to negotiate, which is our reading of the record, not a promise.
Call Marc at (239) 287-5873. We write the offer with the association's approval process, the estoppel timing, the seven-day review and the master charges built in. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Marc writes these offers himself.
Under section 718.503 the buyer receives the governing documents, budget and related disclosures, and the estoppel confirms what is owed. Read the declaration's use and leasing sections before the review period ends.
A condominium inspection covers the unit and its systems, and the association's roof and building condition are asked separately. A wind mitigation inspection can lower the insurance premium.
The title agent collects the master association's $2,800 capital contribution and $100 transfer fee, and after closing you visit the master office with your photo ID, warranty deed and settlement statement for gate equipment. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we stay with you through that visit.
The Greenwood Village at Breckenridge market favors a patient buyer: three flats are listed at $297,500 to $350,000 after 162 to 554 days, against 3 MLS closings in the last 12 months at a $268,500 median, which is 12.0 months of supply by our arithmetic. Flats priced near the last closing sold in days.
Data updated: September 2026
Window | MLS closings | Median sold price | Median $ per MLS sq ft | Median days on market | Median sold as % of final list |
|---|---|---|---|---|---|
Last 12 months (to Sep 29, 2026) | 3 (small sample) | $268,500 | $197.57 | 8 | 97.7% |
Last 24 months | 5 (small sample) | $268,500 | $197.57 | 15 | 93.8% |
Last 36 months | 8 (small sample) | $316,000 (mean of $307,000 and $325,000) | $229.68 | 29.5 | 96.6% |
Last 60 months, first window with 10+ | 16 | $304,500 (mean of $302,000 and $307,000) | $224.06 | 7.5 | 98.2% |
Source: Southwest Florida MLS (Matrix), Greenwood Village at Breckenridge, MLS-marketed closings only, pulled September 29, 2026. Medians use the mean of the middle pair when the count is even.
Ten of the 16 closings sold below the final list price, two sold at it and four sold above it. The four above list were sales from December 2021 to November 2022. Since February 2023, nine of ten closings were below list and one was at list, so a buyer today can expect to negotiate.
Three actives against 3 closings a year means a buyer can be patient. The flats that sold quickly were priced within a few thousand dollars of a very recent comparable; the three that have waited are priced $29,000 to $81,500 above it. An owner who has waited that long may be open to a conversation about price and terms, and we ask.
Some flats are worth their price. The January 2026 three-bedroom flat of 1,799 square feet listed at $424,900 and closed at $420,000 in 8 days, and the May 2026 flat listed at $274,900 closed at $268,500 in 15. A well-priced flat can move fast, so we set a maximum with you before we tour and act on it. The village's full profile is in our Greenwood Village at Breckenridge neighborhood guide.
Eight of the 16 closings fell in January, February and March (our tabulation of the MLS dates). Contracts written in winter close in early spring, so a buyer who has financing and documents ready before the season can move the day a flat lists.
Greenwood Village at Breckenridge condos sold for $207,000 to $422,000 in the 60 months to September 29, 2026, sixteen MLS closings at a $304,500 median and 7.5 median days on market. The table below lists every one by month, bedrooms, living area, list price, sold price and days on market.
Data updated: September 2026
Beds and baths are as the MLS reports them. Owner names, unit numbers and parcel numbers are not shown. All 16 closings were marketed through the MLS; none was entered after closing.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 2 bed, 2 bath | 1,359 | $274,900 | $268,500 | 97.7% | 15 |
Mar 2026 | 2 bed, 2 bath | 1,359 | $224,900 | $207,000 | 92.0% | 3 |
Jan 2026 | 3 bed, 2 and a half bath | 1,799 | $424,900 | $420,000 | 98.8% | 8 |
Mar 2025 | 3 bed, 2 and a half bath | 1,623 | $449,900 | $422,000 | 93.8% | 58 |
Mar 2025 | 2 bed, 2 bath | 1,588 | $250,000 | $227,050 | 90.8% | 39 |
Sep 2024 | 2 bed, 2 bath | 1,359 | $314,000 | $307,000 | 97.8% | 74 |
Jun 2024 | 2 bed, 2 bath | 1,385 | $389,000 | $379,000 | 97.4% | 59 |
Mar 2024 | 3 bed, 2 bath | 1,359 | $339,000 | $325,000 | 95.9% | 20 |
Jul 2023 | 2 bed, 2 bath | 1,359 | $319,000 | $289,000 | 90.6% | 13 |
Feb 2023 | 2 bed, 2 bath | 1,359 | $325,000 | $325,000 | 100.0% | 7 |
Dec 2022 | 2 bed, 2 bath | 1,358 | $324,900 | $324,900 | 100.0% | 5 |
Nov 2022 | 2 bed, 2 bath | 1,359 | $325,000 | $326,000 | 100.3% | 7 |
Sep 2022 | 3 bed, 2 bath | 1,359 | $280,000 | $302,000 | 107.9% | 2 |
Jan 2022 | 2 bed, 2 bath | 1,359 | $279,900 | $280,000 | 100.0% | 6 |
Jan 2022 | 2 bed, 2 bath | 1,385 | $284,900 | $281,100 | 98.7% | 3 |
Dec 2021 | 3 bed, 2 bath | 1,359 | $235,000 | $245,000 | 104.3% | 2 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Greenwood Village at Breckenridge has 73 condominium flats inside Breckenridge and, on September 29, 2026, three for sale that have each waited at least 162 days. Few flats come up here, so the next buyer who acts should call us first.
Buying at Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Selling a Greenwood Village at Breckenridge condo first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
The 16 closings total $4,928,550 in volume, with days on market from 2 to 74 (a mean of 20.1 by our arithmetic) and a mean of the per-sale sold-to-list ratios of 97.9%. Prices per MLS square foot ranged from $143 to $274.
The Lee County recorded-sales file holds 75 qualified sales for the village going back to 1990, with yearly medians of $245,000 on 5 sales in 2021, $313,450 on 8 in 2022, $327,450 on 4 in 2023, $352,000 on 4 in 2024, $324,525 on 2 in 2025 and $268,500 on 3 in 2026 to July 29 [Source: Lee County Property Appraiser]. County sales are DOR-qualified deed prices and are never mixed with MLS square-foot figures.
This is a public-record sale, and it is the most recent Greenwood Village closing. A two-bedroom, two-bath flat of 1,359 square feet closed in May 2026 at $268,500 after 15 days, against a final list price of $274,900. The sale closed $6,400 (2.3 percent) below the ask, $61,500 above the March 2026 closing of the same size, and $29,000 below the lowest of the three asks now listed. On top of the price, that buyer owed the master association $2,900 at closing and about $2,800 a year, or about 1.0 percent of the price, before the village fee, tax and insurance (our arithmetic on the association's 2026 schedule).
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
A Greenwood Village at Breckenridge condo costs about $295,500 at the median for the standard 1,359 square foot flat across ten closings in 60 months, $420,000 to $422,000 for the two larger three-bedroom flats, and $227,050 for the one 1,588 square foot flat that sold. Each tier is a small sample.
Data updated: September 2026
Plan group (MLS living area) | MLS closings, 60 months | Median sold | Range | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|---|
Standard flat, 1,359 sq ft | 10 | $295,500 | $207,000 to $326,000 | $217.44 | 7 |
Near-standard, 1,358 or 1,385 sq ft | 3 | $324,900 | $281,100 to $379,000 | $239.25 | 5 |
Larger three-bedroom, 1,623 or 1,799 sq ft | 2 | $421,000 (mean of $420,000 and $422,000) | $420,000 to $422,000 | $246.74 | 33 |
Outlier, 1,588 sq ft | 1 | $227,050 | one sale | $142.98 | 39 |
Source: Southwest Florida MLS (Matrix), Greenwood Village at Breckenridge, pulled September 29, 2026; group medians are our arithmetic and every group is a small sample.
The county roll records 47 two-bedroom and 26 three-bedroom parcels among the village's 73, with heated areas from 1,103 to 1,694 square feet and a median of 1,359. MLS figures on Greenwood closings and actives include 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799. The 1,799 figure is above the roll's largest heated area, and we cannot say from the public record whether that reflects a measurement difference, an addition or a different plan, so we ask about it before you rely on it.
Across 60 months the ten standard flats closed between $207,000 and $326,000, with a 7-day median on market and a 98.9% median sold-to-list. Seven were two-bedroom flats at a $289,000 median and three were marketed as three-bedroom flats of the same size at a $302,000 median (both small samples).
Two closings sit above everything else: $422,000 in March 2025 (1,623 square feet, 58 days, list $449,900) and $420,000 in January 2026 (1,799 square feet, 8 days, list $424,900). Both are three-bedroom flats with two and a half baths. A half bath usually points to a two-level floor plan, which is our reading and not a verified building fact.
A two-bedroom flat of 1,588 square feet closed in March 2025 at $227,050 after 39 days, $143 per MLS square foot against a $224 median. It sold below the standard flat's median despite being larger, which usually means condition, terms or a motivated seller. The record cannot tell us which, and a buyer should not treat it as a price for the plan.
The 60-month median of $224.06 per MLS square foot is a median of per-sale values, not a price list, and it ranged from $143 to $274. Plan, floor, view and condition vary too much for a per-foot figure to stand alone, so we use it as a check on the comparable set.
Three Greenwood Village at Breckenridge condos were listed on September 29, 2026, all two-bedroom, two-bath: $297,500 for 1,359 square feet after 554 days, $345,000 for 1,359 square feet after 162 days and $350,000 for 1,304 square feet after 358 days. The median ask is $345,000, against a latest comparable closing of $268,500.
Data updated: September 2026
List price | Beds and baths | MLS living area (sq ft) | Days on market | Above the $268,500 latest comparable |
|---|---|---|---|---|
$297,500 | 2 bed, 2 bath | 1,359 | 554 | $29,000 (10.8%) |
$345,000 | 2 bed, 2 bath | 1,359 | 162 | $76,500 (28.5%) |
$350,000 | 2 bed, 2 bath | 1,304 | 358 | $81,500 (30.4%) |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026; the premiums are our arithmetic against one closing.
A listing that has waited 162 to 554 days tells a buyer that the market has not met the ask. It does not tell us why: condition, price, showing access or an owner's choice can each explain it. We look at the flat and its history before we make an offer, and we do not assume a discount without a reason.
We keep the live count current from the MLS, and inventory changes quickly. To browse current homes for sale, see DomainRealtyGroup.com, and to be alerted when a Greenwood flat lists, ask us to set up a saved search. Call Marc at (239) 287-5873.
Because a village of 73 flats has few listings, some owners will consider a private conversation before listing. We ask on your behalf, and we tell you plainly that a private sale can be at a price that a public listing would not have reached in either direction.
Greenwood Village at Breckenridge is a mid-ladder village of the nine at Breckenridge: 73 condominium flats built 1988 to 1994, with a $268,500 median on 3 MLS closings in 12 months, above the entry villages and well below the three lake-and-pond villages that close at $363,000 to $372,500.
Data updated: September 2026
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the source gives one |
|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 | |
160 | Condominium | 2002 to 2005 | 8 | $227,500 | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association | 1994 | 4 | $367,450 | |
Greenwood Village at Breckenridge | 73 | Condominium | 1988 to 1994 | 3 | $268,500 |
56 | Condominium | 2000 to 2005 | 3 | $372,500 | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 | |
44 | Homeowners' association | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
Nine villages hold 841 residential parcels against the association's stated 842 residences, and the 12-month closings sum to 44. The three homeowners' association villages are Crystal Lake, Golden Pond and Lake Geneva; every other village is a condominium under Chapter 718. Medians on fewer than 10 closings are small samples. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, and our Breckenridge community guide.
The three villages that close at $363,000 to $372,500 are all three-bedroom product on the roll. Greenwood's roll mixes 47 two-bedroom and 26 three-bedroom flats, which is why its prices scatter from $207,000 to $422,000 while the three upper villages cluster. A buyer who wants a third bedroom can compare Greenwood's larger flats with those villages.
Villages on Lake Augusta has 180 units and 10 closings in 12 months; Preserve at Breckenridge has 160 units and 8. Greenwood's 3 closings on 73 units is turnover of about 4.1 percent a year against 5.6 percent for Lake Augusta and 5.0 percent for Preserve (our arithmetic), so a Greenwood buyer has fewer flats to choose from and fewer comparables.
Choose Greenwood Village at Breckenridge for a larger flat, some with three bedrooms, at a $304,500 median over 60 months; choose Wellington at Breckenridge for the lowest entry price in Breckenridge, a $215,000 median over the same window, and more resale volume: 23 closings in 60 months against 16.
Data updated: September 2026
Factor | Greenwood Village at Breckenridge | Wellington at Breckenridge |
|---|---|---|
Residential parcels (2026 roll) | 73 | 95 |
Regime | Condominium, one association | Condominium, one association |
Built | 1988 to 1994, median 1991 | 1988 to 1998, median 1989 |
Declaration recorded (state register) | January 29, 1988 | January 28, 1988 |
Bedrooms (roll) | 2 on 47, 3 on 26 | 2 on all 95 |
Heated area (roll) | 1,103 to 1,694, median 1,359 | 873 on every parcel |
Village manager | D&D Association Services | MyTown Communities |
MLS, 12 months | 3 closings, $268,500 median (small sample) | 8 closings, $187,250 median (small sample) |
MLS, 24 months | 5, $268,500 (small sample) | 13, $190,000 |
MLS, 36 months | 8, $316,000 (small sample) | 17, $199,900 |
MLS, 60 months | 16, $304,500 | 23, $215,000 |
Median $ per MLS sq ft, 60 months | $224.06 | $235.75 |
Median days on market, 60 months | 7.5 | 32 |
Median sold as % of list, 60 months | 98.2% | 96.3% |
Active listings, Sep 29, 2026 | 3, $297,500 to $350,000 | 1 at $209,900 (873 sq ft) |
Months of supply | 12.0 | 1.5 |
County qualified sales, since Sep 29, 2025 | 3, $268,500 median | 8, $190,000 median |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed.
Size and price. Over 60 months Greenwood closed at a $304,500 median against Wellington's $215,000, a gap of $89,500 or about 42 percent, for flats whose median heated area is about 56 percent larger (our arithmetic). Greenwood is about 5 percent cheaper per MLS square foot ($224.06 against $235.75), so a buyer pays more in total and less per foot.
Wellington sold 8 flats in 12 months out of 95 (about 8.4 percent of units) and Greenwood 3 out of 73 (about 4.1 percent). Wellington has 1.5 months of supply and Greenwood 12.0, so a Wellington buyer competes for a scarce listing while a Greenwood buyer has time. The master fee, amenities and gate are identical; only the village fee, the building, the plan and the association differ.
Choose Greenwood if you want about 1,360 square feet or a third bedroom, can accept fewer comparable sales and a village fee that is unpublished, and want the same bundled amenities and gate. Choose Wellington if price is the constraint and two bedrooms and 873 square feet are enough. Our Wellington at Breckenridge buyer guide covers that village, and we show you both in one morning.
Florida law gives a Greenwood Village at Breckenridge buyer the condominium documents under section 718.503, a right to cancel within 7 days after signing and receiving them, the property tax disclosure summary under section 689.261, and a milestone and reserve statement in the contract. This page is information, not legal advice.
For a condominium resale, section 718.503 has the contract carry a conspicuous clause: either the buyer acknowledges receiving a current copy of the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, and the frequently asked questions and answers document more than 7 days before signing, or the agreement is voidable by the buyer within 7 days after signing and receiving them. Any waiver has no effect, the buyer may extend the closing by up to 7 days after receiving them, and the right ends at closing [Source: Florida Statutes 718.503].
The disclosure summary in section 720.401 applies to homeowners' association communities and says it does not apply to associations under chapter 718 [Source: Florida Statutes 720.401]. Greenwood is a condominium under chapter 718, so the 718.503 documents are the ones you receive. The master association is a separate corporation, Breckenridge Association, Inc.; which of its own statutory duties reach a condominium unit sale is a question for your closing agent or attorney.
For contracts entered into after December 31, 2024, section 718.503 requires a conspicuous statement about milestone inspection and reserve study status: that the association is required to have one and has not completed it, or that it is not required, or, where completed, an acknowledgment that you received the inspector-prepared summary and the reserve study, with the same 7-day voidability. The village's story count is not in the public record we hold, so we ask the association before you sign.
A buyer must receive the property tax disclosure summary at or before signing the contract, warning that the seller's current taxes are not a guide to yours because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. Check the Lee County Property Appraiser record for the specific unit and do not price your carry from the seller's bill.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" clause does not remove the duty for residential property [Source: Johnson v. Davis, Florida Supreme Court, 1985]. Ask for the seller's property disclosure and read it with the inspection report.
The estoppel certificate is the village association's written statement of what is owed on the unit and what fees apply, and section 718.116 requires the association to issue it within 10 business days of a request. For Greenwood Village at Breckenridge, D&D Association Services issues it, and the master association handles its own resale documents.
It states the regular assessment, what is paid through and due next, any special assessment or other money owed, any capital contribution, resale or transfer fee, any open rule violation, whether board approval of a transfer is required, any right of first refusal, other associations of which the unit is a member and the association's insurance contacts [Source: Florida Statutes 718.116]. It is the document that states the village fee, which is not published.
The estoppel is effective for 30 days when hand-delivered or e-mailed and 35 days when mailed. The association may charge up to $299 for a standard certificate on a current account, more if expedited or delinquent, and the seller customarily pays it. If you are asked to pay, confirm the amount against the cap.
Whether the village association requires board approval of a sale is a question for its declaration and rules; the estoppel form asks. If approval is required, ask what it involves and how long it takes before you set your closing date.
The master association's brochure tells the buyer's title company to include the $2,800 capital contribution and $100 transfer fee in closing costs and to complete the master estoppel through the manager's resale documents page [Source: About Breckenridge brochure]. After closing, the new owner visits the master office with photo ID, the warranty deed and the settlement statement to set up gate equipment.
Before buying in Greenwood Village at Breckenridge, inspect the unit's air conditioning, water heater, electrical panel, plumbing, windows and doors, and ask the association about the roof, exterior and reserves, because the county roll dates every parcel to 1988 through 1994. The village association usually carries the building roofs and exteriors, so those answers come from its records.
A general inspector covers the unit's systems and finishes. For a flat that is 30-plus years old, ask about the age of the air-conditioning system, the water heater and the electrical panel, and check windows, doors and any past water intrusion.
The village association carries the building in most Florida condominiums, so ask which roofs, exteriors and paint have been done and when, and read the budget and reserve schedule for what is planned. Section 718.112 requires a condominium association to budget for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced reserves [Source: Florida Statutes 718.112].
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a unit sits there, and recorded instruments sit with the Lee County Clerk [Source: Village of Estero, permits]. We have not searched either for a specific unit, and we recommend you do before writing an offer.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The story count is not in the public record we hold. If any building qualifies, it reached 30 years of age between 2018 and 2024, which is already past the first milestone date, so ask for the report and the study [Source: DBPR milestone inspections and SIRS].
We did not read a permit list for any Greenwood address, the recorded declaration or its amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
You insure a Greenwood Village at Breckenridge condo with an HO-6 policy for contents, interior finishes and loss assessment, while the association's master policy covers the building structure. Ask for the master policy summary and its hurricane deductible, request a wind mitigation inspection, and confirm your flood zone with your insurer.
Section 718.111 governs association insurance and section 627.714 the unit owner's loss assessment coverage. The master policy's deductible may be shared among owners after a loss, so ask what the master hurricane deductible is and how the association would fund it, and check the HO-6's loss assessment limit [Source: Florida Statutes 627.714].
A wind mitigation inspection uses the state's uniform mitigation verification form and can lower a premium where the features qualify [Source: Uniform Mitigation Verification Inspection Form]. Ask the seller for an existing report and the roof's age.
At a point we geocoded to the Ute Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. Within about half a mile there are also Zone AE polygons, so check the specific building. A lender does not require flood insurance on Zone X alone, though any lender or insurer may, and any owner can buy it [Source: FEMA National Flood Hazard Layer].
Breckenridge sits inland of Estero Bay, roughly three to four miles by our earlier measurement, so its exposure is mostly wind and rain. We found no public damage or flood record for the village after Hurricane Ian in September 2022, and the first two sales after the storm closed at $326,000 and $324,900, at or slightly above their asks. We cannot tie any sale to the storm, so ask the association about claims and repairs [Source: NHC report on Hurricane Ian].
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy [Source: Citizens Property Insurance, flood requirement]. We publish no Greenwood premium because no public source does, and we suggest you obtain quotes for the specific unit before you make an offer.
Owning a Greenwood Village at Breckenridge condo costs the master association's $2,800 a year for 2026 (about $233 a month), the village association's own fee, Lee County property tax and insurance. The master fee is published; the village fee, tax and insurance for a specific unit are not, and we publish no all-in figure for Greenwood because none is public.
Data updated: September 2026
Cost | What the record says |
|---|---|
Master association fee, 2026 | $2,800 a year, or four quarterly payments of $725 ($700 plus a $25 processing fee); covers golf, tennis, pickleball, five pools, fitness room, clubhouse, gate and roads |
Village association fee | Not published for Greenwood; the master brochure says village fees typically range from $300 to $500, without saying monthly or quarterly; the estoppel states the figure |
Property tax | Depends on assessed value, exemptions and millage; check the Lee County Property Appraiser record for the unit |
Insurance | HO-6 for contents, interior and loss assessment; no public Greenwood premium |
Optional master charges | Golf cart $100 a year plus $25 to register; storage lot $200 to $225 a year plus $25 to register |
Bulk internet and cable | The master brochure names Hotwire as the community's bulk provider; whether Greenwood is in the bulk account is not stated |
At the 60-month median of $304,500 the master fee alone is about 0.9 percent of the price a year; at the 12-month median of $268,500 it is about 1.0 percent. The brochure's $300 to $500 village range, if annual, would add about 0.1 to 0.2 percent, and if monthly would add 1.3 to 2.2 percent at the 12-month median (our arithmetic). That spread is why the estoppel matters more than any sentence on this page.
In a Florida condominium, the association fee usually covers building insurance, roof and exterior upkeep, grounds and reserves. What Greenwood's covers is stated in the estoppel and the budget, and we read both for you before you commit.
Breckenridge is governed by property owners associations and carries no Community Development District bond assessment on its tax bills, per our community guide. We confirm the absence of a CDD line on a specific parcel's tax record before closing, so you see it on the bill and do not take it from us [Source: Lee County special districts].
Buyer closing costs in Greenwood Village at Breckenridge include the master association's $2,800 capital contribution and $100 transfer fee ($2,900), the deed recording fee, any lender charges such as documentary stamps on the note and intangible tax, the lender's title policy, and the buyer's inspection and insurance. The Lee County seller customarily pays the owner's title policy.
The master association's 2026 schedule lists a $2,800 capital contribution for new owners ($1,000 for a current owner who buys again) and a $100 transfer assessment for new owners on a resale. The brochure tells the buyer's title company to include them, so $2,900 for a new buyer [Source: 2026 master fee schedule]. The village association may add its own charges, which the estoppel discloses.
The buyer customarily records the deed, at $10.00 for the first page and $8.50 for each additional page, so roughly $18.50 to $35.50 for a two-to-four-page deed [Source: Florida Statutes 28.24]. The owner's title policy is customarily the Lee County seller's cost, and the lender's policy is the buyer's; the contract controls.
On a new mortgage Florida charges documentary stamp tax of $0.35 per $100 of the note, capped at $2,450, and nonrecurring intangible tax of $0.002 per $1 of the mortgage [Source: Florida Department of Revenue, documentary stamp tax]. On a $214,800 loan (80 percent of the $268,500 12-month median), that is $751.80 and $429.60 (our arithmetic) [Source: Florida Department of Revenue, nonrecurring intangible tax].
Item | Amount | Basis |
|---|---|---|
Price | $268,500 | 12-month median |
Down payment at 20% | $53,700 | our arithmetic |
Master capital contribution and transfer fee | $2,900 | 2026 master schedule |
Documentary stamps on a $214,800 note | $751.80 | $0.35 per $100 |
Nonrecurring intangible tax on the mortgage | $429.60 | $0.002 per $1 |
Deed recording | about $18.50 to $35.50 | section 28.24 |
Village association charges, inspection, appraisal, insurance, lender fees | not quoted | vary by unit and lender |
We do not add these into one all-in figure because several lines depend on the village's estoppel and your lender.
Property tax is billed in arrears, so at closing the seller credits you for the seller's days of ownership, and the title agent prepares the figure. Your first bill can differ from the seller's when the assessment and exemptions change.
Since August 17, 2024, a buyer signs a written agreement with the buyer's agent before touring a Greenwood Village at Breckenridge condo, the agreement states the agent's compensation as a specific amount or rate, and that compensation is negotiable and not set by law. Offers of buyer-broker compensation can no longer be advertised in the MLS.
The agreement must state a specific, conspicuous amount or rate of compensation and say that compensation is fully negotiable. We explain it before your first tour and tell you exactly what you would pay and when [Source: National Association of REALTORS, written buyer agreements 101].
A seller may still offer to pay or contribute toward a buyer's agent, off the MLS, and may offer general concessions in the MLS, such as a contribution toward closing costs [Source: National Association of REALTORS, what the settlement means]. In a village with 12.0 months of supply, we ask the seller's side to address any difference in the contract terms and put the answer in writing before you sign.
Marc Comisar represents you: he shows you the closings, gets the association documents, writes the offer, negotiates price and terms, coordinates the inspection and attends the closing. We describe our compensation plainly before you sign anything.
You can finance a Greenwood Village at Breckenridge condo with a mortgage or buy with cash. A lender will review you and usually the association, so ask your lender early what it needs from the village, send it the estoppel and budget as soon as you have them, and expect the timeline to include the seven-day review and the estoppel.
Cash removes the lender's condominium review and shortens the timeline. A loan brings the note's documentary stamps, the intangible tax, an appraisal and the lender's questions about the association. The Consumer Financial Protection Bureau's owning-a-home guide explains the loan estimate and closing disclosure you will receive [Source: Consumer Financial Protection Bureau, owning a home].
With 3 closings in 12 months, an appraiser has few village sales to read. We give the lender our comparable set, with notes on plan and condition, and we negotiate if an appraisal comes in low, because a low appraisal is a negotiation, not necessarily the end of a contract.
The seven-day condominium review, the estoppel's 10 business days, the inspection period and the lender's schedule can overlap, and we build the calendar with you at the offer.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
We find you the right Greenwood Village at Breckenridge condo by matching your plan, budget and timing to the 73 flats, watching the three current listings and every new one, asking owners about private sales, and showing you the closings behind each price. With few listings, preparation matters more than volume.
We ask what size, bedrooms and budget you want, then show the closings for that plan. If you want a third bedroom, we look at the larger flats and the nearby three-bedroom villages together.
We watch the MLS for new Greenwood listings and for price changes on the three current flats. In a village with 3 closings a year, a new listing that is priced near the last closing can move within days.
Some owners will consider a sale before they list. We ask on your behalf and tell you when a private price would likely differ from a public one.
Breckenridge is gated. The master association asks agents holding an open house or showing to call its office for the gate code and rules, and we handle that arrangement for every tour [Source: Breckenridge master association].
Because a Breckenridge buyer often compares villages, we can tour Greenwood, Wellington and the lake-and-pond villages together, with the fee stack for each in hand.
We negotiate for you in Greenwood Village at Breckenridge by pricing from the closings, using asks and days on market as leverage, and negotiating terms, not just price: the estoppel timing, who pays the master association's $2,900, repair credits, the closing date and any concession. We work for you and show you the numbers first.
The last 1,359 square foot flat closed at $268,500 after 15 days; the three listed flats ask $29,000 to $81,500 more. We anchor your offer to the closing, explain the reasoning to the seller's agent and stay ready to walk away.
A listing that has waited 162 to 554 days may accept a price it would have refused earlier. We do not assume, and we make the offer that the record supports.
The contract can allocate the master association's charges, the estoppel fee and the owner's title policy. In Lee County custom puts the owner's policy and documentary stamps on the seller, but the contract controls, and we ask for what the record supports.
After inspection we negotiate repairs or credits from the report, and we tell you which items are the association's and which are yours, because a roof or exterior repair may not be the seller's to give.
If the estoppel shows a special assessment you did not expect, the reserve study is thin or the village fee lifts the carry above your budget, we tell you plainly, and we use the seven-day review before you commit.
The rules that decide whether a Greenwood Village at Breckenridge condo works for you are the village declaration's leasing, pet and approval rules, the parking assignment and the master association's gate and sign rules. The village's own rules are not published, so get them in writing from D&D Association Services before you make an offer.
The master association charges a $200 transfer assessment per lease and gives renters access to golf, courts, pools and the fitness room. Minimum lease terms, the number of leases a year and tenant approval are typically set in a village's declaration and rules, and we publish no term for Greenwood. Ask whether the village caps the share of units that may be leased at one time.
We found no public rule that allows stays shorter than a month. Treat them as not permitted until the association confirms otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
We found no published pet rule for the village or the master association. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of an association's pet policy [Source: HUD, assistance animals and fair housing]. Get any weight or number limit in writing before you make an offer.
Parking assignments, trash service and mail for a Greenwood flat are set by the village declaration and rules, which we have not read. Ask D&D Association Services how parking is assigned and where trash and mail are handled.
Breckenridge is gated, and the master office at Wimbleton Court is open Monday through Friday, 8 a.m. to 4 p.m. Exterior changes need architectural approval before work begins, and the master association publishes a sign and color specification [Source: Breckenridge Architectural Review Committee].
Greenwood Village at Breckenridge is not a 55-plus community. Breckenridge is all-ages, and the master association describes its residents as renters, part-time and full-time owners alike. We describe the property, not who may live in it.
Greenwood Village at Breckenridge is a strong fit if you want the largest standard flat among the Breckenridge villages that close under $300,000, a deep amenity package with no equity deposit and a mid-ladder price, and a weaker fit if you need published village fees, plentiful comparables or a newer building. Here is the honest list.
We do not tell you who should live here. We tell you what the flat is: a condominium of about 1,360 square feet at a mid-ladder price, with bundled amenities and unpublished village fees. If those facts match your budget and plans, we tour the flats that fit.
McGreevy and Comisar is a top-reviewed Greenwood Village at Breckenridge buyer's agent on Google, and the quotes below are genuine five-star 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 and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A short closing in a condominium depends on the documents being in hand early, which is why we order the estoppel and association file at the start.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
In a village with three listings, the search is patient work: watching for a new flat, and knowing when a long wait is an opening.
★★★★★ "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
Greenwood's flats range from about 1,100 to 1,800 square feet, and the right one is the one that fits your budget and your carry, not the largest.
A personalized Greenwood Village at Breckenridge buyer consultation with Marc Comisar covers your plan, budget, timeline and the village numbers, with the closings, the fee stack and the documents you will need. It is free, and you can request it online or call Marc at (239) 287-5873.
We walk through the plan choice, the closing record, the three current listings, the master and village fee layers, the seven-day review, financing options and how we are paid under the 2024 NAR rules. You leave with a written plan and a maximum price.
Your budget, your timeline, your must-haves, whether you will finance, and any questions about the village. If you have a lender pre-approval, bring it.
Ask us to set up a saved search for Greenwood Village at Breckenridge and the other Breckenridge villages. Because listings are few, an alert is the way to meet a new flat on its first day. To browse current homes for sale, see DomainRealtyGroup.com.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read how we represent buyers in Southwest Florida.
A Greenwood Village at Breckenridge specialist matters for a buyer because the facts that decide the purchase live in documents and small samples: two associations with separate dues, an unpublished village fee, three long-waiting listings, a name shared with other Greenwoods and 16 closings in five years. General advice cannot price that.
The village's declaration was recorded in January 1988, its articles were amended and restated on January 30, 2012, and its manager changed in March 2025 to D&D Association Services, while the state's condominium register still lists an older manager. Confirm the manager in writing, because the manager issues the estoppel.
Searches for the village fail because the county roll carries its 73 parcels under three legal-name forms: 44 as "Greenwood Village", 18 as "Greenwood Village at Breckenridge" and 11 with the declaration reference in the name. A title agent, an insurer or a tax search that keys on one form misses the rest. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we key on the ZIP 33928, the Ute Court address on the state register and the declaration reference.
With 3 closings in 12 months, no algorithm has enough data. We read each of the 16 sales for plan, size, terms and time on market, and we tell you which ones we would use.
Greenwood Village at Breckenridge owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 73-flat village with few comparables rewards plan-by-plan pricing and a documents file ready on day one. In one year, Greenwood flats closed $213,000 apart.
Data updated: September 2026
If you own a Greenwood flat and are thinking, "I need to sell my Greenwood Village at Breckenridge condo before I buy," our Greenwood Village at Breckenridge seller guide shows the steps, and this section answers the questions buyers who are also sellers ask.
Listing-team credentials:
Start with our free home valuation, or read how a Greenwood Village at Breckenridge home is valued. We follow up with a written comparable set from the MLS record and the current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
It depends on your cash, your timeline and your comfort with a contingent offer. We run the net sheet for the sale beside the purchase's cash to close, so you see what each order of events costs.
You can ask, and sellers may accept or decline. In a village with three long-waiting listings, some sellers may welcome a contingent offer, but a clean offer is stronger where a flat is in demand.
Request a free home valuation or call Jesse direct at (239) 898-6072. We match your plan to the closings and send a written range.
Yes. Jesse leads the sale side and Marc the purchase side, and we coordinate the closing dates so you are not carrying two homes longer than you need to.
It depends on your gain, how long you owned and lived there, and whether the primary-residence exclusion applies. See IRS Topic 701 and ask your tax adviser.
We sell in every village. Call Jesse direct at (239) 898-6072, and we will match your plan to its own closings.
These are the questions buyers ask most about Greenwood Village at Breckenridge homes for sale, condos for sale, fees and living in Estero, answered from the records cited below. Each answer names Greenwood Village at Breckenridge and points to the section that holds the detail. Where a record is not public, the answer says so.
Greenwood Village at Breckenridge is a condominium village of 73 flats inside Breckenridge Golf and Tennis Club, a gated community of 842 residences in Estero, Florida. It was built between 1988 and 1994 and is the mid-ladder village among Breckenridge's nine.
It is neither Greenwood Village, Colorado, nor Greenwood Village at Dunes on Sanibel, nor the separate Greenwood Village condominium in Naples. This page covers the Lee County condominium in ZIP 33928, inside the Breckenridge gate.
They are condominiums. All 73 residential parcels are coded condominium on the 2026 Lee County roll, and the association is a condominium association. Older notes that called the village detached single-family were wrong.
Greenwood Village at Breckenridge is inside the Breckenridge gate in Estero, Lee County, ZIP 33928. The state register lists the project's address on Ute Court, and the master clubhouse and office are on Wimbleton Court.
The county roll shows 73 residential parcels and the state register lists 73 units in one phase, so the two sources agree. That is the fifth-largest of Breckenridge's nine villages.
The roll's heated areas run from 1,103 to 1,694 square feet with a median of 1,359. MLS listings show 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet, and 10 of the 16 recent closings were 1,359.
The county roll records 47 two-bedroom and 26 three-bedroom parcels. Most MLS closings were two-bedroom, two-bath flats, and the two largest sales were three-bedroom flats with two and a half baths.
The county roll's year-built field runs from 1988 to 1994 with a median of 1991, and the state register records the declaration on January 29, 1988. The village association was incorporated on August 12, 1987.
On September 29, 2026 the MLS showed three actives, all two-bedroom, two-bath: $350,000 for 1,304 square feet, $345,000 and $297,500 for 1,359 square feet each. They had been listed for 358, 162 and 554 days.
Over the last 60 months the median closing price was $304,500 across 16 MLS closings, from $207,000 to $422,000. In the last 12 months, 3 closings had a $268,500 median, which is a small sample.
The 60-month median is $224.06 per square foot of MLS living area, a median of per-sale values. The 12-month median is $197.57 on 3 sales, and the range across 60 months runs from $143 to $274.
They are down from the 2024 peak for the standard flat. The MLS median was $325,000 in 2024 and $268,500 in 2026 to date, but the 2026 figure rests on three sales that range from $207,000 to $420,000.
The 60-month median is 7.5 days on market and the 12-month median is 8 days, with a range of 2 to 74. Flats priced above recent closings behave differently: three current listings have waited 162 to 554 days.
Owners pay the master association's $2,800 for 2026, or $725 a quarter, plus the village association's own fee. The master brochure says village fees typically range from $300 to $500 and are not specific to Greenwood, so confirm the figure with the estoppel.
It covers golf, eight tennis courts, three pickleball courts, five pools, the fitness room, clubhouse, gate and roads, with no equity deposit and no resident green fees, per the master association. The village fee covers the village's own buildings and grounds.
The master association collects a $2,800 capital contribution and a $100 transfer fee ($1,000 in place of $2,800 for a current owner buying again), so $2,900 for a new buyer, plus the village's own charges and standard closing costs.
Breckenridge carries no Community Development District bond assessment, per our community guide. Special assessments are set by the village association, and we found none in the public record, so ask the association and read the estoppel.
They depend on the assessed value, exemptions and millage in the year, and we publish no figure because a buyer's first bill can differ from the seller's. Check the Lee County Property Appraiser record for the specific unit.
No. Golf, tennis and the other amenities are bundled into the master fee that every owner pays, with no equity membership to buy and no green fee for residents, per the master association.
No. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners. Buyers of any age can buy, subject to ordinary association approval and rules.
Leasing appears possible: the master association charges a $200 per-lease transfer fee and gives tenants amenity access. The village's minimum term, frequency limit and approval process are not public, so get them in writing from D&D Association Services.
We found no public rule allowing them. Treat any stay shorter than a month as not permitted until the village association confirms otherwise in writing.
We found no published pet rule for the village or the master association. Ask D&D Association Services for the village rule in writing, including any weight or number limit, before you make an offer.
Parking assignment is set by the village declaration and rules, which we have not read, and the county roll and MLS do not settle it. Ask the association how parking is assigned before touring.
The public property map does not label which lake or fairway each Greenwood building faces, so we claim no village-wide view. View is specific to the building and floor, so judge it on site.
At a point we geocoded to the Ute Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area. AE polygons exist within half a mile, so check the specific building.
A lender does not require it on Zone X alone, but any lender or insurer may, and any owner can buy it. Ask your insurer and check the building's own zone.
We found no public damage or flood record for the village. Breckenridge is inland, roughly three to four miles from Estero Bay, so its exposure is mostly wind and rain, and buyers should ask the association about Ian claims and repairs.
That depends on whether any building has three or more habitable stories, which the public record we hold does not give. Ask the association for the story count, the milestone report and the reserve study.
Greenwood Village at Breckenridge addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone MM and High School South Zone, Sub-zone 2 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone MM middle schools are Cypress Lake Middle and Lexington Middle, and Three Oaks Middle, a Zone GG school, is not on this list; South 2 high schools are Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice, so confirm current options with the district [Source: Village of Estero, schools].
Greenwood has larger flats (1,359 median square feet against 873) and a $304,500 60-month median against Wellington's $215,000. Wellington has more resales, 23 in 60 months against 16.
Under section 718.503 a condominium buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, unless the buyer acknowledged receipt more than 7 days before signing. The right ends at closing.
Ask for the village fee, the budget and reserve schedule, any special assessment, the rental and pet rules, the story count, the roof and systems age, and whether the village is in the Hotwire bulk account. The estoppel and resale package answer most of these.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We tracked all 16 Greenwood closings since December 2021, and Marc can be reached at (239) 287-5873.
Compensation is negotiable and stated in a written agreement signed before touring, and a seller may still offer to pay it off the MLS. We explain the amount before your first tour and tell you who is paying.
Breckenridge is gated, and the master office asks agents to call for the gate code and rules before a showing. Call Marc at (239) 287-5873 and we arrange it.
The corporate register and the master association's 2026 roster name D&D Association Services in Fort Myers. The state's condominium extract still lists an older manager, so confirm the manager in writing.
These are the questions buyers ask when they own a home to sell first, answered for Greenwood Village at Breckenridge. Each answer states the record behind any figure, and the seller guide and valuation page go deeper on the sale side.
Start with a valuation and a net sheet for the sale, then set your maximum purchase price from the cash you will have. We coordinate both closings, and you can read the steps in our seller guide.
Usually commission, which is negotiable, followed by documentary stamps at $0.70 per $100 and the owner's title policy, which Lee County custom puts on the seller. The contract controls.
You can, with the costs of both: two sets of dues, insurance and tax. We show you the monthly carry of both before you decide on a contingent offer or a bridge plan.
It depends on the village and plan. For a Greenwood flat priced to the closings the 60-month median is 7.5 days on market, plus the contract, review and closing timeline.
Yes. A written range tells you what you can spend, and you can ask for it through our Greenwood Village at Breckenridge valuation page.
Greenwood Village at Breckenridge buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Greenwood Village sale and public record in Breckenridge before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Greenwood Village at Breckenridge buyer guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, doing exactly this kind of record-first buyer representation across Southwest Florida.
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 Greenwood Village at 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.
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).
Every fact on this Greenwood Village at Breckenridge buyer guide traces to a primary record below: the master association's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Greenwood Village at Breckenridge's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through D&D Association Services.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Fee Schedule | Breckenridge master association | 2026 | |
About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | |
Association Management Companies | Breckenridge master association | 2026 | |
Breckenridge Property Map | Breckenridge master association | current file | |
For Sale Sign and Color Specs | Breckenridge master association | current file | |
Greenwood Village at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | |
Public condominium extract (Central and West Florida) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Section 718.503, resale disclosure and buyer cancellation | Florida Legislature | current statute | |
Section 718.116, estoppel certificate and fee | Florida Legislature | current statute | |
Documentary stamp tax | Florida Department of Revenue | current | |
Nonrecurring intangible tax | Florida Department of Revenue | current | |
Section 689.261, property tax disclosure summary | Florida Legislature | current statute | |
Written buyer agreements 101 | National Association of REALTORS | 2024 to 2026 | |
Owning a home | Consumer Financial Protection Bureau | current | |
Lee County Property Appraiser subdivision report | Lee County Property Appraiser | current |
You reach the Greenwood Village at Breckenridge buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or by reading how we represent buyers. The buyer consultation is free, and the office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.