Estero, Florida
Buy a condo at Preserve at Breckenridge in Estero with McGreevy and Comisar, Top 1% nationally since 2008. See every sale since 2021, the fee stack, the Chapter 718 documents and a monthly payment before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buyers weighing a condominium at Preserve at Breckenridge are looking at one of 160 residences in four associations, built 2002 to 2005 inside the gated Breckenridge Golf and Tennis Club in Estero, Florida. This buyer guide sits beside our full Preserve at Breckenridge neighborhood guide and turns its record into a plan for one purchase: eight MLS closings in the twelve months to September 29, 2026, at a $227,500 median, and six competing listings today. 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.
Three pages serve a Preserve buyer, and they work together. This page covers the search, the fees, the documents and the closing. Our Preserve at Breckenridge home valuation guide shows how a Preserve condominium is priced from its own sales, and our Preserve at Breckenridge seller guide shows what the owner across the table is weighing. Buyers who want the wider club can read our Breckenridge buyer guide, and a buyer who is also touring the next village will find its own numbers in our Villages on Lake Augusta buyer guide.
McGreevy and Comisar are the best realtor for buying at Preserve at Breckenridge because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Preserve market read built from every MLS closing in five years, the county's parcel roll and the state's condominium records.
If you are searching for the best realtor for Preserve at Breckenridge in Breckenridge, Estero, and you are ready to buy, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the closing table. Jesse McGreevy runs the data, the association paperwork and the numbers. Both take the calls: Marc at (239) 287-5873 and Jesse direct at (239) 898-6072. You work with the two people who will handle your purchase, not an assistant.
Recent Preserve at Breckenridge market record (last 12 months): In the last 12 months we tracked all 8 Preserve at Breckenridge closings in the Southwest Florida MLS Matrix, pulled September 29, 2026, at a median of $227,500 (n = 8, even, so the median is the mean of the middle pair, $220,000 and $235,000), a range of $205,000 to $275,000, $1,873,000 in total volume and a median of 108.5 days on market. Median sold-to-list was 94.7%, and all eight closed below their final list price. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you all 28 MLS closings since November 2021, listed below with prices and dates.
Honors and recognition:
Those are career honors across Lee and Collier County.
Preserve at 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, and every one is specific to this village of 160 condominiums inside Breckenridge.
Preserve at Breckenridge buyers can use the links below to jump straight to the market record, the sales table, the fees, the Florida rules, your monthly cost or the Villages on Lake Augusta comparison. The guide runs in the order a buyer decides: what the market says, what it costs, what the documents say, then how we negotiate.
Why McGreevy and Comisar Are the Best Realtor for Preserve at Breckenridge · Key Takeaways · What Does It Take to Buy a Condo at Preserve at Breckenridge? · What Is the Preserve at Breckenridge Market Like for Buyers Right Now? · What Have Preserve at Breckenridge Condos Sold For in the Last 12 Months?
What Does a Preserve at Breckenridge Condo Cost by Condominium and Size? · What Is for Sale at Preserve at Breckenridge Today? · How Do Preserve at Breckenridge Prices Compare With Other Breckenridge Villages? · Preserve at Breckenridge vs Villages on Lake Augusta: Which Should You Buy In? · What Does Florida Law Give a Preserve at Breckenridge Buyer Before Contract?
How Do the Estoppel Certificate and Association Approval Work at Preserve at Breckenridge? · What Should You Inspect Before Buying at Preserve at Breckenridge? · How Do You Insure a Preserve at Breckenridge Condo? · What Will You Pay Each Month to Own at Preserve at Breckenridge? · What Are Buyer Closing Costs at Preserve at Breckenridge?
How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Preserve at Breckenridge Condo? · How Do We Find You the Right Home at Preserve at Breckenridge? · How Do We Negotiate for You at Preserve at Breckenridge? · Which Preserve at Breckenridge Rules Decide Whether a Condo Works for You?
Is Preserve at Breckenridge the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Preserve at Breckenridge Buyer Consultation · Why Does a Breckenridge Specialist Matter for a Preserve at Breckenridge Buyer? · Thinking of Selling Your Home to Buy at Preserve at Breckenridge? List With the #1 Team in Southwest Florida Since 2012
Frequently Asked Questions, Buyer Edition: Buying a Condo at Preserve at Breckenridge · Frequently Asked Questions, Selling One Home to Buy at Preserve at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
How Do You Reach the Preserve at Breckenridge Buyer Team Today?
Buying a condo at Preserve at Breckenridge takes six steps: set a monthly budget with a lender, sign a written buyer agreement, choose the condominium and plan, make and negotiate the offer, review the association documents while you inspect and insure, and close. The order matters because four separate associations each have their own paperwork.
Your monthly cost at Preserve is principal and interest, the master fee, your Preserve association's fee, property tax and insurance. We build that number with you before you tour, using the Freddie Mac 30-year average of 7.03 percent as of September 24, 2026. At the $227,500 twelve-month median with 20 percent down, principal and interest is $1,214.52, and the master fee adds $233.33 a month.
Since August 17, 2024, a buyer signs a written agreement with the agent before touring a home. It states a specific compensation amount or rate, and compensation is negotiable. We explain each term in plain language before you sign, and we never ask you to sign a document you have not read.
Preserve I, II, III and IV each hold 40 residences, and the county roll shows heated areas from 1,243 to 1,379 square feet, with 155 two-bedroom and 5 three-bedroom residences. The MLS calls many plans two-bedroom-plus-den. We narrow the choice to the building, plan and floor that fit your budget and your plans.
We write the offer from the closed sales in your chosen building and plan, not from the asking price. With all eight closings of the last 12 months below final list, and a median discount of $12,450, the record supports an offer below the ask, and we explain the reasoning to you before you sign anything.
The Chapter 718 document review, the inspection and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late: the estoppel is ordered early, the inspector dates the air handler and plumbing, and the HO-6 and flood quotes are in hand before the 7-day window closes.
The title company runs the closing, the estoppel is confirmed, the capital contribution and transfer assessment are paid as the contract allocates them, and you arrange your amenity access with the master association. We are at the closing table with you, and we walk the residence once more beforehand.
Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Estero. Selling first? Get a free home valuation or call Jesse direct at (239) 898-6072.
The Preserve at Breckenridge market is a buyer's market today: six active listings against eight closings in twelve months is about 9.0 months of supply, and every one of those eight closings sold below its final list price. A buyer has time, choice and room to negotiate on every recent sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window (to Sep 29, 2026) | MLS closings | Median sold | Middle pair (even n) | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 8 | $227,500 | $220,000 and $235,000 | $173.31 | 108.5 | 94.7% |
24 months (first with 10+) | 12 | $254,000 | $243,000 and $265,000 | $185.75 | 73.5 | 96.7% |
36 months | 19 | $285,000 | n odd, an observed sale | $213.35 | 56 | 96.9% |
60 months | 28 | $285,000 | $285,000 and $285,000 | $214.52 | 30.5 | 97.7% |
The lead figure is the 24-month window, because it is the first with ten or more closings: 12 sales and a $254,000 median. Across all 60 months the 28 closings total $7,835,900. The last 12 months are cheaper, slower and further under list than any wider window, and that is the whole story in one row.
Read the table from the bottom up: the 60-month median is $285,000 at a 30.5-day median time on market and 97.7 percent of list, while the 12-month median is $227,500 at 108.5 days and 94.7 percent. The 12-month window has only eight sales, so it is a small sample, but the direction is clear in every column. Sellers who bought or priced in 2023 and 2024 are meeting buyers who have time.
On September 29, 2026 Preserve had six active listings against eight closings in the last twelve months, which is 9.0 months of supply at that pace. Villages on Lake Augusta, the neighboring 180-residence village, had one active listing against ten closings, about 1.2 months. Preserve buyers choose from six homes inside one gate, while the village next door offers far less.
A buyer has the most leverage on the two listings that have waited 168 and 217 days, and on any residence priced at the $259,900 cluster while six homes closed from $205,000 to $265,000 in 2026. A buyer has the least on a well-kept plan priced to the closed sales in its own building. We tell you which is which before you write the offer.
The newest Preserve MLS closing in the pull is June 8, 2026, a $205,000 two-bedroom-plus-den sale of 1,283 square feet in Preserve III. That leaves nearly four months, June 9 to September 29, with no marketed closing, across the off-season, when many owners and renters are away. A buyer who tours in September sees the inventory at its thinnest in activity and most negotiable in price.
Preserve at Breckenridge condominiums sold for a $227,500 median on eight MLS closings in the last 12 months, at prices from $205,000 to $275,000 and a median 94.7 percent of final list. The record below lists every one of the 28 closings since November 2021, so you can see each price against its own building and plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We tracked each of the eight Preserve at Breckenridge closings in the twelve months to September 29, 2026, and these are the sales a buyer should treat as the current market. Five of the eight closed between $205,000 and $235,000, three closed at $243,000 to $275,000, and the highest was a $275,000 two-bedroom-plus-den of 1,275 square feet that closed $22,900 under its list price in November 2025.
Sold | Condominium | Sold price | Final list | Sold to list | Beds | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
June 8, 2026 | Preserve III | $205,000 | $220,000 | 93.2% | 2 plus Den | 1,283 | $160 | 41 |
May 27, 2026 | Preserve II | $243,000 | $249,000 | 97.6% | 2 plus Den | 1,379 | $176 | 134 |
April 28, 2026 | Preserve III | $220,000 | $224,900 | 97.8% | 2 Bed | 1,379 | $160 | 161 |
April 8, 2026 | Preserve III | $265,000 | $269,000 | 98.5% | 3 Bed | 1,326 | $200 | 418 |
April 7, 2026 | Preserve II | $220,000 | $237,000 | 92.8% | 2 plus Den | 1,243 | $177 | 85 |
March 16, 2026 | Preserve II | $235,000 | $250,000 | 94.0% | 2 Bed | 1,379 | $170 | 64 |
November 21, 2025 | Preserve IV | $210,000 | $219,900 | 95.5% | 3 Bed | 1,437 | $146 | 132 |
November 18, 2025 | Preserve III | $275,000 | $297,900 | 92.3% | 2 plus Den | 1,275 | $216 | 0 |
Start with a buyer consultation: call Marc Comisar at (239) 287-5873 or read how we represent buyers in Estero. Few Preserve condominiums come to market in a year, and the next good one deserves an informed offer. Selling a home first? Get a free home valuation or call Jesse direct at (239) 898-6072. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
We tracked every one of the 28 Preserve at Breckenridge closings in the Southwest Florida MLS from November 2021 to June 2026. Here is each one, newest first, with no unit numbers or owner names, because the condominium, plan and price are what set a comparable.
Sold | Condominium | Sold price | Final list | Beds | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
June 8, 2026 | Preserve III | $205,000 | $220,000 | 2 plus Den | 1,283 | $160 | 41 |
May 27, 2026 | Preserve II | $243,000 | $249,000 | 2 plus Den | 1,379 | $176 | 134 |
April 28, 2026 | Preserve III | $220,000 | $224,900 | 2 Bed | 1,379 | $160 | 161 |
April 8, 2026 | Preserve III | $265,000 | $269,000 | 3 Bed | 1,326 | $200 | 418 |
April 7, 2026 | Preserve II | $220,000 | $237,000 | 2 plus Den | 1,243 | $177 | 85 |
March 16, 2026 | Preserve II | $235,000 | $250,000 | 2 Bed | 1,379 | $170 | 64 |
November 21, 2025 | Preserve IV | $210,000 | $219,900 | 3 Bed | 1,437 | $146 | 132 |
November 18, 2025 | Preserve III | $275,000 | $297,900 | 2 plus Den | 1,275 | $216 | 0 |
May 30, 2025 | Preserve III | $310,000 | $318,900 | 2 plus Den | 1,453 | $213 | 33 |
March 20, 2025 | Preserve I | $295,000 | $299,900 | 2 Bed | 1,453 | $203 | 11 |
February 7, 2025 | Preserve I | $280,000 | $289,900 | 3 Bed | 1,243 | $225 | 83 |
January 28, 2025 | Preserve III | $305,000 | $314,900 | 2 plus Den | 1,568 | $195 | 62 |
August 28, 2024 | Preserve IV | $285,000 | $307,900 | 2 plus Den | 1,243 | $229 | 64 |
June 18, 2024 | Preserve III | $355,000 | $369,900 | 3 Bed | 1,399 | $254 | 28 |
April 5, 2024 | Preserve IV | $339,000 | $339,000 | 2 plus Den | 1,453 | $233 | 56 |
January 29, 2024 | Preserve II | $335,000 | $339,900 | 2 plus Den | 1,453 | $231 | 37 |
January 5, 2024 | Preserve III | $346,000 | $359,900 | 2 plus Den | 1,453 | $238 | 38 |
November 14, 2023 | Preserve III | $345,000 | $345,000 | 2 plus Den | 1,243 | $278 | 0 |
October 20, 2023 | Preserve III | $340,000 | $349,900 | 2 plus Den | 1,453 | $234 | 24 |
April 28, 2023 | Preserve II | $325,000 | $339,900 | 3 Bed | 1,453 | $224 | 26 |
March 15, 2023 | Preserve IV | $304,000 | $308,000 | 2 plus Den | 1,326 | $229 | 3 |
January 20, 2023 | Preserve II | $326,000 | $324,900 | 3 Bed | 1,399 | $233 | 3 |
August 30, 2022 | Preserve I | $285,000 | $279,900 | 2 plus Den | 1,243 | $229 | 4 |
March 9, 2022 | Preserve II | $229,900 | $229,900 | 2 Bed | 1,453 | $158 | 0 |
February 25, 2022 | Preserve III | $270,000 | $274,900 | 2 plus Den | 1,326 | $204 | 6 |
January 11, 2022 | Preserve II | $295,000 | $279,000 | 2 plus Den | 1,326 | $222 | 2 |
December 20, 2021 | Preserve IV | $193,000 | $193,000 | 2 plus Den | 1,283 | $150 | 0 |
November 19, 2021 | Preserve II | $200,000 | $199,000 | 2 plus Den | 1,326 | $151 | 1 |
Four of the 28 closed above their final list price, all between November 2021 and January 2023; every one of the 21 closings since March 2023 sold at or below list, and 19 of them sold below it.
Calendar year (MLS) | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2026 (to Jun 8) | 6 | $227,500 | $173.31 | 109.5 | 95.8% |
2025 | 6 | $287,500 | $208.19 | 47.5 | 96.7% |
2024 | 5 | $339,000 | $233.31 | 38 | 96.1% |
2023 | 5 | $326,000 | $233.02 | 3 | 98.7% |
2022 | 4 | $277,500 | $213.05 | 3 | 100.9% |
2021 | 2 | $196,500 | $150.63 | 0.5 | 100.3% |
These are our own medians of the MLS rows listed above; an even sample takes the mean of the middle pair, and every year has fewer than ten closings, so read each row as a small sample. Days on market rose from a median of 3 in 2022 and 2023 to 109.5 so far in 2026, and sold-to-list slid from 100.9% in 2022 to 95.8%. A buyer today is not competing with 2022.
Across all 28 closings the lowest was $193,000, for a 1,283 square foot two-bedroom-plus-den in December 2021, and the highest $355,000, for a 1,399 square foot three-bedroom in June 2024. In the last 12 months the range narrowed to $205,000 to $275,000. If a listing asks above $275,000, we show you which earlier sales support it and what the buyer of that day was paying for.
Lee County records 147 qualified sales of Preserve condominiums on file, and the recorded median rose from $130,000 in 2009 to a $335,000 peak in 2024 before falling to $237,500 in 2026 through July 29. The county view is longer than the MLS and includes sales the MLS never marketed. Preserve is fully built out, so every recorded sale is a resale.
Year | Qualified recorded sales | Median price |
|---|---|---|
2026 (to Jul 29) | 8 | $237,500 |
2025 | 8 | $294,000 |
2024 | 7 | $335,000 |
2023 | 9 | $325,000 |
2022 | 10 | $277,500 |
2021 | 11 | $193,000 |
2020 | 11 | $186,500 |
2019 | 7 | $180,000 |
2018 | 8 | $192,500 |
2017 | 6 | $194,700 |
2016 | 6 | $172,750 |
2015 | 8 | $175,000 |
2014 | 14 | $148,650 |
2013 | 10 | $136,000 |
2012 | 5 | $147,000 |
2011 | 5 | $146,000 |
2010 | 7 | $138,000 |
2009 | 7 | $130,000 |
The county records 10 qualified sales since September 29, 2025, with a median of $237,500 (n = 10, even, so the median is the mean of the middle pair). The MLS carries eight closings in twelve months. The difference is expected: the county window ends July 29 while the MLS pull runs to September 29, and a recorded-sales file counts deeds whether or not a listing was entered in the MLS.
A Preserve at Breckenridge condo costs most in Preserve III, where 11 marketed closings in five years had a $305,000 median, and least in Preserve II at $243,000 on nine closings, with the plan, floor and condition moving each price. Buyers should compare a listing with closed sales in its own condominium and size.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Condominium | MLS closings, 60 months | Range | Median sold | Median days on market | Closings in the last 12 months |
|---|---|---|---|---|---|
Preserve I (small sample) | 3 | $280,000 to $295,000 | $285,000 | 11 | 0 |
Preserve II (small sample) | 9 | $200,000 to $335,000 | $243,000 | 26 | 3 |
Preserve III | 11 | $205,000 to $355,000 | $305,000 | 33 | 4 |
Preserve IV (small sample) | 5 | $193,000 to $339,000 | $285,000 | 56 | 1 |
Preserve III is the busiest condominium with 11 of 28 closings and the highest single sale ($355,000, June 2024). Preserve I has not closed a marketed sale in the last 12 months, and only three in five years, so a buyer looking at Preserve I has almost no building-specific comparable and prices against the village. These are our counts of the listed rows.
MLS bed label | Closings, 60 months | Range | Median sold |
|---|---|---|---|
2 Bed (small sample, n = 4) | 4 | $220,000 to $295,000 | $232,450 (mean of $229,900 and $235,000) |
2 plus Den | 18 | $193,000 to $346,000 | $290,000 (mean of $285,000 and $295,000) |
3 Bed (small sample, n = 6) | 6 | $210,000 to $355,000 | $302,500 (mean of $280,000 and $325,000) |
The MLS label counts a den as a separate room, while the county roll records 155 of the 160 residences as two-bedroom and five as three-bedroom. We do not force the two to agree. A buyer should ask which rooms are permitted bedrooms in the declaration and the floor plan, because a "3 Bed" at Preserve is often a two-bedroom-plus-den plan marketed as three.
MLS living area | Closings, 60 months | Range of sold prices | Latest closing |
|---|---|---|---|
1,243 sq ft | 5 | $220,000 to $345,000 | April 2026 |
1,275 sq ft | 1 | $275,000 | November 2025 |
1,283 sq ft | 2 | $193,000 to $205,000 | June 2026 |
1,326 sq ft | 5 | $200,000 to $304,000 | April 2026 |
1,379 sq ft | 3 | $220,000 to $243,000 | May 2026 |
1,399 sq ft | 2 | $326,000 to $355,000 | June 2024 |
1,437 sq ft | 1 | $210,000 | November 2025 |
1,453 sq ft | 8 | $229,900 to $346,000 | May 2025 |
1,568 sq ft | 1 | $305,000 | January 2025 |
The county roll records heated area from 1,243 to 1,379 with a median of 1,331 for all 160 residences, while the MLS lists living areas up to 1,568. They are different measures, so a buyer should ask for the measured size, and an appraiser's figure is the one a lender uses. We never compare MLS dollars per square foot with a county figure.
Price per plan, not days listed, decides the outcome. A three-bedroom of 1,326 square feet in Preserve III closed at $265,000 in April 2026 after 418 days on the market, while a 1,379 square foot two-bedroom in the same building closed the same month at $220,000 after 161 days. Two residences of 1,243 square feet closed $125,000 apart, $345,000 in November 2023 and $220,000 in April 2026.
Six Preserve at Breckenridge condominiums were active on September 29, 2026, asking $250,000 to $330,000 with a median ask of $259,900, about 9.0 months of supply at the last twelve months' pace. Every ask sits above the $227,500 median sold price, and the two longest listings have waited 168 and 217 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Status | List price | Beds and baths | Living area (sq ft) | Ask per sq ft | Days on market |
|---|---|---|---|---|---|
Active | $330,000 | 3 Bed, 2 bath | 1,243 | $265 | 7 |
Active | $269,000 | 2 plus Den, 2 bath | 1,453 | $185 | 8 |
Active | $259,900 | 2 plus Den, 2 bath | 1,453 | $179 | 6 |
Active | $259,900 | 3 Bed, 2 bath | 1,399 | $186 | 13 |
Active | $259,900 | 3 Bed, 2 bath | 1,326 | $196 | 168 |
Active | $250,000 | 2 plus Den, 2 bath | 1,379 | $181 | 217 |
Ask per square foot is our arithmetic from the list price and MLS living area. The median days on market of the six is 10.5, but the two oldest listings pull the other four toward the fresh end: four of the six have been listed 13 days or less.
The $330,000 ask is $55,000 above the highest closing in the last 12 months ($275,000) and is a 1,243 square foot plan, the same size as a residence that closed at $220,000 in April 2026. The three $259,900 asks are the market's current opinion, not a closed price. We compare each to the closed sales in its own building and plan before we tell you whether the ask is reachable.
A buyer who wants the most space for the money looks at the 1,453 square foot plans, asking $259,900 and $269,000, where eight closings in five years ran from $229,900 to $346,000. A buyer with the most negotiating room looks at the two long listings. We describe each home and the building, not who should live in it, and we send you the current list on request.
The 217-day listing asks $250,000 for 1,379 square feet, the lowest ask in the building, and the 168-day listing asks $259,900 for 1,326 square feet. A listing that has sat past 100 days is not necessarily flawed, because the April 2026 closing at $265,000 took 418 days, but it does tell a buyer the seller has had time to learn the market. We ask the listing agent for the showing history.
Preserve at Breckenridge is the second-largest of Breckenridge's nine villages by units, 160 of 841 residences on the county roll, and the newest by median build year, with a 12-month MLS median of $227,500 on eight closings, just below the community's $235,000 median across 44 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Yardstick: units and regime from the Lee County Property Appraiser 2026 parcel roll and the state's association records; year built from the roll; and Southwest Florida MLS closings from September 29, 2025 to September 29, 2026. Every village except Villages on Lake Augusta has fewer than 10 closings in that window, so read each median beside its n as a small sample.
Village | Residences | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Preserve at Breckenridge | 160 | Condominium (four associations) | 2002 to 2005 | 8 | $227,500 (small sample) |
180 | Condominium (three associations) | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 (small sample) | |
64 | Single-family, homeowners' association | 1997 to 1999 | 6 | $363,000 (small sample) | |
51 | Single-family, homeowners' association | 1994 | 4 | $367,450 (small sample) | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 (small sample) | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 (small sample) | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 (small sample) | |
44 | Single-family, homeowners' association | 1995 to 1997 | 0 | none |
The nine village rows sum to 841 residences; the Breckenridge association states 842, a one-residence gap we report rather than paper over.
Preserve's $227,500 is the second-lowest of the eight villages with sales, above only Wellington's $187,250 and just below Villages on Court Side Lake's $229,000 and Villages on Lake Augusta's $230,000, all small samples except Lake Augusta. Crystal Lake, Golden Pond, Greenwood and Crescent Lake sit at $268,500 to $372,500 in the same window.
A buyer with a $230,000 budget can shop three villages, and Preserve is the newest of them. A buyer who wants a single-family home in a homeowners association looks at Crystal Lake or Golden Pond and pays $135,000 or more above the Preserve median. We use the ladder to show what each step up in price buys, and we describe the homes, not the people who buy them.
Choose Preserve at Breckenridge for newer buildings, larger typical plans and six homes to choose from with room to negotiate, and choose Villages on Lake Augusta, the 180-residence village next door, for more three-bedroom plans and tighter inventory. The 12-month medians are $2,500 apart, $227,500 against $230,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Preserve at Breckenridge | Villages on Lake Augusta |
|---|---|---|
Residences | 160 in four condominiums of 40 | 180 in three condominiums of 60 |
Built | 2002 to 2005 (median 2004.5) | 1996 to 2001 (median 1998.5) |
Heated area (county roll) | 1,243 to 1,379 square feet | 967 to 1,273 square feet |
Bedrooms (county roll) | 155 two-bedroom, 5 three-bedroom | 78 two-bedroom, 102 three-bedroom |
Associations | Four, each with a seat on the master board | Three, each with a seat on the master board |
MLS closings, 12 months | 8, median $227,500 (mean of $220,000 and $235,000) | 10, median $230,000 (mean of $225,000 and $235,000) |
MLS median $ per square foot, 12 months | $173.31 | $211.50 |
Median days on market, 12 months | 108.5 | 93 |
Median sold to final list, 12 months | 94.7% | 96.7% |
MLS closings, 24 months | 12, median $254,000 | 20, median $245,700 |
MLS closings, 60 months | 28, median $285,000 | 37, median $270,000 |
Active listings, September 29, 2026 | 6, median ask $259,900 (9.0 months of supply) | 1, ask $299,900 (1.2 months of supply) |
County qualified sales since September 29, 2025 | 10, median $237,500 | 12, median $230,000 |
Rental rules | Each condominium's own documents | Each condominium's own documents |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 parcel roll and recorded sales. MLS living area and county heated area are different measures; we do not compare MLS dollars per square foot with any county figure.
At the 12-month medians the two villages are $2,500 apart, but the MLS price per square foot is $173.31 at Preserve and $211.50 at Lake Augusta. A buyer reading that gap sees more area for the money at Preserve, and a buyer who wants the tighter market sees the reverse. We show you both calculations with your own budget.
A buyer who wants the newer buildings, the larger typical plan and room to negotiate on a market with more homes to choose from is a Preserve buyer. The year-built range comes from the county roll, the plan sizes from the roll and MLS, and the six-listing supply from the September 29 pull. Preserve also has the lower price per square foot of the two.
A buyer who wants a three-bedroom plan or prefers a village where the inventory is tighter is more likely to end up next door. Preserve has five three-bedroom residences on the roll against 102 at Lake Augusta. Read that village's own numbers on our Villages on Lake Augusta neighborhood guide, and you will see why we tour both.
Preserve's slower 108.5-day median against 93 days next door means a Preserve buyer has more time and more leverage, and a Lake Augusta buyer competes for fewer homes. A well-priced Preserve residence still has to win on building age, size, condition and fee stack. We turn that into a written offer range with a reason for each end.
A Preserve at Breckenridge buyer is protected by Chapter 718: the seller supplies the current association documents at the seller's expense, and you may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. The contract must say so in conspicuous type, and any waiver of the right has no effect.
Chapter 718 governs Preserve's four condominium associations, so the resale rules sit in section 718.503. The homeowners' association disclosure summary in section 720.401 states that it does not apply to associations regulated under Chapter 718, so a Preserve buyer does not receive that summary for the condominium purchase. Your closing agent or attorney confirms any master document that applies. This page is information, not legal advice.
Section 718.503 entitles a buyer to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary and the structural integrity reserve study where they apply, and the association's frequently asked questions document. We read every page with you inside the 7-day window and flag anything that changes the price or the plan.
For contracts entered into after December 31, 2024, if the association is required to have a milestone inspection or structural integrity reserve study and has not completed it, the contract must say so in conspicuous type. We do not know from the public record whether each Preserve association has filed its study, so we ask the manager for that statement first.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning that your taxes may change after the sale. Section 689.302 requires the seller's flood disclosure at or before contract. Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller must also disclose known material defects that are not readily observable, and an "as is" clause does not remove that duty.
We have not read the recorded declarations of the four Preserve condominiums, which are instruments in the Lee County Clerk's official records, and the master association's owner documents sit behind a login. We do not state what they add to these statutory rights. We read them with every buyer during the review window.
The estoppel certificate tells a Preserve at Breckenridge buyer what the seller owes the association and what the current fee is, and it is the only place a Preserve association's dues are stated with authority. Section 718.116(8) requires it within 10 business days of a request, for a fee the statute caps.
As of the 2024 legislation the caps were $299 for a standard certificate, $119 more for expedited delivery and $179 more if the account is delinquent, indexed to inflation, so we confirm the exact amount with the association's manager. In Lee County the seller customarily pays for it, and the contract controls. We order it early so it does not hold up the closing.
The 2026 master fee schedule lists a $2,800 capital contribution for new owners and a $100 transfer assessment, and the master brochure tells buyers to make sure both are in the closing figures. The schedule does not say who pays either one. The contract does, so we address it in the offer and count it as $2,900 of cash you bring.
We found no published Preserve requirement that an association approve a sale, and the master brochure describes new-owner steps after closing, not an approval before it. Each declaration controls, so we read it, and if approval is required we write the timeline into the contract. A buyer who plans to rent also needs the lease terms, and the master association charges a $200 transfer assessment for each lease.
The master association manages access to the golf course, courts and pools, and its management company and resident portal are listed on its site. We show you how to set up your access at closing. Renters may use the club as well, but the lease terms belong to each Preserve association and are not published.
A Preserve at Breckenridge buyer should inspect the air handler, water heater, plumbing, roof and windows, and should ask the association which components it maintains. The buildings date to 2002 through 2005, so the original systems are now 21 to 24 years old, and their age drives both the price and the insurance quote.
In a condominium the association maintains the structure and most exterior elements, and the owner maintains the interior, the air conditioning and the plumbing serving the unit. Which pipes and fixtures belong to which side is set by the declaration, so we ask before the inspection and we write the answer into the file.
Ask for service records and installation dates, and have the inspector check for leaks under sinks, at the water heater and around toilets. An air handler from 2003 is near the end of a typical service life, and a buyer should price a replacement into the offer where the records show the original unit.
Impact windows, shutters and opening protection can lower an insurance premium, and exterior elements are usually common elements, so ask the association what you may change. The Architectural Review Committee reviews exterior changes at Breckenridge. A wind mitigation inspection documents the features that earn credits, and we send it to your insurance agent with the quote request.
Florida requires a structural integrity reserve study for condominium buildings of three stories or more, and a milestone inspection at 30 years from the certificate of occupancy, which for Preserve's 2002 to 2005 buildings points to 2032 through 2035. We could not confirm each building's story count from a recorded document, so we ask each association for its reserve-study statement and its most recent budget.
Ask for the permit history and the association's approvals for any interior or exterior work. A buyer who inherits unapproved work inherits the problem. We check the Lee County permit record and the seller's approvals before your inspection period ends, and we tell you what we find.
A Preserve at Breckenridge owner needs an HO-6 unit-owner policy for the interior, contents and liability, ideally with loss-assessment coverage under section 627.714, on top of the association's master policy for the building. Get the quotes, and the association's insurance summary, before the 7-day document window closes.
Section 718.111 requires each association to insure the building and common areas, and each owner insures the interior, contents and personal liability. Ask each association what its master policy covers and what its wind deductible is, because a large deductible can become a special assessment. The master association lists its own insurances on its site.
At three points on Breckenridge Drive that the state register gives for the Preserve buildings, FEMA's National Flood Hazard Layer returned Zone X, "0.2 percent annual chance flood hazard in coastal zone," outside the special flood hazard area, on panel 12071C0579G effective November 17, 2022. That is low risk, not no risk, and we tested points, not building footprints. Test your own building on FEMA's map service and get a quote.
The site is about three to four miles inland of Estero Bay, and Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1, which is separate from FEMA flood zones. Hurricane Ian came ashore near Cayo Costa on September 28, 2022, and we found no public damage record for the Preserve buildings. Ask each association for its claim history. Citizens Property Insurance is Florida's insurer of last resort if the standard market declines.
A Preserve at Breckenridge buyer pays principal and interest, a master fee of $2,800 a year, a Preserve association fee, property tax and insurance, with no Community Development District. At Freddie Mac's 7.03 percent average as of September 24, 2026, principal and interest on a $182,000 loan, 80 percent of the $227,500 median, is $1,214.52 a month.
Data updated: September 2026 (Freddie Mac PMMS as of September 24, 2026; 2026 master association fee schedule)
Layer | Amount | Period | Who owes it | Source |
|---|---|---|---|---|
Master association fee | $2,800 per year for 2026, or $700 a quarter plus a $25 processing fee | Annual or quarterly | Owner, from closing forward | 2026 master fee schedule |
Preserve association fee | Brochure says typically $300 to $500, period not stated | Set by each association | Owner, on top of the master fee; the estoppel states it | About Breckenridge brochure |
Capital contribution | $2,800 | One time, at closing | New owner, as the schedule lists it; confirm in the contract | 2026 master fee schedule |
Transfer assessment | $100 | One time, at closing | Confirm in the contract | 2026 master fee schedule |
Community Development District | None | None | No district assessment expected on the tax bill | Lee County special districts |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | Lee County Property Appraiser |
Insurance, including HO-6 and flood where needed | Quote-dependent | Annual | Buyer | Florida Office of Insurance Regulation |
The Preserve dollar figure is not published in one place, so we print no number for it except the brochure's range. On a monthly reading that range is $6,400 to $8,800 a year and on a quarterly reading $4,000 to $4,800, which is why the estoppel, not a listing, settles it.
Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Master fee per month | Sum before Preserve fee, taxes and insurance |
|---|---|---|---|---|---|
$205,000 (lowest 12-month sale) | $41,000 | $164,000 | $1,094.40 | $233.33 | $1,327.73 |
$227,500 (12-month median) | $45,500 | $182,000 | $1,214.52 | $233.33 | $1,447.85 |
$254,000 (24-month median) | $50,800 | $203,200 | $1,355.99 | $233.33 | $1,589.32 |
$285,000 (60-month median) | $57,000 | $228,000 | $1,521.49 | $233.33 | $1,754.82 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03 percent as of September 24, 2026; the $2,800 master fee divided by 12; our arithmetic. This is an illustration, not a loan offer, and a lender's quote will differ. Preserve association fee, taxes and insurance are added to the total.
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 under section 193.155. Lee County bills property tax each November for the calendar year, in arrears. Your bill will not equal the seller's, so we estimate it before you offer.
The master fee covers the club: an 18-hole Par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, a fitness room, the clubhouse, roads and gate, and the community's bulk internet and cable, according to the association's materials. There is no equity buy-in and no resident green fee. What each Preserve fee adds is in that association's budget.
A Preserve at Breckenridge buyer's closing costs are the lender's fees and title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance, and the $2,800 capital contribution and $100 transfer assessment. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
In Lee County the seller customarily selects the closing agent and pays for the 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. At the $227,500 median that is $1,592.50 in stamps and about $1,212.50 in title premium on the seller's side. The contract controls, so we confirm the allocation 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. On a $182,000 loan those are $637.00 and $364.00, and on a $228,000 loan $798.00 and $456.00. A cash purchase owes neither, which is one reason cash offers have an edge.
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 any survey. We give you an estimate of every line at offer, and your lender's loan estimate confirms it. Add the $2,900 of one-time master charges if the contract allocates them to you.
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. The master and Preserve fees are prorated as the contract directs. Your title company prepares the settlement statement, and we review it against your loan estimate before closing.
Since August 17, 2024, a Preserve at 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 appear 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, according to the National Association of REALTORS. We explain each term and never ask you to sign something you have not read. We will tell you in writing what we would charge, and how it compares with what the seller may offer.
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. In a market with six listings, nine months of supply and every sale below list, a seller has reason to consider it.
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact under section 475.278. We work as your representative, and we say which role in writing. Nothing in this section is legal advice.
Yes, in most cases, but a condominium purchase adds a project review: the lender looks at the association's budget, reserves, litigation, owner-occupancy and delinquency as well as at you. Preserve at Breckenridge buyers use conventional, FHA, VA and cash, and we ask the lender to check the project early, before you offer.
Conventional loans typically require 3 percent to 20 percent down depending on the program, FHA loans are insured by the federal government, and VA loans are available to eligible veterans and service members. At the $227,500 median, 20 percent down is $45,500 and 10 percent is $22,750. 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 some programs require project approval. If a Preserve association fails a review, financing narrows to cash or a portfolio lender, so we ask before you offer. The estoppel and the budget are the documents a lender asks for first.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers. Eligibility depends on income, price, property and project limits, so we send you the current rules and your lender confirms them. We do not promise that any program fits a given Preserve association.
Cash buyers close faster, skip the project review and owe no mortgage taxes, and the seller may accept a lower price for certainty. With a 108.5-day median time on market, a cash offer with a short inspection window has leverage, especially on the 168-day and 217-day listings.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures. We recommend reading them, and we do not give lending advice. We send you to lenders for quotes, and the 7.03 percent rate on this page is an illustration from Freddie Mac's survey, not an offer.
We find you the right Preserve at Breckenridge home by starting with your plans, building a short list from the six active listings and any quiet sale, touring with the closed-sale record in hand, and watching the long listings for the seller who is ready to move. A buyer here needs patience and screening more than speed.
We start with how you will use the residence: a lock-and-leave home with the golf and tennis club included, a seasonal home, a lower-cost entry into a gated Estero community, or a rental. We describe homes by their features and the building, not by who should live there, and fair housing law governs how we speak about every one.
On every tour we bring the closed sales in that building and plan, the asking history and the fee estimate, so you can see the ask against the record. Breckenridge is gated, and the association says agents must call the master office for the gate code and rules before a showing. We arrange access and tell you the procedure.
The two listings at 168 and 217 days are not the whole opportunity. A residence that comes to market at the right price will be taken by the buyer who has the financing and documents ready, and Preserve had only eight marketed closings in a year. We alert you when a matching Preserve home lists, and our buyer guide for Estero explains how.
Some owners prefer a quiet sale, and direct outreach to agents with active Breckenridge buyers can work before a public listing. We ask our network, and we tell you what we find without promising an off-market home exists. A private sale may reach fewer buyers, so we compare it with a public price in dollars.
We negotiate for you at Preserve at Breckenridge at partner level: Jesse or Marc reads the record, sets the offer with you against the closed sales and manages the association documents, inspection and closing date so the deal stands at the table. In a market where every recent sale closed below list, preparation is worth money.
We price the offer from the closed sales in your building and plan, adjusted for floor, condition and systems, and we test it against the six active listings. All eight closings of the last 12 months sold below final list, at a median 94.7 percent, and we tell you what we would offer, what we would accept and why.
The 7-day Chapter 718 review window and the inspection period are negotiating tools, not formalities. If the estoppel, budget or reserve statement arrives late or shows a special assessment, we use the right to cancel or to renegotiate. If the documents are clean, the clock works in your favor and the deal stays firm.
A credit toward your closing costs and a lower price are not the same to you or to the appraiser. Since August 17, 2024, buyer-agent compensation must be offered off the MLS, and a seller may still offer concessions. We run each counter as a monthly and cash-to-close comparison and show you which structure leaves you better off.
The deposit, the closing date and any approval timeline belong in the contract, and we read each against the association's process. A missed approval date is one of the few things that can move a closing, so we plan for it. If you are selling another home, we sequence both closings together, as described below.
The rules that decide whether a Preserve at Breckenridge condo works for you are set by four condominium declarations and the master association, and most are not public: leasing terms, pet rules and any approval of sales sit behind an owner login. The public record does show that Preserve is not a 55-plus community.
The master association charges a $200 transfer assessment per lease, and renters may use the club. The minimum lease term, the number of leases per year and any waiting period before a new owner may lease are set by each Preserve association and are not published. We ask for the written rules before you buy, because an income plan depends on them.
No public document we reached states the Preserve pet rule, and the only pet language on the public record is one owner's lease listing that says no pets, which states that owner's terms. Federal fair housing guidance treats a service or emotional support animal as a reasonable accommodation, not a pet, and we help buyers and tenants through the request.
Exterior changes at Breckenridge go through an architectural review committee, and in a condominium most exterior elements are common elements maintained by the association. Before you plan a lanai screen, a door or a fixture, check the declaration. A change that needed approval and did not get it can become a closing problem for the next owner.
The golf course is open to residents, tenants and their guests with no resident green fee, and the courts are reservable online five days ahead. The master fee schedule lists an optional golf cart annual fee of $100 plus $25 for first registration and an optional storage lot fee of $200 to $225 plus $25. We list these as the schedule states them.
Preserve at Breckenridge is the right place to buy if you want the newest buildings in Breckenridge, a bundled golf, tennis and pool club in the master fee, a gated Estero address near Coconut Point and room to negotiate on a market with six listings. It is less suited to a buyer who needs a three-bedroom plan or a fast, tight market.
Preserve suits a buyer who values a 2002 to 2005 building, larger typical plans than the village next door, the club included and a price at or below the Breckenridge median. It suits a buyer who is comfortable with four associations' paperwork and with original systems now 21 to 24 years old. We describe the homes, and fair housing law governs how we describe anything else.
A buyer who needs three true bedrooms, a single-family home or a village with no association fee stack should also tour Villages on Lake Augusta, Crystal Lake or Golden Pond, and compare each on the table above. A buyer who wants a tight market will find more competition next door. We tell you when another village fits better, and we say so before you write an offer.
Coconut Point's shops and restaurants are about five minutes from the gate, Lee Health Coconut Point is about two miles away, and Southwest Florida International Airport is about 20 to 25 minutes off peak. Bonita Beach Park is about 18 to 22 minutes. Drive times are approximate and off-peak, and season and traffic lengthen them.
Your next step is a buyer consultation with Marc Comisar at (239) 287-5873, where we match your budget to a building, walk the fee stack and a monthly payment and set out the document plan. If you own a home to sell first, Jesse McGreevy starts with a free home valuation at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Preserve at Breckenridge realtor, and the quotes below are genuine five-star client 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 smooth purchase comes from a plan that is set before the offer, not after it.
★★★★★ "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
At Preserve, where eight residences sold in a year, finding the right one takes patience and screening.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
A consultation begins with your budget, your plans and the building you prefer.
A personalized Preserve at Breckenridge buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a building, walk the fee stack and a monthly payment at today's rates, set out the Chapter 718 document plan, and tell you honestly whether Preserve 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.
A Breckenridge specialist matters to a Preserve at Breckenridge buyer because the facts that decide a purchase live in documents, not in a listing feed: four associations with their own fees, a capital contribution, a milestone rule that turns on building height, a Zone X flood map at the points we tested and a 9.0-month supply.
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 the data, the association paperwork and the numbers. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the Breckenridge median instead of the building's sales, treat Preserve as one association rather than four, skip the estoppel until late, describe a two-bedroom-plus-den as a three-bedroom or overlook the master's capital contribution. None of those mistakes is exotic, and each one costs a buyer money or time.
Buyers at Preserve at Breckenridge who own a home to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because we run the sale and the purchase as one plan, with the two closings, the documents and the timing sequenced together.
Our Preserve at Breckenridge seller guide and home valuation guide cover the listing side of the same plan, and our Preserve at Breckenridge neighborhood guide holds the community record that both rest on.
If you are searching for a listing agent, or thinking, "I need to sell my home and buy at Preserve," here is the short version. We value your current home, build its documents file, market it, negotiate it and line up the closing with your Preserve purchase, so you are not carrying two homes longer than you must.
Listing-team credentials:
Start with our free home valuation. 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. For the purchase side, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Listing first gives you a firm budget, and making an offer first may need a contingency or a bridge. With a median 94.7% of list in the last 12 months, we compare both in dollars, and Preserve's 9.0 months of supply gives a buyer some room on timing.
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.
Portability lets a homestead owner carry the difference between just value and capped assessed value to a new Florida homestead if the statutory timing is met. The January 1 test matters, and we sequence both closings around it, per section 193.155.
Yes. If your current home is a condominium, Chapter 718 requires the seller to provide the association documents at the seller's expense, and a buyer can cancel within 7 days, excluding weekends and holidays, if they arrive late. We order them at listing.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our buyer database, and we show you both routes with numbers.
Ask each team for its comparable set for your own home and its plan for the documents. The guide linked at the top of this page compares teams on the public record.
These Preserve at Breckenridge buyer questions are answered from recorded state records, Lee County Property Appraiser data, FEMA maps, the master association's published materials and the Southwest Florida MLS Matrix, pulled September 29, 2026. Where the public record stops, the answer says so and names the document that would settle it.
A condominium village of 160 residences in four condominiums of 40, built 2002 to 2005 inside Breckenridge Golf and Tennis Club in Estero, Florida 33928, run by four Preserve associations (I, II, III and IV).
This is Preserve at Breckenridge in Estero, Lee County, inside the gated Breckenridge club. It is not Breckenridge, Colorado, and it is not one of the many other Florida condominium associations with Preserve in the name.
Inside Breckenridge Golf and Tennis Club in Estero, off the west side of US-41 near Coconut Point, about two miles from Lee Health Coconut Point. The state's condominium register lists its addresses on Breckenridge Drive.
160 residences: 40 in each of Preserve I, II, III and IV. The building count and story count are not confirmed by a recorded document we read, so we do not state them; the declarations' plot plans would.
The county roll shows 2002 to 2005, median 2004.5. The state register records the condominiums in September 2002 (Preserve I), October 2003 (IV), April 2004 (III) and September 2004 (II).
The county roll shows 1,243 to 1,379 heated square feet, 155 two-bedroom and 5 three-bedroom residences. MLS listings call many plans two-bedroom-plus-den, and MLS living areas run 1,243 to 1,568 square feet, a different measure.
The median was $254,000 across 12 MLS closings in the last 24 months, the first window with 10 or more, and $227,500 across 8 closings in the last 12 months (a small sample).
The MLS median was $173.31 per square foot across 8 closings in the last 12 months, and $185.75 across 12 closings in 24 months. We never compare MLS dollars per square foot with county figures.
The median was 108.5 days on market across the 8 closings in the last 12 months, against 30.5 days across 28 closings in 60 months. Resales have slowed sharply since 2024.
Yes, and the record supports it. All eight closings in the last 12 months closed below final list, at a median 94.7 percent of it and a median $12,450 below. We start from closed sales, not the ask.
Six on September 29, 2026, asking $250,000 to $330,000 with a median ask of $259,900, about 9.0 months of supply at the last 12 months' pace. Ask us for the current list.
They rose to a $339,000 median on 5 MLS closings in calendar 2024 and have eased to $227,500 on 6 closings so far in 2026 (small samples). County recorded sales show the same arc, $335,000 in 2024 and $237,500 in 2026.
Among 28 MLS closings since November 2021 the highest was $355,000 in June 2024 and the lowest $193,000 in December 2021. In the last 12 months the range was $205,000 to $275,000.
By 60-month MLS median, Preserve III leads at $305,000 (11 closings), then IV and I at $285,000 (5 and 3) and II at $243,000 (9). Buildings and plans drive it, and the samples are small.
Two layers: a $2,800 master association fee for 2026, and your own Preserve condominium fee, which the brochure says typically runs $300 to $500 without stating the period. The Preserve dollar figure is not published; the estoppel gives it.
The golf course, eight tennis courts, pickleball, five pools and a spa, the fitness room, clubhouse, roads and gate, and the community's bulk internet and cable. What the Preserve fee adds is in each association's budget.
The master association's 2026 schedule lists a $2,800 capital contribution and a $100 transfer assessment for new owners. The contract sets who pays, and we write it into the offer. A mortgaged buyer also pays the lender's title policy, mortgage taxes and recording.
No. Breckenridge has no Community Development District, and we confirm on each parcel's Lee County tax bill that no district assessment appears.
No. Breckenridge is an all-ages community, not 55-plus. Each Preserve association's rules still govern occupancy, which we read before you make an offer.
Each Preserve condominium's declaration sets the rules, and we found no published minimum lease term. The master association charges a $200 lease transfer fee and gives renters amenity access. Ask for the lease rules before you buy.
We found no published Preserve pet rule; each association's rules would state it. Federal and Florida fair housing law protects assistance animals whatever the rule says, and we ask the manager for the pet policy in writing.
No equity or membership purchase is required to use the golf course. The master fee covers resident access to the 18-hole Par 3 course, according to the association's materials.
At the three points we tested on Breckenridge Drive, FEMA's map shows Zone X, 0.2 percent annual chance flood hazard in coastal zone, outside the special flood hazard area. Test your own building on FEMA's map service.
We found no public damage record for the Preserve buildings, and we do not claim they were undamaged or damaged. Ask each association for its Ian claim history and any resulting assessment before you buy.
An HO-6 unit-owner policy for interior, contents and liability, ideally with loss-assessment coverage under section 627.714. The association's master policy covers the structure, and its deductible is a question for the association.
Buildings of three or more stories need a structural integrity reserve study, and a milestone inspection at 30 years from the certificate of occupancy, which points to 2032 through 2035. We ask for each association's reserve-study statement.
Under section 718.503 a resale contract must let you cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the association documents. Any waiver has no effect, and the right ends at closing.
It is your association's written statement of what the seller owes and of the current fee. Section 718.116(8) requires it within 10 business days, for a fee the statute caps, and the seller customarily pays for it in Lee County.
Yes. Since August 17, 2024, a buyer signs a written agreement before a buyer's agent tours a home. It states a specific compensation amount or rate and that compensation is negotiable, and we go over it with you first.
Compensation is negotiable and set by contract. A seller may offer to pay toward it, off the MLS, but no offer is required, and we show you the net effect before you write an offer.
Yes, though the lender reviews the association's reserves, delinquency, litigation and insurance, and some programs require project approval. Freddie Mac's average 30-year rate was 7.03 percent as of September 24, 2026. We send you to lenders for quotes.
On $227,500 with 20 percent down at 7.03 percent, principal and interest is about $1,214.52, plus a $233.33 monthly share of the master fee, the Preserve fee, tax and insurance. It is an illustration, not a quote.
Preserve 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. Confirm your address's assignment with the district.
Bonita Beach Park is about 18 to 22 minutes, and Southwest Florida International Airport about 20 to 25 minutes, off-peak. Season and traffic lengthen both.
Lee Health Coconut Point, with a 24-hour emergency department, is about two miles from the gate. Gulf Coast Medical Center and NCH North Naples are about 20 to 25 minutes away.
The state's records list Schoo Association Management for Preserve II, III and IV and D&D Association Services for Preserve I. The master association is separate and has its own office.
Preserve has newer buildings and larger typical plans; Villages on Lake Augusta has more three-bedroom plans, tighter inventory and a $230,000 12-month median against Preserve's $227,500. The comparison section above has the full table.
Marc Comisar. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers. Jesse handles seller questions at (239) 898-6072.
Preserve at Breckenridge buyers who own a home to sell first ask these questions, and each answer explains how the sale and the purchase fit together. We plan both closings as one sequence, with the documents for each ready before either contract is signed.
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.
We handle closings remotely with a mobile notary or power of attorney, electronic signatures for most documents and a full report after every showing. Ask a tax adviser about your own situation, including federal withholding for sellers who are not U.S. persons.
That depends on your ownership, use and gain, and we are not tax advisers. Confirm with your CPA before you commit to a timeline, and tell us the closing date you need so we can plan around it.
Yes, if the sale closes first. A cash offer can earn a discount, but it needs the sale proceeds in hand, so we compare a cash purchase after the sale with a financed purchase before it, in dollars.
Leasing is permitted at Breckenridge, and renters may use the club, but each Preserve association sets its own lease terms and they are not published. Renting first lets you see the community, and we can talk through the timing with you.
Jesse McGreevy. Call Jesse direct at (239) 898-6072 or request a free home valuation, and we will plan the sale and the purchase together.
Preserve at Breckenridge buyers work directly with Marc Comisar and Jesse McGreevy, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, work from an office in Bonita Springs and checked every recent Preserve sale and public record in Breckenridge before writing this guide.
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 are the Domain Realty team behind this guide: Marc Comisar, Broker Associate, and Jesse McGreevy, Sales Associate. Our Breckenridge community guide covers the club every village shares.
McGreevy and Comisar is a top-reviewed Preserve 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.
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).
Preserve at Breckenridge facts on this page rest on primary sources: the master association's own documents, the State of Florida's condominium and corporation records, Florida statutes, Lee County and school-district pages, and federal agencies. Every link was fetched in September 2026, and no listing portal or competing brokerage is cited.
Data files and queries: the Lee County Property Appraiser 2026 parcel roll and recorded-sales file (newest recorded sale July 29, 2026) for the 160 Preserve residential parcels; the Southwest Florida MLS Matrix for Development Breckenridge, closings to September 29, 2026 and active listings, pulled September 29, 2026; the Freddie Mac Primary Mortgage Market Survey as of September 24, 2026; and a FEMA National Flood Hazard Layer query at three Breckenridge Drive points, panel 12071C0579G effective November 17, 2022.
Preserve at Breckenridge's key documents are published by the master association, the State of Florida, Lee County and federal agencies, and the table links each to its issuing authority. Each Preserve condominium's declaration is a recorded instrument in the Lee County Clerk's official records, and its budget and estoppel come through its association manager.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 master association fee schedule | Breckenridge Property Owners Association | 2026 | |
About Breckenridge brochure | Breckenridge Property Owners Association | 2025 | |
Management companies list | Breckenridge Property Owners Association | current file | |
June 2026 newsletter | Breckenridge Property Owners Association | June 2026 | |
Breckenridge community map | Breckenridge Property Owners Association | current file | |
Statewide condominium extract | Florida Division of Condominiums | current file | |
Structural integrity reserve study reporting | Florida DBPR | current | |
Florida Statutes s. 718.503, resale disclosure and voidability | Florida Legislature | 2026 | |
Florida Statutes s. 718.116, estoppel certificates | Florida Legislature | 2026 | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | 2026 | |
Florida Statutes s. 689.302, flood disclosure | Florida Legislature | 2026 | |
Florida Statutes s. 689.261, property tax disclosure | Florida Legislature | 2026 | |
Documentary stamp tax overview | Florida Department of Revenue | current | |
Title insurance rate rule 69O-186.003 | Florida Administrative Code | current | |
2024 HB 979 bill analysis, estoppel fee caps | Florida Senate | 2024 | |
NAR settlement FAQs | National Association of REALTORS | current | |
Save Our Homes portability guide, Form PT-112 | Florida Department of Revenue | current | |
Hurricane Ian tropical cyclone report | National Hurricane Center | 2022 | |
Hurricane Milton tropical cyclone report | National Hurricane Center | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Property search and parcel record | Lee County Property Appraiser | current | |
Primary Mortgage Market Survey | Freddie Mac | weekly | |
Written buyer agreements | National Association of REALTORS | current |
Reach the Preserve at 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.