Estero, Florida
Village on Crystal Lake homes closed from $325,000 to $475,000 in five years. Our Estero buyer guide covers plan sizes, the fee stack, the section 720.401 documents, inspection, insurance and how we negotiate. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a home in Village on Crystal Lake means buying one of 64 single-family homes in a village of Breckenridge in Estero, where 13 homes closed on the Southwest Florida MLS in five years, from $325,000 to $475,000, and one was for sale on September 29, 2026. This buyer guide sits beside our Village on Crystal Lake neighborhood guide, which covers the history, amenities, schools, flood map and storm record in depth. This page answers one buyer's question: what does it take to buy here, what will it cost and what should you check before you offer?
If you are still comparing agents, our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling a home to buy here? Read our guide to selling a home in Village on Crystal Lake and our Village on Crystal Lake home valuation guide, or request a free home valuation.
A word on the name, because search engines blur it. This page is about Village on Crystal Lake at Breckenridge, in ZIP 33928 on the west side of Estero, Lee County, Florida. It is not Crystal Lake, Illinois, and it is not any other Florida subdivision or lake called Crystal Lake. Buying elsewhere in the community? Start with our guide to buying a home in Breckenridge.
McGreevy and Comisar are the best realtor for buying in Village on Crystal Lake because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing in five years.
If you're searching for the best realtor for Village on Crystal Lake, whether you're ready to buy your Village on Crystal Lake home or sell the one you own, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Village on Crystal Lake track record (last 12 months): In the 12 months to September 29, 2026, this village had 6 resales in the Southwest Florida MLS Matrix, at a median of $363,000 (n = 6, even, the mean of $361,000 and $365,000), a range of $325,000 to $375,000, a median of 249.5 days on market and a median sold-to-list ratio of 96.1%. We do not have a count of these six that we represented on either side, so we state none; we will walk you through all six closings one by one.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Village on Crystal Lake is narrower and checkable: we read the Lee County roll for all 64 homes, all 75 county-recorded qualified sales on file, the master association's fee schedule and every MLS closing for five years before we wrote this page.
For Village on Crystal Lake buyers: honest market guidance, partner-level negotiation, pre-MLS access where it exists, and a paperwork file assembled before your inspection period ends: the village and master estoppels, the fee schedule, the rules, the roof permit date and the wind-mitigation report.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Village on Crystal Lake buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your carrying cost and your risk more than any listing photo will, and every one is specific to this 64-home village at the west edge of Estero.
To buy a home in Village on Crystal Lake you sign a written buyer agreement before touring, get pre-approved, tour through the Breckenridge gate, make an offer with the Chapter 720 disclosure in hand, complete inspections and estoppels, and close with $2,900 due to the master association. Most of the work is documents, not competition.
Since August 17, 2024, buyers sign a written agreement with their agent before touring a home, stating the agent's compensation and that it is negotiable, according to the National Association of REALTORS. We explain ours in plain words before your first tour.
A lender's pre-approval sets what you can borrow, and the fee stack sets what you can afford. In this village the stack includes the $2,800 annual master fee, the village association's fee, Lee County property tax and insurance. We help you build the budget before you tour.
Showings go through the Breckenridge master office for the gate code and rules, and we coordinate so you are not delayed at the gate. The master association office is at 20091 Wimbleton Court, Estero, open Monday to Friday, 8 a.m. to 4 p.m., at 239-992-5959. Call Marc at (239) 287-5873 to set up a tour.
The offer sets price, closing date, inspection period, financing and the association documents. Under section 720.401 you must receive the disclosure summary before you sign. If you did not, you may cancel within three days of receiving it or before closing, whichever comes first.
Use the inspection period to inspect the home, review both estoppels, read the rules and confirm the roof and permit history. We request the documents when your offer is accepted so nothing arrives after the inspection period ends.
At closing you pay the master association a $2,800 capital contribution and a $100 transfer assessment. After closing, bring your warranty deed and settlement statement to the master office to arrange photo IDs and gate equipment, per the master association's new-homeowner brochure.
The Village on Crystal Lake market is slow and patient for buyers right now: six closings in 12 months, a $363,000 median, a 249.5-day median on market and one active listing after 174 days. Prices are below the 2024 and 2025 closings, and buyers have negotiated below the final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside each figure)
Window (to Sep 29, 2026) | Closings (n) | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months | 6 (small sample) | $363,000 | $361,000 and $365,000 | $195.88 | 249.5 | 96.1% |
24 months | 8 (small sample) | $370,000 | $365,000 and $375,000 | $197.16 | 189 | 95.8% |
36 months, the first window with 10 or more | 10 | $375,000 | $375,000 and $375,000 | $207.43 | 127.5 | 96.2% |
60 months | 13 | $375,000 (an observed sale, n odd) | not applicable | $207.09 | 94 | 97.3% |
The median price barely moved across windows, from $363,000 to $375,000, while median days on market rose from 94 to 249.5 as the window shortened. Prices held near $363,000 to $375,000 but each sale took longer.
A 249.5-day median means sellers have waited, and a seller who has waited is usually more willing to negotiate. The fastest sale of the last 12 months, 47 days, closed 12.1% under its final list price. The slowest, 464 days, closed at 96.4%. We use the pattern to plan an offer, not to lowball: a price near the last comparable sale, with clean terms, is what closes.
One active listing against six closings a year is 2.0 months of supply, against 4.4 months for Breckenridge as a whole (16 listings against 44 closings in the same 12 months). A single listing is not a market, and low supply does not mean a hurried buyer: the listing on September 29, 2026 had waited 174 days.
Village on Crystal Lake homes closed 13 times in the Southwest Florida MLS in five years, and the first window with ten closings is 36 months: a $375,000 median, $325,000 to $475,000, and 127.5 median days on market. The last 12 months, six closings, sit lower at $363,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Thirteen closings is small enough to read one by one, so here is each, by month, price, bedrooms and MLS living area only. The last column is the dollars a buyer saved against the final list price.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Below final list | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | 3 bed, 2 full 1 half | 1,745 | $364,900 | $361,000 | $3,900 | 98.9% | 151 |
Aug 2026 | 3 bed, 2 full 1 half | 1,803 | $399,000 | $375,000 | $24,000 | 94.0% | 227 |
Jul 2026 | 3 bed, 2 full 1 half | 1,812 | $349,900 | $335,000 | $14,900 | 95.7% | 272 |
Jul 2026 | 3 bed, 2 full 1 half | 2,025 | $369,900 | $325,000 | $44,900 | 87.9% | 47 |
Apr 2026 | 3 bed, 2 full 1 half | 2,025 | $374,999 | $365,000 | $9,999 | 97.3% | 279 |
Apr 2026 | 3 bed, 2 full 1 half | 1,803 | $389,000 | $375,000 | $14,000 | 96.4% | 464 |
Jul 2025 | 3 bed, 2 full 1 half | 2,214 | $439,500 | $415,000 | $24,500 | 94.4% | 94 |
May 2025 | 3 bed, 2 full 1 half | 2,025 | $489,900 | $470,000 | $19,900 | 95.9% | 104 |
Jun 2024 | 3 bed, 2 full 1 half | 1,803 | $439,000 | $435,000 | $4,000 | 99.1% | 9 |
Feb 2024 | 3 bed, 2 full 1 half | 2,184 | $484,999 | $475,000 | $9,999 | 97.9% | 60 |
May 2023 | 3 bed, 2 full 1 half | 1,917 | $405,900 | $397,000 | $8,900 | 97.8% | 5 |
Jun 2022 | 3 bed, 2 full 1 half | 2,024 | $424,900 | $455,000 | above list by $30,100 | 107.1% | 12 |
Jan 2022 | 3 bed, 2 full 1 half | 2,024 | $355,000 | $350,000 | $5,000 | 98.6% | 32 |
Southwest Florida MLS Matrix, pulled September 29, 2026. Only one sale in five years closed above its final list price, the June 2022 sale at 107.1%. The middle sale of 13 is the seventh from either end: $375,000. Our MLS pull carries no street names, so we list closings by month, price, beds and living area only.
In the last 12 months the six closings ran from $3,900 to $44,900 below their final list prices, $111,699 in all, with a median sold-to-list ratio of 96.1% and a mean of 95.0%. The average gap between final list and sale was about 5 percent, and 12.1 percent at the widest. A buyer here can reasonably open near the last comparable sale, but a home listed well above its comparables has usually waited.
The Lee County Property Appraiser's recorded-sales file holds 75 qualified Village on Crystal Lake sales across all years on file, index built September 27, 2026, newest recorded sale July 29, 2026. Recent years read 4 sales at a $350,000 median in 2026 to July 29, 6 at $437,500 in 2025, 5 at $435,000 in 2024, 2 at $383,500 in 2023 and 3 at $350,000 in 2022.
From 2011 to 2020 the county median moved between $214,500 and $282,500, before the 2021 to 2025 rise to $437,500. Since September 29, 2025 the county holds five qualified sales with a median of $335,000, and the MLS holds six closings in that window at $363,000. The county counts recorded deeds and the MLS counts marketed closings, so we read them side by side and never blend them.
A Village on Crystal Lake home costs about $375,000 at 1,745 to 1,812 square feet and about $365,000 at 2,024 to 2,025 square feet by the 60-month median, with one 1,917 square foot sale at $397,000 and two larger homes at $415,000 and $475,000. Recent 2026 sales sit at the bottom of every band.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
MLS living area, 60 months | Closings (n) | Median sold | Range | 2026 closings in the band |
|---|---|---|---|---|
1,745 to 1,812 sq ft | 5 | $375,000 | $335,000 to $435,000 | $361,000, $375,000, $335,000, $375,000 |
1,917 sq ft | 1 | $397,000 (one sale) | not applicable | none |
2,024 to 2,025 sq ft | 5 | $365,000 | $325,000 to $470,000 | $325,000, $365,000 |
2,184 to 2,214 sq ft | 2 | $445,000 (mean of $415,000 and $475,000) | $415,000 to $475,000 | none |
Every closing had three bedrooms and two full baths and one half bath in the MLS record, and the county roll records three bedrooms on all 64 homes. The bands hold small numbers of sales, so treat each median as a reference, not a quote.
Lee County's 2026 roll lists heated area of 1,176 to 1,745 square feet, median 1,431, for the whole village, while the MLS records larger living areas for the same homes, 1,745 to 2,214. The two are different counts. When a listing quotes square feet, ask which count it uses, and compare like with like.
Across the 13 closings, price per square foot of MLS living area ran from $160 to $241, with a 60-month median of $207.09 and a 12-month median of $195.88. A lower price per square foot on a larger home is normal here: the July 2026 sale of 2,025 square feet at $325,000 was $160, and the 1,803 square foot sales at $375,000 were $208.
Village on Crystal Lake has 64 homes, one active listing on September 29, 2026 at $369,000 after 174 days on market, and a 12-month median of 249.5 days on market. Buyers here have room to negotiate, and the paperwork decides the purchase. Few homes come up for sale, so the next home that fits should reach you first.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling a home here to buy? Get a free home valuation or call Jesse direct at (239) 898-6072.
One Village on Crystal Lake home was for sale on September 29, 2026: a three-bedroom, two-bath home of 1,856 square feet of MLS living area, listed at $369,000 after 174 days on market. Its price sits inside the $325,000 to $375,000 band of the last 12 months' closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; active listings on that date)
Its size falls between the 1,803 and 2,025 square foot sales, so we bracket it between them and adjust for condition, roof and updates. A 174-day listing at a price that matches recent closings tells a buyer something useful: sellers here have not moved on price by themselves, and a fair offer with clean terms can be worth a conversation.
Not every home reaches the public feed. We search the MLS, ask other agents about homes coming soon and reach owners who have not listed, and with six sales a year one conversation can matter. Tell us your plan size, your timeline and your budget, and we will call when something fits. To see current listings, use the Domain Realty Group site, our team's home-search lane.
Set up a saved search and we will watch the village with you. Because supply is thin, a new listing here deserves a same-day look, and we tour it with the fee stack, the documents and the roof questions already in hand.
Village on Crystal Lake's $363,000 12-month median sits with Village on Golden Pond and Village on Crescent Lake at $363,000 to $372,500, well above the entry condominium villages at $187,250 to $268,500. Among the villages priced above $360,000, it has the largest sample: six closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
Village | Homes (roll) | Regime | Year built | MLS closings, 12 months | Median sold, 12 months |
|---|---|---|---|---|---|
180 | Condominium (Ch. 718) | 1996 to 2001 | 10 | $230,000 (middle pair $225,000 and $235,000) | |
95 | Condominium (Ch. 718) | 1988 to 1998 | 8 | $187,250 (middle pair $184,500 and $190,000) | |
160 | Condominium (Ch. 718) | 2002 to 2005 | 8 | $227,500 (middle pair $220,000 and $235,000) | |
Village on Crystal Lake (this village) | 64 | Homeowners' association (Ch. 720) | 1997 to 1999 | 6 | $363,000 (middle pair $361,000 and $365,000) |
51 | Homeowners' association (Ch. 720) | 1994 | 4, small sample | $367,450 (middle pair $335,000 and $399,900) | |
73 | Condominium (Ch. 718) | 1988 to 1994 | 3, small sample | $268,500 | |
56 | Condominium (Ch. 718) | 2000 to 2005 | 3, small sample | $372,500 | |
118 | Condominium (Ch. 718) | 1993 to 1996 | 2, small sample | $229,000 (middle pair $228,000 and $230,000) | |
44 | Homeowners' association (Ch. 720) | 1995 to 1997 | 0 (5 in 60 months) | none in 12 months |
Sources: Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026; Lee County Property Appraiser 2026 tax roll; the roster of Breckenridge villages. The nine villages account for 44 MLS closings in the 12 months, and Village on Crystal Lake accounts for six of them, about 14 percent.
The price gap between this village and the condominium villages is a product gap: three-bedroom homes coded single-family against mostly smaller condominium units, under a different legal regime. A buyer moving between a condominium village and this one should compare fees, reserves and rules in each regime, not the price alone. Our Breckenridge buyer guide covers the condominium side.
The village's median of 249.5 days on market is the slowest of the villages that sold a home in the last 12 months, against 108.5 at Preserve, 93 at Lake Augusta, 39.5 at Wellington, 39 at Crescent Lake and 26.5 at Golden Pond. For a buyer that means time and room to negotiate, and a reason to read every document before you offer.
Village on Crystal Lake and Village on Golden Pond are the two closest villages in Breckenridge: both are homeowners' association villages of three-bedroom homes coded single-family, priced at $363,000 and $367,450 over the last 12 months. Golden Pond sold faster and is four years older; Crystal Lake is larger and newer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure is from each village's own MLS pull and county file, with the window and n beside it. Golden Pond's 12-month and 36-month windows have fewer than ten closings, so we call them small samples and lean on its 60-month window of 12. Buyers who prefer the neighbor can read our guide to buying a home in Village on Golden Pond.
Decision point | Village on Crystal Lake | |
|---|---|---|
Homes on the county roll | 64 (Phase I 40, Phase II 24) | 51 (Phases I and II) |
Regime and association | Homeowners' association, Ch. 720, N96000002327, filed 1996 | Homeowners' association, Ch. 720, N93000005434, filed 1993 |
Manager on the master list | MyTown Communities | Gulf Breeze Management |
Year built (roll) | 1997 to 1999, median 1998 | 1994 |
Roll heated area | 1,176 to 1,745 sq ft, median 1,431 | 1,176 to 1,745 sq ft, median 1,625 |
MLS living area, closings | 1,745 to 2,214 sq ft | 1,625 to 2,137 sq ft |
12-month MLS closings | 6, median $363,000 | 4 (small sample), median $367,450 |
36-month MLS closings | 10, median $375,000 | 5 (small sample), median $350,000 |
60-month MLS closings | 13, median $375,000 | 12, median $400,000 |
12-month median days on market | 249.5 | 26.5 |
60-month median days on market | 94 | 12.5 |
12-month median sold-to-list | 96.1% | 96.6% |
Median $ per living sq ft, 60 months | $207.09 | $220.45 |
Active listing, Sep 29, 2026 | $369,000, 1,856 sq ft, 174 days | $325,000, 1,625 sq ft, 381 days |
Qualified county sales since Sep 29, 2025 | 5, median $335,000 | 2, median $367,500 |
Master fee and one-time fees | $2,800 a year; $2,800 and $100 at closing | same |
Southwest Florida MLS Matrix and Lee County Property Appraiser data as of the dates above; both villages pay the same master fee, so the difference is the village fee, which neither association publishes on the master site.
Choose Village on Crystal Lake if a later build year (1997 to 1999 against 1994), a larger pool of 64 homes to compare and a longer negotiating window matter most, and if you are comfortable buying where homes have recently taken months to sell. Ask the seller's agent about the days on market and any price reductions.
Choose Village on Golden Pond if you want a village where the last 60 months show faster sales and a higher price per square foot, and you accept homes built in 1994 and a smaller pool of 51. Golden Pond's 12-month median days on market of 26.5 is on four sales, a small sample, but the 60-month 12.5 points the same way. We describe homes, never the people who should live in them.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation.
Florida law gives a Village on Crystal Lake buyer the Chapter 720 disclosure summary before signing, the property tax disclosure in the contract, a flood disclosure from the seller and the right to inspect association records. If the summary comes late, the buyer may cancel within three days of receiving it or before closing.
Under section 720.401, the disclosure summary must reach a prospective buyer before the buyer signs the contract, and on a resale it comes from the seller. The contract must carry the voidability clause in conspicuous type, and if the summary is not provided before signing, the buyer may cancel in writing within three days of receiving it or before closing, whichever comes first. That right cannot be waived and ends at closing. This is information, not legal advice; confirm with your closing agent or attorney.
Six of Breckenridge's nine villages are condominiums, where the resale documents come from section 718.503 and the milestone inspection and structural reserve rules apply to buildings of three or more habitable stories. Section 720.401 does not apply to associations under Chapter 718. Village on Crystal Lake is coded single-family and governed as a homeowners' association, so the condominium safety rules are not the governing regime here.
Section 689.261 requires a property tax disclosure summary in a residential contract, warning that a change of ownership or new improvements can trigger reassessment, so do not rely on the seller's current tax bill. Section 689.302 adds a seller's flood disclosure owed at or before contract. The county file we use carries sales, not each home's just value or tax bill, so we do not publish a village median tax bill.
Under section 720.303, members may inspect the association's official records, and the seller's documents and the disclosure summary reach a buyer through the contract. The master bylaws, budgets, rules and minutes are on the association's website, with the owner-only pages behind a login. We fetch the rules before your inspection period ends.
In Village on Crystal Lake you receive two estoppel certificates, one from the village association and one from the Breckenridge master association, each stating what is owed on the account. The statute caps each at $299 for a standard request, and the seller customarily pays. We read both before your inspection period ends.
Under section 720.30851, an association may charge up to $299 for a standard estoppel certificate on an account that is not delinquent, plus $119 to expedite within three business days and $179 if the account is delinquent. The certificate is valid for 30 days, or 35 if sent electronically, and the fee is refundable if the sale does not close.
We look for unpaid assessments, special assessments, fines, the exact village fee and its period, and any transfer or approval requirements. The brochure tells the title company to complete the master estoppel through the management company's resale documents process, and the village association is managed by MyTown Communities of Fort Myers.
Breckenridge's brochure gives the village association fee as typically $300 to $500 without stating whether it is monthly, quarterly or annual, and the village budget is not on the master site. We do not convert the range to a yearly figure. The estoppel or the management company gives the exact dollars and what they cover, and we get them before you offer where the seller allows it.
The village's declaration and any amendments are recorded in the Lee County official records, and we have not pulled the recorded declaration or plats for this guide. Read them before you close: they answer pet, lease, approval and insurance questions that no public summary does.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation.
Before buying in Village on Crystal Lake inspect the roof, the air conditioning, moisture and the electrical panel, and pull the permit history, because the homes were built from 1997 to 1999. Ask for the roof permit date and a wind-mitigation report first, since insurers price wind exposure by roof and openings.
Homes built from 1997 to 1999 predate the statewide Florida Building Code, whose first edition took effect March 1, 2002. A roof original to the home is now more than 25 years old, and many have been re-roofed, so the permit date and the roof's remaining life are among the first facts we check.
A wind-mitigation inspection documents roof, opening protection and construction features on the state's uniform mitigation verification form and can lower a premium. Ask the seller for an existing report, or order one during your inspection period.
A general inspector reviews the air-conditioning age, signs of moisture in walls and ceilings, plumbing, the panel and the lanai. Order specialty inspections for anything the general inspector flags. We do not claim the condition of any home from the MLS record.
We pull roof, window, lanai enclosure, pool and electrical permits from the Village of Estero's Community Development Department and Lee County records. Note that the Phase II parcels are recorded in the county's legal descriptions as "Breckridge," so a search by the correct spelling can miss them.
The county roll does not tell us whether a particular home shares a wall with its neighbor. The plat and a survey answer that for an address, and we pull both before you offer.
You insure a Village on Crystal Lake home with a homeowner's policy you arrange yourself, plus flood coverage if your lender requires it or you choose it. Wind is the cost that matters in Estero, and roof age and mitigation features drive the quote, so get a quote for the specific address before your inspection period ends.
Florida homeowners' premiums rose sharply through 2022 to 2025 before state reforms began to stabilize the market, per the Governor's office. Who insures the structure in a homeowners' association village is set by its recorded documents; in most Chapter 720 associations owners insure their own dwellings, but we have not read this village's declaration and will not assume. Ask for the association's insurance summary if it holds any policy.
FEMA's current effective Lee County flood map panel for the community is 12071C0579G, effective November 17, 2022. Across the community footprint the residential pads are overwhelmingly in Zone X, with AE polygons on the internal lakes and one floodway feature. Flood insurance is generally not federally required in Zone X and is required for federally backed mortgages in AE. The village takes its name from a lake, and we have not mapped which parcels front water, so check the exact parcel at the FEMA Map Service Center.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4, and its destructive surge fell on the coast and islands, not inland Estero, where the hazard was wind and rain. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We do not claim Village on Crystal Lake was undamaged in either storm and we have no village-level damage records, so ask for the permit and insurance history of the address.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation.
Owning a Village on Crystal Lake home costs the master fee of $2,800 a year, about $233 a month, plus the village association's fee, Lee County property tax and insurance, plus your mortgage if you borrow. We do not publish a combined figure because the village fee and its period are not published on the master site.
Data updated: September 2026 (Breckenridge master fee schedule, 2026)
The 2026 master fee is $2,800, paid annually or as $725 a quarter ($700 plus a $25 processing fee), which is $2,900 a year if paid quarterly. It covers an 18-hole par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a spa, bocce, shuffleboard, a fitness room and a clubhouse, with no separate equity membership and no green fee. On the 12-month median price of $363,000 it is about 0.8 percent of the price a year.
A $100 annual golf-cart fee with a $25 initial registration, and a $200 to $225 annual storage-lot fee with a $25 initial registration, apply only to owners who choose them.
Lee County property taxes are assessed on a calendar-year basis and paid in arrears, with bills mailed in November and early-payment discounts of 4% in November down to 1% in February. On resale the assessed value may reset, so a buyer should not rely on the seller's bill, and the Lee County Property Appraiser and Tax Collector show any address's bill.
Breckenridge is association-governed and, per the community's records, carries no Community Development District bond assessment. Confirm on the parcel's tax bill that no special assessment appears. Infrastructure costs sit inside the association fees, which is why we ask for the budget.
Buyer closing costs in Village on Crystal Lake start with $2,900 to the master association, a $2,800 capital contribution and a $100 transfer assessment, and add lender charges, the recording fee and any buyer-side title charges. In Lee County the seller customarily pays the owner's title policy and the deed stamp tax.
Data updated: September 2026 (Breckenridge master fee schedule, 2026; Florida Department of Revenue; Lee County cost research)
Item | Amount | Source |
|---|---|---|
Capital contribution, new owner | $2,800 | Breckenridge master fee schedule, 2026 |
Capital contribution, existing Breckenridge owner | $1,000 | same |
Transfer assessment, resale | $100 | same |
Recording fee for the deed | about $18.50 to $35.50 | s. 28.24, Florida Statutes; customarily the buyer records |
Documentary stamp tax on a new mortgage note | $0.35 per $100, capped at $2,450 | Florida Department of Revenue |
Nonrecurring intangible tax on a new mortgage | $0.002 per $1 of the mortgage | Florida Department of Revenue |
Lender's title policy, if financing | buyer pays | Lee County custom; contract controls |
Owner's title policy and deed doc stamps | seller customarily pays in Lee County | Lee County custom; contract controls |
At the $363,000 12-month median price, the items above that we can source come to the following. The table excludes lender fees, the inspection, appraisal, insurance premium, prepaid taxes and any buyer-side title and settlement charges, which vary by lender and title company.
Down payment | Loan | Down payment amount | Note stamps | Intangible tax | Association charges at closing | Sourced items together |
|---|---|---|---|---|---|---|
20 percent | $290,400 | $72,600 | $1,016.40 | $580.80 | $2,900 | about $77,097 |
10 percent | $326,700 | $36,300 | $1,143.45 | $653.40 | $2,900 | about $40,997 |
Add the deed recording fee of roughly $18.50 to $35.50 and the lender and third-party charges. A cash buyer skips the note stamps and intangible tax. Your lender's estimate is the number to rely on, and we review it with you.
Florida law does not assign closing costs to either party, and the contract controls over local custom. In Lee County the seller customarily pays the deed doc stamps and the owner's title policy and selects the closing agent, the buyer pays the lender's policy, the recording fee and the costs of a new mortgage, and the HOA estoppel is customarily the seller's. In Collier County the buyer customarily pays the owner's title policy. We check every line against your contract.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation.
Buyer representation in Village on Crystal Lake now starts with a written agreement signed before your first tour that states your agent's compensation and that it is negotiable. Since August 17, 2024, buyer-agent compensation cannot be advertised in the MLS, so we talk about it up front and in writing.
According to the National Association of REALTORS, offers of buyer-broker compensation can no longer be advertised on the MLS, and buyers must sign a written agreement with their agent before touring a home. The agreement must state a specific amount or rate and that compensation is fully negotiable and not set by law.
A seller may offer to pay or contribute toward the buyer's agent compensation off-MLS, and general concessions such as a contribution to closing costs may still be shown in the MLS. If the seller does not offer compensation, or offers less than the agreement provides, the buyer is responsible for the balance. We explain the options in dollars before you sign anything.
In a village where the median listing has waited 249.5 days, sellers may be open to concessions, and a buyer's agent who knows the record can ask for the right one. We would rather negotiate a price that reflects the last comparable sale than a concession that hides a high price.
You can finance a Village on Crystal Lake home with a mortgage from a lender that underwrites the home, your credit and the association. We do not quote a rate, because rates change daily and depend on your loan; the Freddie Mac Primary Mortgage Market Survey publishes the weekly national average, and your lender's estimate is the number that counts.
Get pre-approved before you tour so you know your budget. A lender will ask for the purchase contract, and may ask for association information such as the estoppel and the master and village budgets. We request the documents as soon as your offer is accepted.
Buyers here use conventional loans, FHA and VA loans, and cash. Program rules and property requirements are set by the lender and the program, so ask your lender whether the home and the association qualify. See the Consumer Financial Protection Bureau, HUD, Florida Housing Finance Corporation and the Department of Veterans Affairs for the programs themselves.
A lender orders an appraisal, and in a village with six sales a year the appraiser compares the same handful of closings we do. If an appraisal comes in below the price, the contract's financing and appraisal terms decide what happens next, so we write those terms carefully. The 12-month closings ran from $3,900 to $44,900 below their final list prices, which is the range in which a price that matches comparables tends to close.
A cash buyer can close faster and skips the mortgage costs, but the association documents, the inspection period and the Chapter 720 disclosure still apply. A cash offer does not replace due diligence on the roof or the fee.
We find you the right Village on Crystal Lake home by matching your plan size, budget and timeline to the 64 homes here, watching the MLS, reaching owners who have not listed and touring with the fee stack and roof questions ready. With six sales a year, patience and speed matter equally, and we call when something fits.
Tell us your bedrooms (every home here has three), the plan size you want (1,745 to 2,214 square feet in the MLS record), your budget and what matters most: roof, updates, a lanai, a lake view. We treat a view as a fact to verify at the house, because the record does not tell us which homes front water.
We ask other agents about homes coming soon and contact owners of homes that fit. A quiet sale here, with a tenant in place or an estate, can reach a buyer before a public listing, and less exposure can mean a different price for both sides.
We tour in sequence, with the estoppel questions, the roof permit date and the wind-mitigation report in hand, and we bring the plan-size sales for each home so you can see what recent buyers paid. Showings go through the gate, and we coordinate the code and timing.
We negotiate for you in Village on Crystal Lake with the record in hand: the last 90 days of sales, the 96.1% sold-to-list pattern, the days on market of the home in question and the true cost to own. We negotiate every offer ourselves, and we tell you both what to ask for and what to walk away from.
For a home of your target size we start with the newest comparable sales: 2,025 square foot homes closed at $325,000 and $365,000 in 2026 and 1,803 square foot homes at $375,000 twice. Then we adjust for roof, updates and days on market. A home listed well above those numbers has usually waited, and the record shows sellers here have closed below their final list.
The inspection period, the closing date, the financing contingency and the association-document timeline are worth real money. In a village where homes have waited months, a clean offer with a fair price is often stronger than a higher price with conditions.
An inspection finding becomes a repair request, a price credit or a walk-away, and we use documents: permit dates, a wind-mitigation report and repair quotes. A buyer's insurance quote often drives the conversation more than the inspection.
The rules that decide whether a Village on Crystal Lake home works for you are age (none: Breckenridge is all ages), rentals (a $200 master transfer assessment per lease), pets (unpublished), architectural approval, gate access and for-sale signs. The village's own rules and budget sit behind the owner login, so we fetch them before you offer.
No. Breckenridge is all ages, and the master association describes a welcoming environment for renters, part-time and full-time residents, winter visitors and year-round owners. We state this as a fact about the community's stated rules, not as a description of who lives here.
Renting is possible under the master association's rules, which charge a $200 transfer assessment per lease and give renters access to the amenities. Under section 720.306, an association may regulate rentals shorter than six months and may prohibit renting more than three times in a calendar year, and such an amendment applies to all owners. The village's minimum lease term is in its declaration, which we could not source, so we do not quote one.
The village's pet rule is not in a public document we can cite. Ask for the rules page, the master rules and, for a rental, the lease form. Three questions matter: whether owners may keep pets and how many, whether there are size or breed limits, and whether tenants may keep pets.
Exterior changes such as paint, screen enclosures and landscaping require Architectural Review Committee approval before work begins, according to the community's documented standards. Ask before you plan a lanai enclosure, a pool, a new roof color or a fence: the approval sequence and timeline decide a project's schedule more than the contractor does.
Owners and renters reserve tennis and pickleball courts online up to five days in advance, use the fitness room and take part in open golf. The 18-hole all-par-3 course, par 54, roughly 1,726 yards, is included in the master fee. Contact the master office for gate equipment and rules.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873 or see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or get a free home valuation.
Village on Crystal Lake is the right place to buy if you want an included 18-hole par 3 course, eight tennis courts and five pools in a homeowners' association village, at a 12-month median about 20 percent below its 2024 MLS median of $455,000, and you accept slow recent sales, older homes and an unpublished village fee.
No equity membership deposit, and the $2,800 capital contribution is a fee, not a refundable deposit. No on-site restaurant; the clubhouse has a catering kitchen. No new construction: the community is fully built out, so every sale is a resale. No published village budget: it sits behind the owner login.
For a buyer who values the amenities and has time, the last year is a favorable one to negotiate in. For a buyer who needs certainty on the carrying cost or the roof, the unpublished items decide the purchase, and we resolve them before an offer. As Top 1% Real Estate Agents Nationally Since 2008, we tell clients both halves.
McGreevy and Comisar is a top-reviewed Village on Crystal Lake realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. They are not about this village in particular. 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 here is a documents timeline: the disclosure, both estoppels and the inspection, coordinated from the day the offer is accepted.
★★★★★ "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
With six sales a year in this village, finding the right home is a matter of watching and calling.
★★★★★ "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
We start with what matters to you, then match it to the record.
Get your personalized Village on Crystal Lake buyer consultation by calling Marc Comisar at (239) 287-5873 or reaching out through our buyer guide. It is free, and it covers your budget, the plan sizes that fit, the fee stack, the documents and the offer strategy for this village. There is no obligation.
Data updated: September 2026
We cover your budget and the fee stack, the plan sizes that have closed here and what they cost, the roof and wind questions, the two estoppels and the Chapter 720 disclosure, the written buyer agreement and how we would approach an offer on the one active listing or the next one that comes up.
Bring your target budget, your pre-approval if you have one, your timeline and the two or three things that matter most. If you are selling a home to buy here, bring its address, and Jesse will run a free home valuation alongside; our Village on Crystal Lake home valuation guide shows how we build one.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
A Village on Crystal Lake specialist matters for a buyer because the facts that decide this purchase live in documents, not in a listing feed: two associations, a Chapter 720 disclosure, a $2,900 closing charge and homes from 1997 to 1999. Our Village on Crystal Lake neighborhood guide holds the full record.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, data and the association and closing paperwork, which in this village means the plan-size comparisons, the two estoppels and the net sheet for buyers who are also selling. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner buy without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may hand a buyer a condominium package when this village is an HOA, forget the second estoppel, skip the roof permit date on a 1997 to 1999 home, quote a flood zone for the whole community, assume the village fee is included in the master fee, or forget the $2,900 due at closing. None of those mistakes is exotic, and each one costs a buyer time or money.
If you are comparing villages or communities, see our guides to buying a home in Village on Golden Pond, buying a home in Breckenridge, buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. The wider picture is on our Breckenridge community hub and our Estero community hub.
If you're searching for "the best buyer's agent in 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.
Village on Crystal Lake buyers who own a home elsewhere often sell first, and listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, lets us time the sale and the purchase together. This village closed six homes in 12 months, so a coordinated plan matters more than speed.
Data updated: September 2026
Listing-team credentials:
We plan the sale proceeds, the closing date and the purchase contract together, so you are not forced to buy before you sell or sell before you buy without a plan. Florida's portability rule can carry accumulated Save Our Homes savings to a new Florida homestead, per section 193.155 and the Form PT-112 portability guide. The January 1 test matters.
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying here? Call Marc at (239) 287-5873.
It depends on your financing and your timeline. We model both orders with the net sheet and the contract terms, and we tell you the risk of each.
A contingent offer is weaker than a clean one in a village where sellers have waited months, so we plan the sale first where we can. Ask us to run both orders in dollars.
Yes. Marc runs the field side: showings, inspections and walk-throughs, which lets a seasonal owner buy or sell without flying down.
Yes, if the closings are sequenced so the proceeds arrive before the purchase closes. The net sheet on our Village on Crystal Lake seller guide shows how a $363,000 sale nets about $346,912 before payoff.
Ask each team three things: its comparable set for your home, its plan for your association documents and its plan for the timing of your purchase. Our guide to the best real estate agents in Estero compares teams on the public record.
Village on Crystal Lake buyers ask these questions before they offer, and each answer below is written for a Lee County buyer in a homeowners' association village. The answers come from the state record, the master association's published documents, Lee County, FEMA and the Southwest Florida MLS, pulled September 29, 2026.
Data updated: September 2026
Buyers choose McGreevy and Comisar because the answers below show up in the price and the paperwork:
Where the record stops, the answer says so. Nothing here is legal, tax or insurance advice.
A village of 64 homes inside Breckenridge Golf and Tennis Club, ZIP 33928 in Estero, Lee County, built from 1997 to 1999 and governed by Village on Crystal Lake at Breckenridge Homeowners' Association, Inc. (N96000002327).
This is Village on Crystal Lake at Breckenridge, on the west side of Estero. It is unrelated to Crystal Lake, Illinois, and to the other Florida subdivisions and lakes named Crystal Lake.
64 residential parcels on the Lee County 2026 roll: 40 in Crystal Lake I and 24 in Crystal Lake II, about 7.6 percent of Breckenridge's 842 residences.
Lee County codes all 64 parcels single-family residential, and the association is a homeowners' association, not a condominium association. The roll does not say whether a given home shares a wall.
From 1997 to 1999 on the county roll, with a median of 1998. The association itself was filed with the state on April 25, 1996.
The county roll shows 1,176 to 1,745 square feet of heated area, median 1,431. The MLS shows 1,745 to 2,214 square feet of living area across 13 closings. The two measures are different counts.
Three, on all 64 roll parcels, and all 13 MLS closings show three bedrooms, two full baths and one half bath.
Six MLS closings in the last 12 months ran $325,000 to $375,000, median $363,000. The 36-month window of ten closings ran $325,000 to $475,000, median $375,000. One home was listed at $369,000 on September 29, 2026.
September 2026: $361,000 for 1,745 square feet. August 2026: $375,000 for 1,803. July 2026: $335,000 for 1,812 and $325,000 for 2,025. April 2026: $365,000 for 2,025 and $375,000 for 1,803.
The 12-month median is 249.5 days on market (n = 6), with a range of 47 to 464. The 60-month median is 94 days (n = 13), so the last year has been slower than the five-year record.
One active listing and six closings a year is 2.0 months of supply, but a single listing is not a market. Breckenridge overall had 4.4 months of supply on 16 listings against 44 closings, and Village on Crystal Lake's long days on market and 96.1% sold-to-list favor buyers who negotiate.
In the last 12 months from $3,900 to $44,900 below final list, a median sold-to-list of 96.1% and a mean of 95.0%.
Two layers: the $2,800 master fee for 2026 (or $725 a quarter) and the village association's own fee, which Breckenridge's brochure gives as typically $300 to $500 without stating the period. Confirm the dollars and period with the association's estoppel.
$2,800 for 2026, due at the start of the year, or four payments of $700 plus a $25 processing fee each, $725 a quarter, $2,900 a year.
$2,800 for a new owner and $1,000 for a current owner, paid once at closing, plus a $100 transfer assessment for a resale. It is a fee, not a refundable deposit.
Yes. The master association describes an 18-hole par 3 bundled golf course open to residents, tenants and their guests, funded through the master fee, with no green fee and no equity membership.
The master fee schedule charges $100 a year to register a golf cart, plus $25 the first time, for owners who keep one. Storage-lot space is $200 to $225 a year plus $25 initially.
No separate club or equity membership exists in the fee schedule we read. Amenity access comes with owning or renting in Breckenridge under the master association's rules.
MyTown Communities of Fort Myers is the manager named on the state record and on the master association's management list. The master association is managed separately by Castle Group.
No. Breckenridge is all ages, and the master association describes a welcome for winter visitors, part-time and full-time residents.
Leasing is possible under the master association's rules with a $200 transfer assessment per lease. The village's minimum term and any yearly limits are in its declaration; section 720.306 lets an association regulate rentals under six months and cap them at three a year.
We could not source the village's pet rule in a public document. Ask for the association's rules and the lease form before you buy or rent with a pet.
The Chapter 720 disclosure summary under section 720.401, and the property tax disclosure summary under section 689.261 in the contract. If the summary comes late, you may cancel within three days of receiving it or before closing.
Up to $299 for a standard certificate, with added charges for rush and delinquent accounts, under section 720.30851. The master and village associations each issue one, and the seller customarily pays.
Most of Breckenridge is mapped in FEMA Zone X, with AE limited to internal lakes and drainage, on FIRM panel 12071C0579G effective November 17, 2022. Check the exact parcel at the FEMA Map Service Center, especially for a lake-fronting home.
Not for federally backed mortgages on Zone X parcels, and required in AE. Lenders and insurers may still recommend a policy, so get a quote for the specific address.
The homes were built from 1997 to 1999, and we have not pulled roof permits for the village. Ask for the roof permit date and a wind-mitigation report for any home.
No Community Development District bond assessment is recorded for the community, and infrastructure is maintained through the association. Confirm on the parcel's tax bill.
They apply to condominium and cooperative buildings of three or more habitable stories. This village is coded single-family and governed by a homeowners' association, so Chapter 720 applies instead. See our Breckenridge buyer's page for the condominium villages.
Village on Crystal Lake 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 with the district's site locator.
About five minutes to Coconut Point, and about two miles to Lee Health Coconut Point, which has a 24-hour emergency department, from the Breckenridge gate.
About 20 to 25 minutes to Southwest Florida International Airport and to Bonita Beach and Barefoot Beach, from the gate, off-peak.
Both are homeowners' association villages of three-bedroom homes at $363,000 and $367,450 medians in the last 12 months. Golden Pond is older (1994) and sold faster, at 26.5 days against 249.5. See the comparison above.
It prices with Golden Pond and Village on Crescent Lake and well above condominium villages such as Wellington at Breckenridge and Villages on Lake Augusta.
The seller customarily selects the closing agent and pays the owner's policy in Lee County, and the buyer pays the lender's policy. In Collier County the buyer customarily pays the owner's policy. The contract controls in both.
Call Marc at (239) 287-5873. Showings go through the Breckenridge gate, and the master office holds the gate code and rules for showings.
The village fee and what it covers, the reserve balance, any special assessment, the rental and pet rules, the roof date, the wind-mitigation report and the permit history. We request these with the estoppel before your inspection period ends.
Bring your warranty deed and settlement statement to the master office to arrange photo IDs and gate equipment, per the master association's new-homeowner brochure.
Buyers who own a home elsewhere ask these questions about selling and buying together. The short answer is that the two contracts should be planned as one, with the sale proceeds, the closing dates and the disclosure timeline lined up before you offer on a Village on Crystal Lake home.
Often yes, because a clean offer beats a contingent one in a village where six homes closed in 12 months. We model both orders with your net sheet and your contract terms, and we tell you the risk of each.
It depends on your price, your commission agreement, the doc stamps and title policy and your payoff. Request a free home valuation and call Jesse direct at (239) 898-6072 for a written net sheet.
Possibly. Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value, under section 193.155. The January 1 test matters.
Village on Crystal Lake owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who tracked every recent Village on Crystal Lake sale and public record in Breckenridge before writing this page. 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. We tracked all 13 Village on Crystal Lake closings in the Southwest Florida MLS since January 2022, and all 75 county-recorded qualified sales on file, before we wrote a word of this guide. We tracked the September 2026 active listing and the six closings of the last 12 months one by one.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this page: 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Village on Crystal Lake guide traces to a primary record below: the master association's published documents, the State of Florida, Lee County, the Village of Estero, FEMA and federal records, school and hospital sources, and trade rules. Parcel and sale facts come from the county roll. No brokerage, listing portal or IDX feed is cited.
Village on Crystal Lake's key documents are published by the Breckenridge master association, the State of Florida and Lee County; the table links each to its issuing authority. The village's recorded declaration is available through the Lee County Clerk's official records search under the association's name.
Document | Issued by | What it shows | Link |
|---|---|---|---|
2026 Schedule of Master Association Fees | Breckenridge Association, Inc. | The $2,800 master fee, the capital contribution and the transfer assessment | |
About Breckenridge brochure and New Homeowner Process | Breckenridge Association, Inc. | The village fee range and the new-owner steps at the master office | |
Association Management Companies | Breckenridge Association, Inc. | Which company manages each village association | |
For Sale Sign and Color Specs | Breckenridge Association, Inc. | The sign rules a listing follows | |
Florida Statutes 720.401 | Florida Legislature | The HOA disclosure summary, its pre-contract timing and the buyer's three-day cancellation right | |
Florida Statutes 720.30851 | Florida Legislature | What an HOA estoppel certificate must state and its fee caps | |
Florida Statutes 720.306 | Florida Legislature | Amendments and the rental rules an association may adopt | |
Florida Statutes 689.261 | Florida Legislature | The property tax disclosure summary in a residential contract | |
Florida Statutes 689.302 | Florida Legislature | The seller's flood disclosure | |
Documentary stamp tax overview | Florida Department of Revenue | The $0.70 per $100 deed rate and the note and intangible taxes | |
Florida Administrative Code Rule 69O-186.003 | Florida Office of Insurance Regulation | The promulgated owner's title insurance premium schedule | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind-mitigation form insurers use to price a roof and openings | |
2024 HB 979 estoppel analysis | Florida House of Representatives | The $299, $119 and $179 estoppel amounts | |
FEMA Map Service Center | FEMA | The flood zone and FIRM panel for a specific address | |
NAR settlement FAQs | National Association of REALTORS | How buyer-broker compensation works after August 17, 2024 | |
Village on Crystal Lake recorded declaration | Lee County Clerk of Court | The village's covenants, on file under the association's name |
Reach the Village on Crystal Lake buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. The buyer consultation is free, it covers your budget, the plan sizes that fit, the fee stack and the documents, whether you plan to buy this season or next. Selling first? Request a free home valuation.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.