Estero, Florida
Buy in Village on Golden Pond with McGreevy and Comisar, Top 1% nationally since 2008. We read the plan, both associations' documents, the wind file and the 12 closings before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A buyer in Village on Golden Pond is choosing among 51 three-bedroom houses built in 1994 inside Breckenridge in Estero, and the Southwest Florida MLS recorded only 12 closings in the five years to September 29, 2026. This buyer guide sits beside our full Village on Golden Pond neighborhood guide, which covers the history, plats, amenities, schools and storm record, and it answers one question: how to buy here with the fewest surprises, at a price you can defend. If you are still choosing a buyer's agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Two companion pages finish the set. Our Village on Golden Pond home valuation guide shows how a home here is priced from the twelve sales, which is the same math a seller's agent will use against you. If you are selling a home to buy here, our Village on Golden Pond seller guide covers the sale. The same method runs across the community in our Breckenridge buyer guide, and next door in the Village on Crystal Lake buyer guide.
A word on the name, because search engines blur it. This page covers Village on Golden Pond at Breckenridge Homeowners' Association, Inc. in ZIP 33928, Lee County, Florida. It is not Breckenridge, Colorado, and it is not any other Golden Pond in Florida. Every figure comes from a recorded, state, county, FEMA, association or MLS record, and where the record stops we say so. Nothing on this page is legal, tax, lending or insurance advice.
McGreevy and Comisar are the best realtor to buy in Village on Golden Pond with because we read the village's twelve MLS closings and its recorded county sales one by one, pull both associations' documents before you offer, and negotiate every contract personally. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the search, the offer, the negotiation and the document review on every purchase we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the Coconut Point corridor, and Estero is a market we work every week.
Here is the honest shape of our Village on Golden Pond record. The Matrix pull we use records price, size, days on market and dates for each closing, but not the buyer's or the listing office, so we state no represented-buyer count for this village and will not invent one. What we can state is checkable: we tracked all 12 Village on Golden Pond closings since September 2021 before writing a word of this guide.
Recent Village on Golden Pond market record (12 months to September 29, 2026): 4 closed sales, a small sample, at a $367,450 median, a range of $317,500 to $400,000, a median 26.5 days on market and a median 96.6% of final list price, with one active listing at $325,000 after 381 days. Over five years, 12 closings at a $400,000 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
For Village on Golden Pond buyers: a search that starts with plan and size, pre-MLS conversations when a home is about to list, both associations' documents in hand before you offer, and negotiation that uses the sold record on your side of the table.
Honors and recognition:
Those are career honors across Lee and Collier County.
You get Marc and Jesse, both Top 1% Real Estate Agents Nationally Since 2008, not an assistant with a template. Marc Comisar leads buyer representation: tours, offers, inspections and the walk-throughs that let a seasonal buyer purchase from a distance. Jesse McGreevy runs the data, the documents and the negotiation strategy. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072.
Buying in Village on Golden Pond? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Village on Golden Pond buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your offer, your paperwork and your monthly cost more than any listing photo will, and every one is specific to this 51-home village.
Village on Golden Pond buyers can use the links below to jump straight to the market, the sales, costs, the documents you receive, the Crystal Lake comparison or the buyer FAQ. The guide runs in the order most buyers decide: steps and market first, then costs and law, then inspection, insurance and negotiation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Village on Golden Pond · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Village on Golden Pond? · What Is the Village on Golden Pond Market Like for Buyers Right Now? · What Have Village on Golden Pond Homes Sold For Since 2021? · What Does a Village on Golden Pond Home Cost by Plan and Size? · What Is for Sale in Village on Golden Pond Today? · Village on Golden Pond vs Village on Crystal Lake: Which One Should You Buy In? · What Does Florida Law Give a Village on Golden Pond Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in Village on Golden Pond? · What Should You Inspect Before Buying in Village on Golden Pond? · How Do You Insure a Village on Golden Pond Home?
The Details: What Will You Pay Each Month to Own in Village on Golden Pond? · What Are Buyer Closing Costs in Village on Golden Pond? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Village on Golden Pond Home? · How Do We Find You the Right Home in Village on Golden Pond? · How Do We Negotiate for You in Village on Golden Pond? · Which Village on Golden Pond Rules Decide Whether a Home Works for You? · Is Village on Golden Pond the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Village on Golden Pond Buyer Consultation
Questions, Contacts and Sources: Why Does a Village on Golden Pond Specialist Matter for a Buyer? · Thinking of Selling Your Home to Buy in Village on Golden Pond? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Selling One Home to Buy in Village on Golden Pond · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Village on Golden Pond Buyer Team Today?
Buying in Village on Golden Pond takes six steps: set a budget with the full monthly cost, sign a written buyer agreement, choose the plan, make and negotiate the offer, review the disclosure summary and estoppels while you inspect and insure, and close. The village is small, so the steps have to move quickly when the right home lists.
Start with the payment and the layers on top of it: the $2,800 master fee for 2026, the village association fee, property tax that resets to your price, and insurance for a 1994 home. Then add the one-time cash to close, including the $2,900 master charges. We build that budget with you before we tour, so the offer price is one you can carry.
Since August 17, 2024, a buyer signs a written agreement with a buyer's agent before touring, and it must state the agent's compensation and say that compensation is negotiable and not set by law (National Association of REALTORS). We explain it in plain language, and you decide.
The plan is the biggest price lever in the village. A 1,812 square foot home and a 1,625 square foot home have traded far apart, and the larger homes have one sale each. We show you the same-plan sales before you fall in love with a home, so you know what the record says about it.
In a village with twelve sales in five years, the offer is built from same-plan sales, the home's condition and the pace of the market. When a home is priced from the wrong rung, we say so and show why. When a home is priced to its plan, we say that too, because a fair price is not a reason to lose the home.
Section 720.401 requires that you receive the disclosure summary before you sign, and the estoppels from both associations state what is owed. During the inspection period we check the roof, air conditioning, plumbing and permits, obtain a wind-mitigation report and get an insurance quote with the roof age in hand.
Most purchases here close 30 to 45 days after contract. The master office asks new owners to bring the warranty deed and settlement statement to collect photo IDs and gate equipment, and the title company includes the master charges in the closing fees.
For a buyer, the Village on Golden Pond market on September 29, 2026 was one active listing against four closings in the last 12 months, about 3.0 months of supply, with a median 96.6 percent of final list. A single listing is arithmetic, not a trend, so the sold record guides the offer.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Twelve is the first window that reaches ten sales, so the five-year series leads.
Window | Closings | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
24 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
36 months (small sample) | 5 | $350,000 | n = 5, odd, an observed sale | $195.38 | 35 | 95.5% |
60 months | 12 | $400,000 | $400,000 and $400,000 | $220.45 | 12.5 | 97.7% |
Southwest Florida MLS Matrix, pulled September 29, 2026. The first two windows are identical because no sale closed between August 19, 2024 and May 18, 2026.
The 12-month median of $367,450 is below the 60-month median of $400,000, but the difference is mostly plan mix: two of the four recent sales are 1,625 square foot homes, and one is a 2,137 square foot home that sold at $400,000. A buyer comparing medians is comparing different houses, which is why we compare by plan.
At the 12-month pace of four closings, one active listing is 3.0 months of supply (our arithmetic), against about 4.4 months for Breckenridge as a whole. In supply terms, Village on Golden Pond is tighter than the community, but one listing changes the figure by itself. The more useful number is time: the median days on market is 26.5 in the last 12 months and 12.5 over five years.
Leverage follows the plan. The 1,812 square foot plan closed at a median 100.0 percent of final list in a median 7.5 days, so a buyer of that plan has had little room, and a home priced to its band needs a prompt, clean offer. The 1,625 square foot plan closed at a median 97.6 percent, and its slowest sale, 155 days, closed $50,000 under final list, so a buyer of that plan has had more room. The three larger homes closed at 94.6, 95.6 and 95.5 percent.
Village on Golden Pond homes closed 12 times in the Southwest Florida MLS from September 2021 to September 2026, from $317,500 to $430,000, for $4,665,400 in total volume and a $400,000 median. Every sale is listed below, because a buyer should see the evidence behind an asking price.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Streets and house numbers are omitted by design. Beds and baths are as the MLS records them, and living area is MLS living area.
Closed | Beds and baths | MLS living area | Sold price | Final list | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 10, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $317,500 | $325,000 | 97.7% | $195 | 35 |
Sep 9, 2026 | 3 bed, 2 bath, 1 half | 1,812 | $399,900 | $399,900 | 100.0% | $221 | 8 |
May 19, 2026 | 3 bed, 2 bath, 1 half | 2,137 | $400,000 | $419,000 | 95.5% | $187 | 18 |
May 18, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $335,000 | $385,000 | 87.0% | $206 | 155 |
Aug 19, 2024 | 3 bed, 2 bath | 1,932 | $350,000 | $369,900 | 94.6% | $181 | 154 |
Apr 17, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $419,000 | $419,000 | 100.0% | $231 | 14 |
Mar 20, 2023 | 3 bed, 2 bath | 2,075 | $430,000 | $449,900 | 95.6% | $207 | 11 |
Oct 14, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $409,000 | 97.8% | $221 | 51 |
Jun 21, 2022 | 3 bed, 2 bath, 1 half | 1,625 | $405,000 | $415,000 | 97.6% | $249 | 9 |
May 26, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $399,000 | $399,000 | 100.0% | $220 | 7 |
Apr 20, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $375,000 | 106.7% | $221 | 7 |
Sep 29, 2021 | 3 bed, 2 bath, 1 half | 1,812 | $410,000 | $399,000 | 102.8% | $226 | 0 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The per-sale ratios are ours. Across the twelve, two sold above final list, three sold exactly at it and seven sold below it.
Six of the twelve are 1,812 square feet, at $399,000 to $419,000 with a $400,000 median. Three are 1,625 square feet, at $317,500 to $405,000 with a $335,000 median. The other three are one sale each at 1,932, 2,075 and 2,137 square feet, at $350,000, $430,000 and $400,000. The median price per living square foot across all twelve is $220.45, and larger homes have not paid more per foot.
Village on Golden Pond held one active listing on September 29, 2026, a 1,625 square foot home asking $325,000 after 381 days, and four closings in the last 12 months, so a buyer who knows the plan bands can move quickly on the right home. Buying in Village on Golden Pond? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Get a free home valuation or call Jesse direct at (239) 898-6072.
The highest price is $430,000, a 2,075 square foot home in March 2023 after 11 days, and the lowest is $317,500, a 1,625 square foot home in September 2026 after 35 days. The spread is $112,500, and most of it is plan and date.
The county's recorded-sales file holds 42 qualified sales from 1994 to July 29, 2026, including sales the MLS did not market. Yearly medians rose from $194,875 in 2018 to $400,000 in 2022 and eased to $367,500 in 2026 on two sales, and each year holds one to five sales. Lee County recorded two qualified sales since September 2025, at a $367,500 median. For a buyer the long view says the village has held well above its 2018 level, and the MLS says the two plans have parted ways.
Year | Qualified recorded sales | Median recorded price |
|---|---|---|
2026 (through July 29) | 2 | $367,500 |
2025 | none on file | not applicable |
2024 | 1 | $350,000 |
2023 | 2 | $424,500 |
2022 | 4 | $400,000 |
2021 | 3 | $315,000 |
2020 | 5 | $220,000 |
2019 | 3 | $232,000 |
2018 | 2 | $194,875 |
Lee County Property Appraiser recorded-sales file, qualified sales only, newest recorded sale July 29, 2026. Earlier years are in the neighborhood guide. The county and MLS counts agree for 2022, 2023 and 2024, and the county's three sales for 2021 against one in our MLS window is consistent with sales the MLS did not market.
A Village on Golden Pond home costs about $400,000 for the 1,812 square foot plan, $317,500 to $335,000 for the 1,625 square foot plan in 2026, and $350,000 to $430,000 for the larger homes that have each sold once. The 60-month median is $400,000, and price per square foot did not rise with size.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
MLS living area | Closings | Sold prices | $ per living sq ft |
|---|---|---|---|
1,812 sq ft | 6 | $399,000 to $419,000 | $220 to $231 |
1,625 sq ft | 3 | $317,500 to $405,000 | $195 to $249 |
1,932 sq ft | 1 | $350,000 | $181 |
2,075 sq ft | 1 | $430,000 | $207 |
2,137 sq ft | 1 | $400,000 | $187 |
Southwest Florida MLS Matrix, pulled September 29, 2026.
The 1,812 square foot plan is the steady one. Its six sales sit within a $20,000 band across five years, all in 51 days or fewer. The 1,625 square foot plan is the moving one: $405,000 in June 2022, $335,000 in May 2026 and $317,500 in September 2026. Every home is three bedrooms, so bedroom count does not separate them. A buyer who wants the most house for the money can note that the larger homes did not cost more per square foot, though they are single sales.
The county roll records heated areas from 1,176 to 1,745 square feet, and the MLS records living areas from 1,625 to 2,137. They are different measures, so compare an MLS figure with MLS sales only. If a listing gives a size, ask which measure it uses.
Marketing for Estero's Breckenridge homes uses plan names such as Aruba, Antigua, Barbados and Cancun, and our research attaches the Barbados plan to homes of about 1,625 to 1,812 square feet with three bedrooms and two and a half baths. We have not matched a plan name to a recorded plat sheet or a specific lot, so treat a plan name as a marketing label to confirm.
One Village on Golden Pond home was for sale in the Southwest Florida MLS on September 29, 2026: a 3 bed, 2 bath, 1 half bath house of 1,625 square feet asking $325,000 after 381 days on the market. Call Marc for today's list, because a village this small changes with a single listing.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
The listing is the longest days-on-market figure in the village's five-year data, against a longest closed figure of 155 days. Its ask equals the final list price of the September 10, 2026 closing on the same size, which sold at $317,500, so the market has already priced this size $7,500 under that ask.
For a buyer, a long listing is a negotiating fact and not a verdict on the home. We ask why it has sat: price, condition, showing access or a documents problem. The record does not say, and we find out by walking it and asking the listing agent. Then we offer from the same-size sales at $317,500 and $335,000, adjusted for what this home has.
We describe homes, not the people who should buy them. The listing is a median-size home of the village, built in 1994, on the lower rung of its own price ladder and priced above the two 2026 sales of its size. On the record, a home under $350,000 in this village has only been this size.
If the home you want is not listed, that is normal here. With four closings in a year, the pre-MLS conversation matters: we tell you when an owner is thinking of selling, and our seller side hears about homes before they list. For the live search across Southwest Florida, our team site, linked in the experts section below, carries it, and this guide covers what the search cannot: the record, the fees and the rules.
Village on Golden Pond is the older and smaller of two single-family villages that share a gate, with 51 homes built in 1994 against Village on Crystal Lake's 64 built 1997 to 1999. Golden Pond has sold faster, 26.5 median days against 249.5, and Crystal Lake offers larger MLS sizes and more homes.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Village on Golden Pond | Village on Crystal Lake |
|---|---|---|
Homes | 51 | 64 |
Built | 1994 for all 51 | 1997 to 1999, median 1998 |
Regime | Homeowners' association, Chapter 720 | Homeowners' association, Chapter 720 |
Roll heated area | 1,176 to 1,745 sq ft, median 1,625 | 1,176 to 1,745 sq ft, median 1,431 |
MLS living area in sales | 1,625 to 2,137 sq ft | 1,745 to 2,214 sq ft |
MLS closings, 12 months | 4, median $367,450 | 6, median $363,000 |
MLS closings, 36 months | 5, median $350,000 | 10, median $375,000 |
MLS closings, 60 months | 12, median $400,000 | 13, median $375,000 |
Median $ per living sq ft, 12 months | $200.77 | $195.88 |
Median days on market, 12 months | 26.5 | 249.5 |
Median sold-to-list, 12 months | 96.6% | 96.1% |
Range of MLS prices, 60 months | $317,500 to $430,000 | $325,000 to $475,000 |
Active listing, September 29, 2026 | 1 at $325,000, 1,625 sq ft, 381 days | 1 at $369,000, 1,856 sq ft, 174 days |
Months of supply, 12-month pace | 3.0 | 2.0 |
Sources: Southwest Florida MLS Matrix, September 29, 2026. Golden Pond's first window with ten sales is 60 months and Crystal Lake's is 36 months.
At the 12-month medians, Golden Pond is $4,450 above Crystal Lake, $367,450 against $363,000, and at the 60-month medians it is $25,000 above, $400,000 against $375,000. Crystal Lake's larger homes have closed at $325,000 to $375,000 in the last 12 months, so a buyer with a $350,000 budget has more to look at there.
Choose Golden Pond if you want the smaller village, a documented price band on the 1,812 square foot plan and, so far, quicker sales. You accept a 1994 build, a small sales record and a walk of about 900 feet on a straight line from a Jace Court point to the clubhouse.
Choose Crystal Lake if you want more homes to choose from, a later build year, larger MLS sizes and a market that has been more negotiable. Read our Village on Crystal Lake neighborhood guide and tour both on the same morning.
The same 1,812 square foot MLS living area appears in both villages, at six Golden Pond sales with a $400,000 median and one Crystal Lake sale at $335,000 after 272 days. One sale is not a market, but it is a prompt to ask why, and to make each seller's agent show the sales behind an asking price.
Florida gives a Village on Golden Pond buyer a disclosure summary under section 720.401 before signing, a property tax disclosure summary under section 689.261, a flood disclosure under section 689.302 and the right to an estoppel certificate showing what the association is owed. Read all four before the inspection period ends.
A prospective parcel owner in a mandatory homeowners' association must be presented a disclosure summary before executing the contract, and on a resale it comes from the seller. The summary says membership is mandatory, that recorded covenants govern use and occupancy, that assessments are owed and may change and that failure to pay can result in a lien. The contract must include prominent language telling you not to sign until you have received and read it. If it was not delivered before signing, you may cancel within three days after receipt or before closing, whichever is first, and the right cannot be waived.
Section 720.401 does not apply to associations under Chapter 718, and six of Breckenridge's nine villages are condominiums. If you tour a condominium village in the same gate, the documents differ: you receive the governing documents and a condominium resale disclosure, and building reserves and milestone inspections enter your math. Village on Golden Pond is a Chapter 720 village of single-family homes, so those do not apply. This is information, not legal advice.
The village's recorded declaration controls use restrictions, assessments, architectural control and any maintenance the association performs. We did not read it page by page, and the master association's document pages sit behind an owner login. So we do not state what the declaration says about leasing, pets or exterior maintenance. We ask the manager for the full file, and a buyer is entitled to it through the disclosure process.
The property tax disclosure summary under section 689.261 warns you not to rely on the seller's current taxes, because a change of ownership can lead to reassessment. The flood disclosure under section 689.302 asks the seller whether there was flooding that damaged the property during the seller's ownership, whether a flood insurance claim was filed and whether flood assistance was received. Both are due at or before the contract is signed.
In Village on Golden Pond each of two associations issues an estoppel certificate under section 720.30851 within 10 business days of a written request, effective for 30 days, stating the assessment, what is owed, any capital contribution or transfer fee and any open violation. Ask for both before your inspection period ends.
The certificate also states whether the transfer needs board approval and whether there is a right of first refusal, and it lists contact information for the association's insurance. An association waives the right to collect more than the certificate states from a buyer who relies on it in good faith. The fee is capped, and our cost research puts the current cap at $299 for a current account. The seller customarily orders and pays.
The Breckenridge 2026 fee schedule assesses a $2,800 capital contribution and a $100 transfer assessment on a new owner, $2,900 in all, and the About Breckenridge brochure tells title companies to include both in the closing fees. The contract can assign them differently, so we read who pays before you offer.
The documents we could read do not say whether the village association reviews a purchase or a buyer, or how a lease is approved. Estoppel item eight asks exactly that question, so the certificate answers it. We check before you offer, because approval time can affect your closing date.
New owners collect photo IDs and gate equipment at the master office after closing, bringing the warranty deed and settlement statement. The amenities come with the master fee, and the master office holds the rules for guest and parking passes.
Inspect a Village on Golden Pond home for the age of its roof, air conditioning, water heater, plumbing and windows, because every home was built in 1994 and predates the Florida Building Code that took effect on March 1, 2002. Then add a wind-mitigation report and a permit history before you finalize an offer.
A roof replaced under a permit in the last decade is worth real money in a wind quote, and one original to 1994 is a negotiation. Ask for the permit, the date and the roofing type, and let your insurer see them before you commit.
Systems in a 32-year-old home have probably been replaced at least once. Ask for service records and installation dates, look for signs of past leaks and have the inspector check the water lines. A re-piping decision is a real cost that belongs in the offer, not a surprise in month six.
Opening protection matters for wind credits. Ask what windows, doors, shutters or impact glass the home has and when they were installed, because each item changes both safety and the insurance quote.
Florida's condominium milestone-inspection and structural reserve laws cover condominium and cooperative buildings of three or more habitable stories, and they do not attach to a Chapter 720 village of single-family homes. That is one less line on the buyer's due-diligence list than a condominium neighbor faces.
Ask the Village of Estero and Lee County for permit records. Re-roofing, window replacement, air conditioning change-outs, screen enclosures and electrical or plumbing work normally need permits. An open or unfinaled permit is a title and insurance problem, and a screened lanai added without approval is a risk for the buyer.
The state's uniform mitigation verification form turns roof shape, opening protection and roof-to-wall connections into insurance credits. A current report can lower a quote, so we ask for one on every Golden Pond home we tour seriously.
A Village on Golden Pond buyer insures the house, and the association insures its common areas, so the policy is a homeowner's wind-and-hazard policy on a 1994 home, plus flood insurance if a lender or a lot requires it. We obtained no Golden Pond premium quotes and publish none.
In a Chapter 720 village the owner normally insures the dwelling and the association insures the common areas. Whether the Golden Pond association insures or maintains anything beyond common areas depends on the declaration, which we did not read, so we ask the manager before you price a policy.
Three tested Jace Court points map in FEMA shaded Zone X, outside the 1 percent floodplain, so a lender does not normally require flood insurance. It is still available through the National Flood Insurance Program and is often inexpensive. A nearby AE polygon near the lakes means a home whose lot touches that area could require it for a federally backed mortgage, so ask the lender for a flood determination on the address.
Breckenridge sits about three to four miles inland of Estero Bay, but Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026, so plan for a surge evacuation order, not only wind and rain. Hurricane Ian in September 2022 made landfall near Cayo Costa as a high-end Category 4, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3 (National Hurricane Center). Citizens Property Insurance is the state insurer of last resort. Get quotes with the roof age and the wind-mitigation report in hand.
Owning in Village on Golden Pond costs a $2,800 master fee for 2026, about $233 a month, or $725 a quarter, plus a village fee of $300 to $500 whose period the brochure does not state, plus property tax, insurance and upkeep. The village fee decides whether the carrying cost is low or high, so read it in the estoppel.
Data updated: September 2026 (Breckenridge 2026 fee schedule and About Breckenridge brochure, read September 30, 2026)
Item | Amount |
|---|---|
Master amenity fee, 2026 | $2,800 a year, or $725 a quarter, about $233 a month if paid in full |
Village association fee | brochure range $300 to $500, period not stated |
Golf cart, if kept | $100 a year plus $25 first registration |
Storage lot space, if used | $200 to $225 a year plus $25 |
Golf, tennis, pickleball, pools, fitness room | included, no green fee |
Property tax | resets to your price; see below |
Homeowners insurance | quote-specific |
Sources: Breckenridge 2026 fee schedule and the About Breckenridge brochure.
The brochure says a homeowner has an association fee that typically ranges from $300 to $500, handled through the village's management company, but not whether that is monthly, quarterly or annual. If monthly, it is $3,600 to $6,000 a year, or $6,400 to $8,800 with the master fee. If quarterly, $1,200 to $2,000, or $4,000 to $4,800 with the master fee. If annual, $300 to $500, or $3,100 to $3,300 with the master fee. These are scenarios, not findings. Ask for the estoppel's regular periodic assessment, which the statute requires it to state with its frequency.
Florida assesses property on January 1 and mails bills in November. The Save Our Homes cap limits annual increases on a homesteaded home's assessment and resets when ownership changes, so estimate your taxes from the purchase price, not the seller's bill. We hold no Village on Golden Pond tax figure, and we say so instead of guessing.
The master fee bundles the 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse, and the brochure says there are no additional fees to use the amenities. At a $400,000 price, the master fee alone is 0.7 percent of the price a year.
A Village on Golden Pond buyer pays the $2,900 master charges, the lender's title policy, recording of the deed, and on a mortgage the note stamp tax at $0.35 per $100 and the intangible tax at $0.002 per dollar. In Lee County the seller customarily pays the owner's title policy and the deed stamp tax, and the contract controls.
Data updated: September 2026 (Florida statutes and rules as read September 30, 2026)
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, the deed stamp tax at $0.70 per $100, the municipal lien search and the estoppels. The buyer customarily pays for the lender's title policy, recording of the deed and the taxes on the new mortgage. That is different from Collier County, where the buyer customarily pays the owner's policy. The contract always controls.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100, capped at $2,450, and nonrecurring intangible tax at $0.002 per dollar of the mortgage. At a $400,000 price with 20 percent down, a $320,000 loan carries $1,120 in note stamp tax and $640 in intangible tax. With 5 percent down, a $380,000 loan carries $1,330 and $760.
Recording the deed under section 28.24 costs $10 for the first page and $8.50 for each additional page, so a typical two-to-four-page deed records for roughly $18.50 to $35.50. The lender's title policy, the settlement fee, the appraisal and the inspection vary by provider, and we do not quote a figure we could not source.
Property taxes and association assessments are prorated at closing, with the seller crediting the buyer for the seller's days, and a lender adds prepaid insurance and escrow deposits. The master association's $2,800 capital contribution and $100 transfer fee, $2,900 in all, sit on the settlement statement beside them.
Down payment | Amount at $400,000 | Loan | Note stamp tax | Intangible tax | Master charges | Sourced lines total, plus down payment |
|---|---|---|---|---|---|---|
3 percent | $12,000 | $388,000 | $1,358 | $776 | $2,900 | $17,034 |
5 percent | $20,000 | $380,000 | $1,330 | $760 | $2,900 | $24,990 |
10 percent | $40,000 | $360,000 | $1,260 | $720 | $2,900 | $44,880 |
20 percent | $80,000 | $320,000 | $1,120 | $640 | $2,900 | $84,660 |
This table adds only the lines we could source: the down payment, note stamp tax, intangible tax and master charges. It does not include the lender's title policy, appraisal, inspection, insurance, prepaids or escrows, which your lender's loan estimate itemizes. It is arithmetic, not a loan offer or a quote.
After the National Association of REALTORS settlement took effect on August 17, 2024, a Village on Golden Pond buyer signs a written agreement with the buyer's agent before touring, the agreement states the agent's compensation and says it is negotiable and not set by law, and offers of compensation cannot be advertised on the MLS.
The agreement must state a specific amount or rate and must conspicuously state that broker compensation is fully negotiable and not set by law (National Association of REALTORS). We go through it with you before the first tour, and you decide whether it fits.
A seller may still offer to pay or contribute toward the buyer's agent, but the offer must be made off the MLS, and a seller may offer buyer concessions on the MLS. We negotiate the seller's contribution as part of the offer. What you owe under your agreement is what it says.
Section 475.278 of the Florida Statutes lets a licensee act as a transaction broker or a single agent, bars dual agency and presumes a transaction-broker relationship unless a single agent or no brokerage relationship is established in writing. We explain which relationship applies to you before we tour.
You can finance a Village on Golden Pond home with a conventional, FHA or VA loan or buy with cash, and a single-family Chapter 720 village does not need the condominium project review that a Breckenridge condominium unit does. Lenders underwrite the fee stack and a 1994 home's insurance, so get a pre-approval before you tour.
Each loan type has its own down payment, mortgage insurance and property standards, and the lender's appraisal and inspection requirements apply to a 1994 home like any other. We do not quote rates or advise on a loan. Ask your lender for a loan estimate, and compare it with the closing-cost lines above. The Consumer Financial Protection Bureau's owning-a-home resources explain the loan estimate and closing disclosure.
Because Village on Golden Pond is a Chapter 720 village of single-family homes, a lender does not run the condominium project review that a condominium neighbor needs, and that can simplify financing. Confirm with your lender, since standards change.
Florida Housing Finance Corporation publishes homebuyer programs, and Lee County publishes its own housing assistance information. Eligibility, income and price limits change, so check the current terms and ask your lender whether a program fits a home at the village's price.
A cash buyer does not need a lender's appraisal, but still needs the estoppels, the disclosure summary, an inspection and an insurance quote. In a village with twelve sales in five years, a clean cash offer from a buyer who has read the sold record can be strong, and we still advise a wind-mitigation report and a flood determination.
Get pre-approved before you tour, tell the lender about the master fee and the village fee, and ask for a loan estimate at your target price. Nothing here is lending advice, and your lender's loan estimate governs.
We find a Village on Golden Pond home by starting with your plan, budget and timeline, pulling the same-plan sales, watching for a listing before it goes live and touring with the record in hand. In a village with one active listing, the search is as much about waiting well as about looking.
Tell us the size you want, the budget, the timing and what matters most: the plan, the condition, the lot, the systems. We map that to the twelve sales and tell you where the record says your budget lands.
On a tour we bring the same-plan sales, the fee stack and the questions to ask. We look at the roof, the air conditioning, the lanai and the lot, and we compare what we see with what sold.
A listing that sits, like today's 381-day home, is a negotiating opportunity if the price is the problem. We check the price history and the days on market, ask the listing agent what has changed, and tell you when a home has been re-priced to its plan and when it has not.
With four closings in a year, many owners decide to sell after a conversation, not an advertisement. We speak with owners and with our seller side, so we hear when a home may come up. We cannot promise one will, and we tell you when none has.
We negotiate for a Village on Golden Pond buyer by pricing the offer from same-plan sales, using the disclosure and estoppel review windows to protect you and asking for credits where an inspection or a document justifies them. Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, handle the negotiation themselves.
The same method a seller's agent uses is in our home valuation guide, and we apply it in your favor. For a 1,812 square foot home priced inside $399,000 to $419,000, the record says a clean offer near the ask is reasonable and a prompt one matters. For a 1,625 square foot home, the record says $317,500 and $335,000 are the 2026 anchors and $405,000 is a 2022 outlier. We build the number with you and show the sales.
The inspection period, the disclosure summary and the estoppels are your review windows. We use them to find what the seller's paperwork does not say, and to ask for a credit or a correction when a document or an inspection gives us a reason.
A credit toward a roof, an air conditioner or the $2,900 master charges can be worth more to you than a small price cut. We weigh both against your loan, your cash to close and the seller's motivation.
We coordinate the deposit, the estoppel timing and the closing date so neither estoppel expires before closing. Estoppels are effective for 30 days when delivered by hand or e-mail and 35 by regular mail.
The rules that decide whether a Village on Golden Pond home works for you are leasing, pets, exterior changes, signs, gate access and golf cart rules, and most of them sit in the village declaration and rules, which we could not read in public form. Ask for them in writing before you offer.
Leasing is allowed in Breckenridge, and renters use the golf course, courts, pools and fitness room, with a $200 master transfer assessment per lease. The village's minimum term, lease cap and waiting period are in its declaration, which we did not read. A buyer planning to rent, or to stay only part of the year, should get them in writing.
The one published pet rule is a June 2026 newsletter reminder that golf cart paths are not for dog walks. Signs are tightly limited by the master sheet, and the June 2026 newsletter lists Waste Pro as the trash contact without giving the village's collection day, so ask the manager. Overnight guest parking and vehicle limits are in the declaration.
The Architectural Review Committee reviews exterior changes at the master level, and the village association may have its own. Paint, screen enclosures and similar work normally need approval before it starts, which matters if you plan to change the home.
Amenities come with the master fee and no equity buy-in. A personal golf cart is registered with the master association for $100 a year plus $25 the first time, and the master office issues gate equipment and guest and parking passes. The community is gated, and the gate code and rules for showings come from the master office.
Village on Golden Pond may fit a buyer who wants a three-bedroom house of 1,625 to 2,137 square feet on its own lot, inside a gated golf-and-tennis community with bundled amenities and a small association, and who accepts a 1994 build and a thin sales record. It may not fit a buyer who needs a large choice of homes.
Fifty-one three-bedroom houses, a Chapter 720 association, no condominium reserves, amenities bundled into the master fee, all-ages access and a location about 3.1 miles on a straight line from Coconut Point by Census geocoder points. Buyers of any age may buy, and renters use the amenities.
Our Village on Golden Pond neighborhood guide has the full record. A 1994 build, a village fee and rules we could not read, a $2,900 one-time charge, one active listing and a sales record of twelve in five years. Wind and roof age are the insurance question, and water is not, on the Zone X record.
Breckenridge sits on the west side of Estero, and the Breckenridge community guide covers the whole gate. Coconut Point is about 3.1 miles from a Jace Court point on a straight line and Lee Health Coconut Point about 3.7 miles. Our research puts typical off-peak drives at about 5 minutes to Coconut Point shopping, 10 to 12 minutes to I-75 at Corkscrew Road and 20 to 25 minutes to the airport, and they run longer in season. Lee County assigns schools through choice zones, so run any address through the district's school site locator; we do not rate schools.
Call Marc at (239) 287-5873, or use the consultation form on this page. We will tell you honestly whether Village on Golden Pond, Village on Crystal Lake or another Breckenridge village fits your budget and plan.
McGreevy and Comisar is a top-reviewed Village on Golden Pond realtor on Google, and the quotes below are genuine five-star client reviews from buyers, reproduced in the reviewers' own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "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
★★★★★ "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 personalized Village on Golden Pond buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a plan, walk the fee stack and the one-time charges, set out the document plan for a Chapter 720 village and tell you honestly whether Golden Pond 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.
Your budget and cash to close, the plan and size you want, the sold record for that plan, the fee stack, both associations' documents, the roof and wind file, financing questions to ask your lender and a timeline. It is free, and it works whether you plan to buy this season or want to know what your money buys.
A Village on Golden Pond specialist matters for a buyer because a village of 51 homes with twelve sales in five years hides its price bands from anyone who reads it as part of Breckenridge, and a buyer who does not see the plan split can overpay by tens of thousands of dollars. We read every sale.
Marc leads buyer representation, tours the homes with you, walks the roof and lanai, and negotiates the offer. Reach him at (239) 287-5873.
Jesse runs the data, the documents and the negotiation strategy, and started in Southwest Florida real estate in 2004. Reach him at (239) 898-6072.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and, with their Domain Realty Group team, have sold over $2.5 Billion in real estate. Those honors describe our career, not a Village on Golden Pond sales count.
A general agent tends to compare a 1,625 square foot listing with a 1,812 square foot sale, to read the Breckenridge median of $235,000 as a Golden Pond price and to learn about the second association's estoppel after the contract is signed. We work the other way around.
If you are selling one home to buy in Village on Golden Pond, McGreevy and Comisar coordinates both sides: a valuation and net sheet for the home you are leaving and the purchase plan for the home you want. We are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free home valuation or read our Village on Golden Pond seller guide. (239) 898-6072, text or call. Confidential conversations welcome.
Yes, with two calendars. We map the listing, the contract and both closings, and the estoppel dates, so neither closing forces the other into a poor decision.
The cap resets on the home you sell, and you may be able to carry part of your savings to a new Florida homestead within a limited window under the portability rules. Ask the Lee County Property Appraiser or the Department of Revenue.
It depends on your cash, your loan and your comfort with a gap. In a village with one listing, waiting for the right home can take longer than selling, so we plan the sequence with you.
It helps. A valuation tells you what you can put toward the next home, and a net sheet tells you the cash you will have.
We plan a rent-back or a short-term stay with you before listing, so a fast sale does not leave you without a place to live.
Each side of a transaction has its own commission arrangement, and each is negotiable and not set by law. We show both on your paperwork.
These Village on Golden Pond buyer questions are answered from Lee County's 2026 roll and recorded sales, the Florida Division of Corporations, the Breckenridge association's published documents, FEMA and USGS records, Florida statutes and the Southwest Florida MLS Matrix pulled September 29, 2026. Where the record stops, the answer says so.
In the last 60 months, $317,500 to $430,000 on twelve MLS sales, median $400,000. In the last 12 months, four sales from $317,500 to $400,000, median $367,450, a small sample. Larger plans have held near $400,000 and the 1,625 square foot plan has fallen.
On the record, the 1,625 square foot plan, which sold at $335,000 in May 2026 and $317,500 in September 2026. The one active listing is that size at $325,000. Price is only one part of cost, so compare the fee stack too.
It depends on the plan. A 1,812 square foot home near $400,000 matches six sales. A 1,625 square foot home priced above $335,000 is above both 2026 sales of its size. We show the sales behind any asking price.
It depends on the plan and the sample is small. The 1,812 square foot plan closed at a median 100.0 percent of list in 7.5 days, and the 1,625 square foot plan closed at 97.6 percent after longer waits. One active listing is not a trend.
That depends on your loan and lender. On a $400,000 home, 3, 5, 10 and 20 percent down are $12,000, $20,000, $40,000 and $80,000, before closing costs. Ask a lender for a loan estimate; this is not lending advice.
It depends on your rate, down payment, taxes and insurance. The pieces we can source are the master fee, $2,800 a year for 2026, and the village fee of $300 to $500 whose period is unstated. Ask us to build the full number with your lender's figures.
A $2,800 master amenity fee for 2026, or $725 a quarter, plus a village association fee the brochure puts at $300 to $500 without stating whether it is monthly or quarterly. We publish no Golden Pond figure we could not read.
We found no Community Development District for Breckenridge. Whether the village has a special assessment appears on the village estoppel certificate, so request it before the inspection period ends and confirm the parcel's Lee County tax record.
Access to the 18-hole par-3 golf course, eight tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse. The brochure says there are no additional fees to use any of the amenities.
An outside buyer pays the master association a $2,800 capital contribution and a $100 transfer fee, $2,900 in all, plus the lender's costs and recording. Current owners pay a $1,000 capital contribution. The contract can assign them differently.
A homeowners' association under Chapter 720. The county codes all 51 homes single-family. Marketing describes some homes as townhome style, and we could not confirm which buildings are attached, so read the recorded declaration.
The Chapter 720 disclosure summary before you sign, the property tax disclosure summary and the flood disclosure at or before signing, and the estoppel certificates from both associations. Ask for the declaration, budget and rules as well.
Yes. If the section 720.401 summary was not delivered before you signed, you may cancel within three days after receiving it or before closing, whichever is first, and the right cannot be waived. It ends at closing.
The association's statement of the assessment, what is owed, any capital contribution or transfer fee and any open violation, issued within 10 business days of a written request and effective for 30 days by hand or e-mail and 35 by mail. Each association issues one.
The documents we could read do not say. The estoppel form asks whether board approval is required, so the certificate answers it. Ask the manager, Gulf Breeze Management Services, before you offer.
Leasing is allowed in Breckenridge with a $200 master transfer assessment per lease. The village's minimum term and lease cap are not published, so read the declaration before you count on a rental strategy.
At the master level, yes. The master association's pages open golf, tennis, pickleball and the fitness room to residents and renters.
Breckenridge is gated. The master office asks agents to call for the code and the rules before a showing or open house, and new owners collect gate equipment there after closing. The association does not say whether the gate is staffed around the clock.
No. Breckenridge is an all-ages community, and we found no age restriction in any published document for the village or the community.
The three Jace Court points we tested map in FEMA shaded Zone X, outside the 1 percent floodplain, on panel 12071C0579G effective November 17, 2022. A nearby AE polygon exists near the lakes, so confirm any home with a flood determination.
We obtained no quotes and publish none. Flood insurance is available through the National Flood Insurance Program even in Zone X. Ask for a quote on the specific address, with the elevation certificate if one exists.
We obtained no Village on Golden Pond quotes and publish none. Roof age, opening protection and wind-mitigation credits drive a wind quote on a 1994 home, so get quotes with the roof age and the mitigation form in hand before you offer.
The roof, air conditioning, water heater, plumbing, windows and doors, plus a wind-mitigation report and the permit history. All 51 homes predate the Florida Building Code of March 1, 2002.
No. The law covers condominium and cooperative buildings of three habitable stories or more, and Golden Pond is a Chapter 720 association of single-family homes. Read the declaration in case it creates its own reserve or maintenance duty.
Florida assesses property on January 1 and mails bills in November. The Save Our Homes cap resets when ownership changes, so estimate taxes from the purchase price, not the seller's bill. We hold no Golden Pond tax figure.
In Lee County the seller customarily pays the deed stamp tax and the owner's title policy, and the buyer pays the lender's costs, recording and mortgage taxes, and customarily the master charges. The contract controls.
Yes, since August 17, 2024: a written agreement before touring, stating the agent's compensation and that it is negotiable and not set by law. We explain it before the first tour.
What your written agreement says. A seller may offer to pay or contribute toward the buyer's agent off the MLS, and we negotiate that in the offer.
Possibly, subject to the lender's and program's property standards and your qualifications. A single-family village does not need condominium project review. Ask your lender, since standards change.
Florida Housing Finance Corporation and Lee County publish homebuyer program information. Eligibility, income and price limits change, so check current terms with your lender.
Golden Pond has 51 homes built in 1994 and a $400,000 60-month median on 12 sales. Crystal Lake has 64 homes built 1997 to 1999 and a $375,000 median on 13. See our Village on Crystal Lake guide and tour both on one morning.
Yes. You still need the estoppels, the disclosure summary, an inspection and an insurance quote. In a village with twelve sales in five years, a clean cash offer can be strong.
Most purchases here close 30 to 45 days after contract. Estoppels are effective for 30 days, so we time the requests to cover the closing date.
Yes. We tour by video, coordinate the inspection and the wind-mitigation report, handle the disclosure and estoppel review and coordinate the closing remotely.
Golf is bundled into the master fee, with no equity buy-in and no resident green fee. The course is 18 holes, all par 3, with a range and putting area behind the tennis courts.
Village on Golden Pond 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. Verify current options for a specific address with the district's locator.
The county roll shows 1994 for all 51 homes, and the village association was filed with the state on December 2, 1993. The builder is not cleanly resolved in the public record, so we name none.
County heated area runs 1,176 to 1,745 square feet with a median of 1,625. MLS living area in the twelve sales runs 1,625 to 2,137 square feet. The two measures differ, so compare like with like.
Woodfield Estero, 596 homes at US-41 and Coconut Road, is under construction, a 23-story Island at West Bay Club tower is rising south on US-41, and I-75 widening runs from 2026 to 2032. Proposals such as 219 apartments at Pelican Sound Drive had not been approved as of early 2026.
These questions come from buyers who own a home now, and they are answered from Florida statutes, our cost-of-selling research for Lee County and the Village on Golden Pond record above. Call Jesse direct at (239) 898-6072 for a home-specific answer.
Start with a valuation and net sheet for the home you own, map the two closings on one calendar and decide the order with your lender. We coordinate both.
It depends on your risk. Listing first gives you cash and a date. Buying first gives you the home you want but needs a plan for the gap. With one active listing in the village, the right home may take time, so we discuss it.
You can propose it, and a seller may accept or refuse. In a village where the 1,812 square foot plan has closed within days, a contingent offer competes with clean ones. We advise on the trade-off.
In Lee County, typically the deed stamp tax at $0.70 per $100, the owner's title policy, estoppels, a lien search, settlement fees, tax proration and any commission you agree to. We show every line on a net sheet.
The title company orders it, or the association's manager issues it on request, and the seller customarily pays the fee. It is effective for 30 days, so we time it to the closing.
Often yes, if the buyer agrees and the contract says so. We negotiate the terms, the dates and the deposit as part of the sale.
We set the two contract dates with the estoppel and disclosure windows in mind, confirm the lender's timeline and keep a fallback if either date slips.
That depends on your situation, and we are not tax advisers. Ask a tax professional before you list, and use our net sheet for the transaction costs.
You may be able to carry part of the savings from a Florida homestead to a new one within a limited window under the portability rules. The Department of Revenue's PT-112 guide explains it, and the Lee County Property Appraiser can answer your case.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072. If the record does not hold the answer, we will say so and tell you which document does.
Village on Golden Pond buyers and sellers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every recent Golden Pond closing, the county's recorded sales and the association documents before advising anyone. Learn more about our team.
For us, the work on a Village on Golden Pond purchase is reading the plan, the recorded documents, both associations' budgets and the wind file before you write an offer, so the number you offer is a number you can defend. That is the whole method, and it is the same one we describe in our Village on Golden Pond neighborhood 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. We tracked every one of the 12 Village on Golden Pond closings in the Southwest Florida MLS since September 2021.
McGreevy and Comisar is a top-reviewed Village on Golden Pond 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).
Selling a Village on Golden Pond home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
Every fact on this Village on Golden Pond guide traces to a primary record below: association documents, the Florida Division of Corporations, Lee County, the Village of Estero, FEMA and USGS, state statutes and agencies, and school sources. Market data comes from the Southwest Florida MLS Matrix pulled September 29, 2026. No listing portal or brokerage is cited.
Village on Golden Pond's key documents are published by the Breckenridge association, the State of Florida, Lee County and FEMA; the table links each to its issuing authority. The village's own recorded declaration and plats are available through the Lee County Clerk's official records, and the association's budget comes from its manager or the owner login.
Document | Issued by | Date | Link |
|---|---|---|---|
Schedule of Master Association Fees | Breckenridge Association, Inc. | 2026 | |
Association Management Companies | Breckenridge Association, Inc. | read September 30, 2026 | |
About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 to 2026 | |
Breckenridge property map | Breckenridge Association, Inc. | current file | |
For Sale Signs and Color Specs | Breckenridge Association, Inc. | current file | |
June 2026 newsletter | Breckenridge Association, Inc. | June 2026 | |
Village on Golden Pond association record, N93000005434 | Florida Division of Corporations | read September 30, 2026 | |
Disclosure to prospective purchasers, s. 720.401 | Florida Legislature | current statute | |
Estoppel certificates, s. 720.30851 | Florida Legislature | current statute | |
Flood map panel 12071C0579G and flood hazard zones | FEMA | effective November 17, 2022 | |
Condominium milestone inspections and SIRS explainer | Florida DBPR | current file | |
Subdivision report and property search | Lee County Property Appraiser | current |
Reach the Village on Golden Pond 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 plan, and it works whether you plan to buy this season or only want to know what your money buys.
Data updated: September 2026
Buying in Village on Golden Pond? Call Marc at (239) 287-5873. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation. 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.