Estero, Florida
Village on Lake Geneva homes sold from $411,000 to $435,000 in five MLS closings. Our Estero buyer guide covers county sales, fees, the section 720.401 papers, inspection, insurance and the monthly payment. 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 Lake Geneva means buying one of 44 houses on a single street inside Breckenridge in Estero, and it starts with a fact most buyers do not expect: the Southwest Florida MLS showed no active listing here on September 29, 2026, and only five closings in 60 months. This buyer guide sits beside our Village on Lake Geneva neighborhood guide and the Breckenridge community guide, and it answers what a buyer asks in order: what homes cost, what the documents say, what to inspect and how the purchase closes.
If you own a home to sell first, our Village on Lake Geneva seller guide covers costs and timing, and the Village on Lake Geneva home valuation guide shows how a home here is priced. Still choosing an agent? Our guide to the best real estate agents in Estero sets the options side by side on the public record.
Looking at the neighboring single-family village? Our guide to buying a home in Village on Golden Pond covers it, our Breckenridge buyer guide covers the whole gated community, and our Estero buyer guide covers the city.
McGreevy and Comisar are the best realtor for buying in Village on Lake Geneva because a village with no listing is entered through records: every MLS closing in five years, every recorded county sale and the association's published paperwork. We are the #1 team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best buyer's agent in Village on Lake Geneva, Estero, McGreevy and Comisar is the team that reads the record before you tour. We lead Domain Realty Group, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Village on Lake Geneva record: In the 12 months to September 29, 2026 the Southwest Florida MLS shows 0 closings and 0 active listings in the village. The county's recorded file shows 2 qualified sales since September 2025 (a median of $387,500, the mean of $345,000 and $430,000, a small sample). The 60-month MLS record is 5 closings at a $426,783 median, from $411,000 to $435,000, with a median of 3 days on market. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim here is narrower and checkable: we have read the village's public records and every closing in the MLS and the county file, and we bring all of it to your kitchen table.
Buying in Village on Lake Geneva? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling first? Get a free home valuation or call Jesse direct at (239) 898-6072.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. Our office is in Bonita Springs, a short drive from the Coconut Point corridor.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read how the partnership works on our about McGreevy and Comisar page.
Village on Lake Geneva buyers who read nothing else should know these ten facts, each sourced in the sections below. They decide your search, your budget and your paperwork more than any listing photo will.
Village on Lake Geneva buyers can use the links below to jump to the market, the prices, the documents, the monthly cost or the Village on Golden Pond comparison. The guide runs in the order a buyer decides: what it takes, what homes cost, what the law gives you, what to inspect, what you will pay, then the offer.
Buying in Village on Lake Geneva takes six steps: set a budget with a lender, sign a written buyer agreement, watch for the next listing, review the association documents, inspect and insure the home, and close. Because the village has no active listing and two associations, the order of the document review matters more than usual.
Your monthly cost is principal and interest, the master fee, the village fee, taxes and insurance. We build that number with you before you tour, using the current Freddie Mac rate of 7.03 percent for a 30-year fixed loan as of September 24, 2026 (Freddie Mac Primary Mortgage Market Survey).
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation, which is negotiable (National Association of REALTORS). We explain it in plain language before you sign.
With no active listing on September 29, 2026, the plan is to be ready: a pre-approval, the recorded sales for both home groups, the documents to request and a clear ceiling. When a home lists here, the five MLS sales suggest it may not last a week, and we prepare you to move.
We write the offer from the recorded sales for the home's group, not the asking price, and we use the review windows and the inspection as negotiating tools. The five MLS sales closed at 93.6 to 107.0 percent of final list, so the price and the buyer decide the outcome, not the village.
The disclosure summary, the estoppels, the inspection and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppels are confirmed, the capital contribution and transfer assessment are paid, and you collect your gate equipment and photo IDs at the master office with the warranty deed and settlement statement. We are at the table with you.
The Village on Lake Geneva market for buyers right now is one of scarcity of listings but not of history: no active listing on September 29, 2026, no MLS closing in the last 24 months, five MLS closings in 60 months and two recorded county sales in early 2026. The buyer who is ready first is the one who buys.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window | Closings | Median sold | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 0 | none | none | none | none |
24 months | 0 | none | none | none | none |
36 months (small sample) | 2 | $432,000 (mean of $429,000 and $435,000) | $252.50 | 3 | 100.6% |
60 months (small sample) | 5 | $426,783 | $235.53 | 3 | 99.8% |
Southwest Florida MLS, pulled September 29, 2026. No window reaches ten closings, so this guide lists the sales themselves.
A buyer here is not choosing among listings but waiting for one, and the last time a home was listed and sold in the MLS was May 29, 2024, about 28 months before our pull. The five sales each took 6 days or fewer, so a buyer who needs two weeks to decide will lose the home. The full village record is in our neighborhood guide to Village on Lake Geneva.
Both sides of the months-of-supply fraction are zero in this village, so we state no figure. Across all of Breckenridge, 16 homes were listed against 44 closings in the 12 months to September 29, 2026, about 4.4 months of supply, so a buyer who wants the community, and not only this village, has choices.
Leverage here is about timing, not discounts. In the MLS record, two of five homes sold above final list and three below, from 93.6 to 107.0 percent, and the highest ratio, 107.0 percent, was on the lowest list price. In a village where the next listing is the only listing, the buyer's leverage is being prepared.
Call Marc at (239) 287-5873 to set up a watch on the village, or read how we represent buyers in Estero. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Village on Lake Geneva homes sold for $411,000 to $435,000 in five MLS closings in the 60 months to September 29, 2026, and for $340,000 to $435,000 in ten recorded county sales since January 2022. The tables below list every MLS sale, newest first, so a buyer can see what a specific home has actually cost.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Beds and baths are as the MLS reports them. Streets and house numbers are omitted by design.
Closed | Beds and baths | MLS living area (sq ft) | Sold price | Final list | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
May 29, 2024 | 3 bed, 2 bath, 1 half | 1,625 | $429,000 | $429,900 | 99.8% | $264 | 4 |
May 6, 2024 | 3 bed, 2 bath, 1 half | 1,805 | $435,000 | $429,000 | 101.4% | $241 | 2 |
Apr 19, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $420,000 | $434,900 | 96.6% | $232 | 6 |
Sep 16, 2022 | 3 bed, 2 bath | 2,137 | $411,000 | $439,000 | 93.6% | $192 | 0 |
Mar 31, 2022 | 3 bed plus den, 2 bath, 1 half | 1,812 | $426,783 | $399,000 | 107.0% | $236 | 3 |
Southwest Florida MLS, pulled September 29, 2026. The per-sale ratios are ours, computed from sold and final list prices. Total volume is $2,121,783, and the range is $411,000 to $435,000, a spread of $24,000.
The county file holds ten qualified sales between January 2022 and February 2026: $340,000, $345,000, $380,000, $400,000, $411,000, $420,000, $426,783, $429,000, $430,000 and $435,000. The median is $415,500, the mean of $411,000 and $420,000 (n = 10, even). The MLS carries five of them, and the other five never appeared as Village on Lake Geneva MLS closings. We tracked all five MLS closings and all ten recorded county sales before writing this guide.
The top of both records is $435,000. The bottom of the MLS record is $411,000 and the bottom of the recorded ten is $340,000, on a 1,176 group home in January 2022. A buyer with a $360,000 budget should know that the recorded ten include sales at $340,000 and $345,000, both on 1,176 group homes, and that neither appeared as a Village on Lake Geneva closing in our MLS pull.
Set side by side, the MLS shows five closings in 60 months and the county shows ten in the same span. Breckenridge as a whole recorded 48 qualified sales since September 2025 on 842 residences, about 5.7 percent, against 2 of 44 homes, about 4.5 percent, in this village. The village turns over a little more slowly than the community, which is why listings are rare.
A Village on Lake Geneva home costs by plan: the 1,625 square foot roll group recorded a $427,892 median on six sales since 2022, the 1,176 group $372,500 on four, and one home the MLS measured at 2,137 square feet sold for $411,000. Roll size and MLS size disagree.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS, pulled September 29, 2026)
Of the 44 homes, 21 read 1,176 square feet heated on the county roll and 21 read 1,625, with two standing alone at 1,745 and 1,189. Every home is recorded with three bedrooms, one building and a garage, 43 of 44 with two and a half baths. The 1,625 group is uniform at two stories, and the 1,176 group is recorded mostly at 1.8 stories.
Roll group | Recorded sales since 2022 | Prices | Median |
|---|---|---|---|
1,625 square feet | 6 | $380,000; $420,000; $426,783; $429,000; $430,000; $435,000 | $427,892 |
1,176 square feet | 4 | $340,000; $345,000; $400,000; $411,000 | $372,500 |
Lee County Property Appraiser 2026 tax roll and recorded-sales file through July 29, 2026. Both groups are small samples.
We matched each MLS closing to the county record on exact date and price, and all five matched. Only one of five MLS living areas equals the county's heated area, and the others run 180 to 961 square feet above it. The largest gap sits on the 1,176 group sale that the MLS listed at 2,137 square feet. Ask the seller for the measured area and the plan, and do not trust either field alone.
Across the five MLS sales the median is $235.53 per MLS living square foot, from $192 to $264, and the lowest ratio sits on the largest MLS area. Larger measured areas are not paying more per foot, so a buyer should compare homes by group and condition, not by a per-foot number.
Lots run 0.057 to 0.08 acre, a median of 0.061 acre or about 2,650 square feet. No parcel carries a pool, every home is recorded with a garage and the MLS extract does not carry garage capacity, so we make no claim about one-car or two-car garages. The county flags 39 of 44 homes as on a lake and none as on the golf course.
With no listing today, the next home that comes up is the only home, and the buyer who has read the recorded sales will know whether the price fits. Call Marc at (239) 287-5873 or ask for a buyer consultation, and read how we represent buyers. Selling first? Get a free home valuation or call Jesse direct at (239) 898-6072.
The roll shows one building on every parcel, but with lots of about 0.06 acre and two-story homes, a buyer should not assume a detached house with side yards. Whether any homes share a wall, who maintains roofs and exteriors and what the setbacks are questions for the recorded plat, Plat Book 57, pages 48 to 49 and 86 to 87, and the declaration. The honest answer from the public data we hold is that we do not know.
Nothing is for sale in Village on Lake Geneva today: the Southwest Florida MLS showed zero active listings on September 29, 2026. The nearest active listing was one Village on Golden Pond home at $325,000, and Breckenridge had 16 active homes, so a buyer who wants this village must plan to be early.
Data updated: September 2026 (Southwest Florida MLS, active listings on September 29, 2026)
In Village on Lake Geneva, none. In Village on Golden Pond, one 3 bedroom, 2.5 bath home of 1,625 square feet at $325,000, with 381 days on market. Across Breckenridge, 16 homes were active at the same date.
A long listing in a small village usually means a price above the group's band, condition issues or an unusual position, not a bargain. Village on Golden Pond's one listing has sat 381 days, and its most recent sale, at $317,500 on September 10, 2026, was on a home of the same MLS size. We tell you which it is before you tour.
We set a watch on the village in the MLS and tell you the day a home lists. Because two of the ten recorded sales since 2022 closed in early 2026 without appearing in the MLS, we also tell you what we hear about homes whose owners are considering a sale. We make no promise that a given home will come up.
A buyer who cannot wait for a Lake Geneva listing can tour the neighboring single-family villages, Village on Golden Pond and Village on Crystal Lake, both Chapter 720 villages inside the same gate, and we can arrange both on one morning.
Buy in Village on Lake Geneva if you want the smaller, newer 1995 to 1997 village where five MLS sales in five years all landed between $411,000 and $435,000 in under a week, and you can wait for a listing. Buy in Village on Golden Pond if you want more homes, an older 1994 build and more negotiating room.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Village on Lake Geneva | Village on Golden Pond |
|---|---|---|
Homes | 44 | 51 |
Built | 1995 to 1997, median 1996 | 1994 |
Legal form | Chapter 720 homeowners' association | Chapter 720 homeowners' association |
Association manager | Schoo Association Management | Gulf Breeze Management |
MLS closings, 12 months | 0 | 4, median $367,450 |
MLS closings, 60 months | 5, median $426,783 | 12, median $400,000 |
Price range, 60 months | $411,000 to $435,000 | $317,500 to $430,000 |
Median days on market, 60 months | 3 | 12.5 |
Median sold-to-list, 60 months | 99.8% | 97.7% |
Active listings, Sep 29, 2026 | none | 1 at $325,000, 381 days |
Months of supply, 12-month pace | none (0 active, 0 closings) | 3.0 |
County qualified sales since Sep 2025 | 2, median $387,500 | 2, median $367,500 |
Flood, tested parcel points | Shaded X at every point tested | Shaded X at three points tested |
Straight line to clubhouse | about 0.21 to 0.29 miles | about 0.17 miles from one point |
Southwest Florida MLS, September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded-sales file through July 29, 2026; Florida Division of Corporations. The two distance figures come from different points and different writers, so treat them as similar, not identical.
The 60-month MLS medians differ by $26,783, $426,783 against $400,000. Golden Pond's twelve sales run $317,500 to $430,000 and its three lowest sold under $351,000, all in 2024 and 2026, while Lake Geneva's five sit in a $24,000 band. The gap is about 6.7 percent of Golden Pond's median, before comparing condition, size and fees.
A buyer who wants the smaller village, the newer 1995 to 1997 build, a price history that held between $400,000 and $432,000 from 2022 to 2024 and a tight band of comparables may choose Lake Geneva, and must be able to wait for a listing.
A buyer who wants more homes and more choice, an older 1994 build, listings that appear more often and a market that has been more negotiable may choose Golden Pond. Our Village on Golden Pond neighborhood guide has the full table.
An offer in Lake Geneva should be written from Lake Geneva's group sales, not Golden Pond's median, and an offer in Golden Pond from its own. Buyers hold both in one shortlist, and we tour both on the same morning so you compare the homes and not the numbers.
Village on Lake Geneva sits inside gated Breckenridge, with Breckenridge's own villages and golf course within about 500 feet, the clubhouse about 0.21 to 0.29 miles away on a straight line, Coconut Point mall about 3.0 miles and the Lee Health Coconut Point campus about 3.5 miles. These are our straight-line measures, not drive times.
Data updated: September 2026 (Lee County Property Appraiser 2026 tax roll parcel coordinates; U.S. Census Bureau geocoder, queried September 30, 2026)
Using appraiser coordinates, we measured the distance from the nearest Village on Lake Geneva home to the nearest parcel of each neighbor.
Neighbor | Nearest parcel, feet from a Lake Geneva home | Record on the roll |
|---|---|---|
Village on Golden Pond, second phase | about 170 | 51-home single-family village, PUD |
Village on Crescent Lake | about 200 | condominium village, Chapter 718 |
Village on Crystal Lake, second phase | about 210 | single-family village |
Villages on Lake Augusta, phase I | about 240 | condominium village |
Villages on Court Side Lake, phase II | about 340 | condominium village |
Greenwood Village at Breckenridge | about 390 | condominium village, PUD |
Conservation and water-retention tract, 2.9 acres | about 440 | common element |
Breckenridge golf course parcel, about 61 acres | about 480 | common element |
Wellington at Breckenridge | about 630 | condominium village |
Broadway manufactured-home village | about 700 | mobile-home subdivision, zoned MH |
Mariners Cove manufactured-home community | about 770 | mobile-home subdivision, zoned MH |
Terra Vista, a separate Estero community | about 900 | condominium, its own recorded legals |
Lee County Property Appraiser 2026 tax roll, parcel coordinates. Distances are straight-line and approximate. The list is our measurement, not an official adjacency map.
The straight-line distance to the clubhouse at 20091 Wimbleton Court is about 0.21 to 0.29 miles, or roughly 1,130 to 1,520 feet, from three parcel points. Coconut Point mall is about 3.0 miles and the Lee Health Coconut Point campus, with a 24-hour emergency department, about 3.5 miles (U.S. Census Bureau geocoder points). Regional drive-time estimates from our research, all approximate, place Interstate 75 at exit 123 about 10 to 12 minutes away, the Gulf beaches about 20 minutes and RSW airport 20 to 25 minutes.
Village on Lake Geneva 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. On our measured points Pinewoods Elementary is about 3.4 miles away and Estero High School about 2.4 miles. Verify current options for a specific address with the district's site locator, and read the Florida Department of Education's school grades page directly, because we publish no grades.
The Village of Estero's development pipeline is active along US-41 and the Coconut Road corridor, most of it more than two miles from the village. Reporting through January 2026 lists Woodfield Estero, a 596-unit mixed-use project at US-41 and Coconut Road, under construction, and a Village sports park scheduled to complete its first phase in October 2026. Approvals change, so check the Village's agendas before relying on any project.
Florida law gives a Village on Lake Geneva buyer the homeowners' association disclosure summary before contract (section 720.401), a right to cancel within 3 days of receiving it if it was late, the property tax disclosure (section 689.261) and the flood disclosure (section 689.302). The condominium documents of section 718.503 do not apply.
Data updated: September 2026 (Florida Statutes in effect September 2026)
Section 720.401 says a prospective parcel owner must be presented a disclosure summary before executing the contract for sale, supplied by the owner on a resale. It states that membership in the association is mandatory, that recorded covenants govern use and occupancy, and that assessments are owed and may change. The contract must contain a conspicuous clause making it voidable if the summary was not provided first, and the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. The right cannot be waived and ends at closing.
Section 720.401 does not apply to associations under chapters 718, 719, 721 or 723, and several Breckenridge neighbors are condominiums. A buyer of a condominium village receives the resale documents of section 718.503, not the summary above, and the estoppel follows section 718.116. Village on Lake Geneva is a homeowners' association of single-family homes, so those apply to the neighbors and not here. This is information, not legal advice, and your closing agent or attorney has the final word.
We did not read the village's recorded declaration page by page, and the Breckenridge POA's own document pages sit behind an owner login. Whether the declaration restates the disclosure duty, and what it says about leasing, pets, approvals, maintenance and resale assessments, is unpublished in the record we hold, so we describe none of it as fact. We request the documents when you go under contract and read them with you.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning that you should not rely on the seller's current taxes. Section 689.302 requires the seller to complete a flood disclosure at or before the contract covering flood damage, flood claims and flood assistance during the seller's ownership. Read both, and remember that a flood zone map is not a history.
In a Village on Lake Geneva purchase, two estoppel certificates confirm what the seller owes, one from the Breckenridge master association and one from the village association, and you pay the master association a $2,800 capital contribution and a $100 transfer assessment at closing. Whether the village approves buyers is not published, so we ask the manager.
Data updated: September 2026 (2026 master fee schedule; About Breckenridge brochure)
An estoppel certificate is a statement of what the seller owes an association: assessments, special charges and any amounts due. Section 720.30851 caps the fee at $299 for a current account, plus $119 if rushed and $179 if delinquent, valid for 30 days, or 35 if sent electronically. Under the Lee County custom the seller pays, and the contract controls. The master estoppel is ordered through Castle Group's resale documents page, normally by the title company, and the village estoppel comes from Schoo Association Management.
The 2026 master fee schedule assigns a $2,800 capital contribution and a $100 transfer assessment to a new owner, $2,900 in all for an outside buyer, and the brochure tells title companies to include both in the closing fees. For a $430,000 home that is 0.67 percent of the price. Current owners pay a $1,000 capital contribution, so the buyer's figure is the higher one.
The documents we could read do not say whether the village association approves buyers, and a sale approval or a lease approval process would be in the declaration. We ask Schoo Association Management before you make an offer, so any time needed is in the contract dates. A renter's lease triggers a $200 master transfer assessment per lease.
New owners bring the warranty deed and settlement statement to the master office to collect photo IDs and gate equipment. Golf, tennis, pickleball, the pools, the fitness room and the clubhouse are bundled into the master fee, with no additional fees to use them according to the brochure. Reservations for tennis and pickleball courts are online, five days ahead.
Before buying in Village on Lake Geneva, inspect the roof, air conditioning, windows, plumbing and permit history first, because every home was built in 1995 to 1997, before the March 1, 2002 Florida Building Code, and is 29 to 31 years old. Ask for a wind-mitigation report, and confirm what the association maintains.
A roof replaced in the last decade under a permit is worth real money in a wind quote, and one original to the 1990s is a negotiation. Ask for the roof age, the permit and the invoice, and get an insurance quote with the roof age in hand before your inspection period ends.
On a home of this age, ask for the age of the air conditioning system, the water heater and any re-piping. We do not have Village on Lake Geneva repair or replacement history for any specific home, and we do not guess. The seller's disclosure and the inspection are where those facts appear.
Opening protection and roof-to-wall connections turn into insurance credits on the state's uniform mitigation verification form. Two-story roof geometry varies by home, since 23 of the 44 homes read two full stories and 21 read 1.8, so each home needs its own form.
The Village of Estero Community Development Department handles permits for remodeling inside the Village, at 9401 Corkscrew Palms Circle, phone 239.221.5036. Re-roofing, window and door replacement, air conditioning changeouts and screen enclosures normally need permits. Ask for the permit history, and ask whether any exterior change was approved by the association.
On a lot of about 0.06 acre, inspect the lanai, the fence line, the drainage and the distance to the neighbor. Whether any homes share a wall and who maintains roofs and exteriors are questions for the plat and the declaration, and we ask them for you.
A wind-mitigation report records roof shape, opening protection and roof-to-wall connections, and a good one can lower a wind quote. Ask the seller for an existing report, and order one if none exists.
You insure a Village on Lake Geneva home with your own homeowners policy, because in a Chapter 720 village the owner normally insures the dwelling and the association insures its common areas, and you decide separately about flood insurance, which is available even in Zone X. We obtained no premium quotes and publish none.
Whether the village association insures or maintains anything beyond common areas depends on the declaration, which we did not read, so ask before you price a policy. This is a difference from the condominium villages, where the association carries building insurance.
All 44 parcel points we tested map in FEMA shaded Zone X, outside the 1 percent annual chance floodplain, on panel 12071C0579G, effective November 17, 2022, so a lender does not normally require flood insurance. It is available through the National Flood Insurance Program and often inexpensive. Confirm a home with a lender flood determination, because our checks are parcel points and not lot lines.
Breckenridge sits roughly three to four miles inland of Estero Bay according to our research, 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 made landfall on September 28, 2022 near Cayo Costa as a high-end Category 4, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3 (National Hurricane Center). Citizens Property Insurance is the state-created insurer of last resort.
USGS 3D Elevation Program lidar, queried at the 44 parcel points on September 30, 2026, returned between about 13.9 and 14.6 feet in the NAVD88 datum, a median near 14.3 feet. That is ground elevation at the appraiser's point, not finished floor elevation, which an elevation certificate records.
Owning a Village on Lake Geneva home at $430,000 with 20 percent down costs about $2,296 a month in principal and interest at 7.03 percent, plus the $2,800 master fee at about $233 a month, before the village fee, taxes and insurance. The full stack is quote-specific, and we build it with you.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; 2026 master fee schedule)
Item | Amount | Source |
|---|---|---|
Master amenity fee, 2026 | $2,800 a year ($725 a quarter) | 2026 master fee schedule |
Village association fee | $300 to $500, period not stated | About Breckenridge brochure |
Golf cart, if kept | $100 a year plus $25 first registration | 2026 master fee schedule |
Golf, tennis, pickleball, pools | Included, no green fee | About Breckenridge brochure |
Property tax | Resets at purchase; not estimated here | Lee County Tax Collector |
Homeowners insurance | Quote-specific; none obtained | none |
Recorded price | Down payment (20 percent) | Loan | Principal and interest, 30 years at 7.03 percent | Plus master fee (about $233) |
|---|---|---|---|---|
$345,000 (January 2026, 1,176 group) | $69,000 | $276,000 | about $1,842 | about $2,075 |
$415,500 (recorded median, ten sales) | $83,100 | $332,400 | about $2,218 | about $2,452 |
$430,000 (February 2026, 1,625 group) | $86,000 | $344,000 | about $2,296 | about $2,529 |
$435,000 (May 2024 MLS sale) | $87,000 | $348,000 | about $2,322 | about $2,556 |
Our arithmetic on the Freddie Mac 30-year fixed average of 7.03 percent as of September 24, 2026, not a rate quote. The village fee, taxes, insurance and any mortgage insurance are not included. At 10 percent down on $430,000, the loan is $387,000 and principal and interest is about $2,583.
Florida assesses property on January 1 and mails bills in November, with a 4 percent discount for payment in November falling to 1 percent in February (Lee County Tax Collector). The Save Our Homes cap resets when ownership changes, so estimate taxes from the purchase price, not from the seller's bill. Thirty of the 44 homes carry a homestead exemption, and the median assessed value of $244,417 is well under the $415,500 recorded median. We publish no Village on Lake Geneva tax figure.
The 2026 fee of $2,800 funds the community's 18-hole, all par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse. At the $415,500 median, it is 0.67 percent of the price a year. The brochure lists the golf cart fee, the storage lot fee and the village fee separately, so read "included" as a description of the amenities, not of every cost.
Buyer closing costs in Village on Lake Geneva begin with the $2,900 master charge and, on a financed purchase, the mortgage taxes: at $430,000 with 20 percent down, $86,000 plus $2,900, $1,204 in note stamps and $688 in intangible tax is $90,792 before lender fees. In Lee County the seller customarily pays the deed stamps and owner's title policy.
Data updated: September 2026 (statutory rates in effect September 2026; 2026 master fee schedule)
In Lee County the seller customarily selects the closing agent and pays the deed stamp tax at $0.70 per $100 and the owner's title policy, and the contract controls. The buyer customarily pays the lender's title policy, the recording fee for the deed and the costs of a new mortgage.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100, capped at $2,450, and nonrecurring intangible tax of $0.002 per $1 of the mortgage (Florida Department of Revenue). On a $344,000 loan those are $1,204 and $688, and on a $387,000 loan $1,354.50 and $774.
The statutory recording fee is $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 (section 28.24, Florida Statutes). Settlement and title search fees vary by title company, and only the recording fee and the title premium are fixed by the state.
Property taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Association assessments are usually prorated under the contract's terms. Prepaid insurance and escrow deposits depend on the lender and the policy, and we do not estimate them here.
At $430,000 with 20 percent down: $86,000 down, $2,900 master charges, $1,204 note stamps and $688 intangible tax, $90,792 in all. At 10 percent down: $43,000, $2,900, $1,354.50 and $774, $48,028.50. Lender fees, inspection, insurance, prepaids and any estoppel your contract assigns to you are extra.
Buyer representation after the NAR settlement means you sign a written agreement with your agent before touring a Village on Lake Geneva home, the agreement states the agent's compensation, and that compensation is negotiable and no longer offered in the MLS. We explain the agreement in plain language before you sign anything.
Since August 17, 2024, a buyer's agent must have a written agreement with the buyer before the buyer tours a home, stating a specific amount or rate of compensation and that compensation is negotiable and not set by law (National Association of REALTORS). We go through each term with you.
Compensation is negotiated. A seller may offer to pay or contribute toward the buyer's agent, but the offer cannot appear in the MLS, and if the seller does not offer, the buyer's agreement governs. We tell you the number in writing before you tour.
Under section 475.278, a Florida licensee is presumed to be a transaction broker unless a single agent relationship or no relationship is established in writing, and a licensee may not operate as a disclosed or nondisclosed dual agent. We explain which relationship you are choosing and what duties it carries.
You can finance a Village on Lake Geneva home with a conventional, FHA or VA loan or pay cash, and because the village is a single-family homeowners' association rather than a condominium, there is no condominium project review to clear. Your lender sets the terms, and we coordinate the inspection and appraisal dates with the lender.
Each program has its own down payment, mortgage insurance and property requirements, published by the federal agencies that run them (U.S. Department of Housing and Urban Development; U.S. Department of Veterans Affairs). A home built in 1995 to 1997 will face the lender's appraisal and property standards, so a documented roof and systems help.
Florida Housing Finance Corporation publishes the state's first-time buyer and down payment assistance programs, and the Consumer Financial Protection Bureau publishes plain-language guidance on shopping for a mortgage. Program terms change, so check the agency page and ask your lender which programs fit the price you are considering.
A cash buyer still receives the section 720.401 summary, the estoppels and the inspection and insurance windows, and in a village where every MLS sale took 6 days or fewer, certainty of closing is worth as much as price. We help you present a clean offer.
Get a pre-approval before you tour, ask the lender for the loan estimate, and compare closing disclosures (Consumer Financial Protection Bureau). Do not rely on our payment table as a rate quote: it is our arithmetic on the Freddie Mac average.
We find you the right Village on Lake Geneva home by starting with your plans, watching the MLS for the next listing, reading the county file for recorded sales the MLS did not carry and touring with the record in hand. With no listing today, the search is patience, preparation and speed.
We ask what you want the home to do: the number of bedrooms and baths, a garage, a lake flag, bundled golf and tennis, seasonal or year-round use and the monthly budget. Every home in the village is three bedrooms with a garage, so the choice is plan group, condition and position.
When a home lists, we bring the recorded sales for its roll group, the MLS living area beside the county's heated area, the permit history and the fee stack, so you compare the house with what neighbors paid.
We watch Village on Lake Geneva and the neighboring villages. A listing that sits usually means a price above its group's band, and two recorded sales in early 2026 show that some homes change hands without an MLS listing. We tell you what we hear.
We negotiate for you in Village on Lake Geneva by pricing the offer from the recorded sales for the home's roll group, using the disclosure, inspection and insurance windows as leverage and choosing credits over price cuts where they serve you. Jesse and Marc handle it personally, and we prepare before the listing appears.
The five MLS sales closed at 93.6 to 107.0 percent of final list, so the outcome depends on the home and the buyer. We compare the asking price with the group's recorded band: $420,000 to $435,000 for the 1,625 group in five of six sales since 2022, and two clusters for the 1,176 group.
The inspection, the insurance quote, the association documents and any lender appraisal each have a window. A late disclosure summary gives you a three-day right to cancel under section 720.401, and a high wind quote or an old roof is a reasonable basis for a credit or a repair.
The $2,900 in master charges, an estoppel or a repair can be negotiated as a credit. In a village where the next home may not list for months, we tell you when a credit is worth pushing and when the price is the better lever.
The deposit, the inspection period and the closing date are set by the contract. We build them around your lender and your move, and we confirm the estoppels are ordered so a late document does not push the closing.
The rules that decide whether a Village on Lake Geneva home works for you are leasing, pets, exterior changes, the gate and the golf and court rules, and the village association keeps its own leasing, pet and architectural rules in documents behind an owner login. Ask for them in writing before your inspection period ends.
The 2026 master fee schedule charges $200 per lease as a transfer assessment, and the POA's amenities page opens golf, tennis and fitness to residents, tenants and tenants' guests. The village association's minimum term, lease cap and approval process are set in documents we could not read. If you plan to rent the home, get them before you offer.
The village's pet rules are in its declaration and rules, and we state none. The one published rule we found is in the June 2026 newsletter: golf cart paths are not for dog walks, and nobody may walk on the lake berms. Federal fair housing guidance treats assistance animals as a reasonable accommodation, not as pets.
The public documents we read do not describe mail delivery, trash pickup or parking rules for Village on Lake Geneva, so we state none. Guest and parking passes are referenced by the master office, and the village rules sit in its declaration. Ask Schoo Association Management for the rules on garages, driveways and overnight guest parking.
The POA lists an Architectural Review Committee, and the village association may have its own. Paint, screen enclosures and roof color normally need approval before work begins under documents like these. On a lot of about 0.06 acre, ask which body approves what before you sign a contractor.
The course is 18 holes, all par 3, so it is a short, walkable round, closer to a practice and social course than a regulation layout. The course's designer is not named in any primary record we read. Tennis and pickleball courts reserve online five days ahead, and the June 2026 newsletter lists a full weekly calendar that thickens from October or November to April.
Village on Lake Geneva is the right place to buy if you want a three-bedroom, two-and-a-half-bath home with a garage on a small lot, bundled golf and tennis a walk from the clubhouse and no condominium structure, and you can wait for a listing. Look elsewhere if you need a yard, a pool or a home today.
Three bedrooms and a garage on every home, a quarter mile to the clubhouse, golf, eight tennis courts, three pickleball courts and five pools for one master fee, a Chapter 720 association and a mapped position outside the 1 percent floodplain. Breckenridge is an all-ages community, and we found no age restriction in any published document.
There is no condominium structure, no new construction, no golf-course frontage on the record, no pool on any lot and no published village dues in this guide. Lots are about 0.06 acre, every home is 29 to 31 years old, and no home was listed on September 29, 2026.
The village sits inside the gated community on the west side of Estero, with Coconut Point about 3.0 miles away on a straight line and RSW airport 20 to 25 minutes by car on our research estimate. The gate code and the rules come from the master office at 239.992.5959.
Call Marc at (239) 287-5873 to set up a watch, get a pre-approval, and read the recorded sales for both home groups. If you are selling first, get a free home valuation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Village on Lake Geneva realtor on Google, and the quotes below are genuine five-star client reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no star widget. Read the full set on the Google profile.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
The first conversation is about you, not about listings. We ask what you want the home to do and then build the shortlist, even when the shortlist is a wait.
★★★★★ "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 closing comes from a document plan made early: the disclosure summary, the estoppels and the inspection and insurance windows.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
In a village with no listing today, devotion looks like patience and speed at the same time, and we plan for both.
A personalized Village on Lake Geneva buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to the village, walk the fee stack and a monthly payment at today's rates, set out the document plan and tell you honestly whether Village on Lake Geneva or a neighbor fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
A Village on Lake Geneva specialist matters to a buyer because the facts that decide a purchase live in records, not in a listing feed: no active listing, five MLS sales and ten recorded ones, two roll groups, two associations with two estoppels, a Chapter 720 disclosure owed before you sign and MLS sizes that disagree with the roll.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: the search, the tours, the inspection and the closing table. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and the other half of McGreevy and Comisar. He runs pricing, data and the document work, which here means the recorded sales, the estoppels and the payment math. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the Breckenridge median of $235,000 for a village whose five MLS sales ran $411,000 to $435,000, hand a buyer condominium documents in a homeowners' association village, forget that two estoppels and a $2,900 master charge are part of closing, trust the roll's heated area as the size of a home or skip the county file. Each mistake costs a buyer time or money.
If you are thinking, "I need to sell my home before I buy in Village on Lake Geneva," McGreevy and Comisar, the #1 team in Southwest Florida since 2012, can list your home and time the two closings together. The sale price of your current home sets your budget here.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
In the 12 months to September 29, 2026 we tracked zero Village on Lake Geneva closings in the MLS and two recorded county sales, so we know what a seller's home is competing with. Our Village on Lake Geneva seller guide and Village on Lake Geneva home valuation guide cover the process, and our Estero seller guide covers the city.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county's recorded sales. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes. We sequence the two contracts so the sale funds the purchase, and we use a closing-date or contingency structure that fits your lender and your timeline.
Not necessarily. Portability lets most Florida homestead owners transfer all or part of the Save Our Homes benefit to a new Florida homestead, if the new homestead is established within three years of January 1 of the year the old one was abandoned (Florida Department of Revenue, Form PT-112).
It depends on your lender, your equity and the market. Selling first gives you a firm budget, and buying first may be possible with a bridge or a contingency. We compare both in dollars.
We recommend it. It tells you what you will net and therefore what you can spend, and it is free and confidential.
We can negotiate a longer closing, a short rent-back or a temporary rental, and we plan for that before the listing goes live. In a village with no listing today, this matters.
You pay the commission on each transaction as agreed in each agreement, and both are negotiable. We explain both in writing before you sign anything.
Village on Lake Geneva buyers ask these questions before they make an offer, and each answer below draws on Lee County's 2026 roll and recorded sales, the Florida Division of Corporations, the Breckenridge POA's published documents, FEMA and USGS records and the Southwest Florida MLS pulled September 29, 2026. Where the record stops, the answer says so.
In the last 60 months, $411,000 to $435,000 on five MLS sales, a $426,783 median. The county recorded ten qualified sales in the same window from $340,000 to $435,000, a $415,500 median. There was no MLS closing in the last 12 months, and two county sales, a small sample.
$340,000, in January 2022, on a home in the 1,176 group, and $345,000 in January 2026 on another. Neither appeared as a Village on Lake Geneva MLS closing in our pull, so the county file is the only record.
We cannot say for a home that has not listed. We can say what the record shows: $420,000 to $435,000 in five of six sales for the 1,625 group since 2022, and two clusters for the 1,176 group. When a home lists, we compare the ask with its group.
With no active listing and every MLS sale under a week, this is a market where the buyer's advantage is preparation, not discounts. Breckenridge as a whole had about 4.4 months of supply, so buyers have more room elsewhere in the community.
None. On September 29, 2026 the MLS showed no active listing in the village. Call Marc for a watch, because two recorded sales in early 2026 show homes can change hands without a public listing.
The village has 44 homes and averages about two recorded sales a year, turnover of about 4.5 percent of homes over the 60 months to July 29, 2026. Every home is a resale, no land remains to build on, and supply comes only from owners who choose to sell.
Your lender and loan program decide. At 20 percent of $430,000 it is $86,000, and at 10 percent it is $43,000, plus the $2,900 master charges and your closing costs. Ask your lender which programs fit.
At $430,000 with 20 percent down and a 7.03 percent 30-year rate, principal and interest is about $2,296, and the $2,800 master fee adds about $233 a month, before the village fee, taxes and insurance. That is our arithmetic on the Freddie Mac average, not a quote.
A $2,800 master amenity fee for 2026, or $725 a quarter, plus a village association fee the POA brochure puts at $300 to $500 without stating whether it is monthly or quarterly. We do not publish a Lake Geneva figure we could not read.
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.
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.
An outside buyer pays the master association a $2,800 capital contribution and a $100 transfer assessment, $2,900 in all, plus any costs the contract assigns to the buyer. Current owners pay a $1,000 capital contribution.
A homeowners' association under Chapter 720. The county codes all 44 homes single-family, with one building and a garage on every parcel, and the association is Village on Lake Geneva at Breckenridge Homeowners' Association, Inc., document number N95000001190.
The section 720.401 disclosure summary before you sign the contract, the property tax disclosure under section 689.261 and the flood disclosure under section 689.302. After contract you receive the estoppels and the association documents from the owner login and the manager.
Yes. If the disclosure summary was not provided before you executed the contract, you may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first. The right cannot be waived and ends at closing (section 720.401).
A statement of what the seller owes an association, its assessments and any special charges. The statutory cap for a current account is $299, an extra $119 if rushed and $179 if delinquent, valid 30 days, or 35 if sent electronically (section 720.30851). A purchase here has two.
The documents we could read do not say. The village declaration decides, and we ask Schoo Association Management before you make an offer so any time needed is in the contract dates.
Leasing is allowed at the master level, with a $200 transfer assessment on every lease. The village's minimum term and lease cap are not published, so read the declaration before you count on a rental plan.
Yes. The POA's amenities page opens golf, tennis and the fitness room to residents, tenants and tenants' guests, and the master fee schedule charges the $200 transfer assessment per lease.
The village's pet rules are in its declaration and rules, behind the owner login, so we state none. The one published rule we found is that golf cart paths are not for dog walks. Ask for the pet section in writing.
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 POA does not say whether the gate is staffed.
No. Breckenridge is an all-ages community, and we found no age restriction in any published document for the village or the community.
All 44 parcel points we tested map in FEMA Zone X, outside the 1 percent floodplain: 30 in shaded X and 14 in shaded X in a coastal zone, on panel 12071C0579G effective November 17, 2022. Confirm any home with a flood determination.
A lender does not normally require it in Zone X, but it is available and often inexpensive. Ask the lender for a flood determination on the address, and read the seller's flood disclosure.
We obtained no quotes and publish none. Roof age, opening protection and wind-mitigation credits drive a wind quote on a home built in 1995 to 1997, so get quotes with the roof age and the mitigation form in hand before you offer.
The roof, air conditioning, windows, plumbing, permits and drainage first, then the lanai and the lot line, and a wind-mitigation report. Every home was built before the 2002 building code.
No. Those laws cover condominium and cooperative buildings of three habitable stories or more, and Village on Lake Geneva is a Chapter 720 homeowners' association of homes recorded at 2.0 stories or fewer. 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 from the seller's bill. Thirty of the 44 homes carry a homestead exemption.
In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the buyer pays the lender's costs, the recording fee and the $2,900 master charges, and the contract controls.
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring, stating the agent's compensation, which is negotiable (National Association of REALTORS).
Compensation is negotiated and stated in your written agreement. A seller may offer to pay or contribute toward the buyer's agent, but the offer cannot appear in the MLS.
Possibly, depending on the lender and the property. Each program publishes its own requirements, and a home built in 1995 to 1997 will face the lender's appraisal and property standards. Ask your lender early.
Florida Housing Finance Corporation publishes the state's first-time buyer and down payment assistance programs. Program terms and price limits change, so check the agency page and ask your lender which fit.
Lake Geneva has 44 homes built 1995 to 1997 and a $426,783 60-month MLS median on 5 sales, and Golden Pond has 51 homes built 1994 and a $400,000 median on 12. The two villages are about 170 feet apart at their nearest point. See our Village on Golden Pond neighborhood guide.
Yes. A cash buyer still receives the disclosure summary, the estoppels and the inspection and insurance windows, and certainty of closing matters in a village where every MLS sale took 6 days or fewer.
Yes. Tours can be done by video, the disclosure summary and estoppels arrive electronically, and closing can be done remotely, with an inspector you choose.
Nothing extra. Golf is bundled into the master fee, with no equity buy-in and no resident green fee, and a golf cart is $100 a year plus a $25 first registration.
Village on Lake Geneva is in elementary Zone Q, middle Zone MM and high school South 2 on the district's 2026 to 2027 map, so Pinewoods Elementary, Cypress Lake Middle or Lexington Middle (Three Oaks Middle is not in Zone MM) and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Verify current options for a specific address with the district's site locator.
About 0.21 to 0.29 miles on a straight line to the clubhouse and about 3.0 miles to Coconut Point mall. These are our straight-line measures, not drive times.
No. This is Village on Lake Geneva at Breckenridge in Estero, Lee County, ZIP 33928, unrelated to the resort town in Wisconsin, the Swiss lake or any other Florida subdivision with that name. The Sunbiz document number and the Lee County plat references identify it.
Call Marc at (239) 287-5873 for a buyer consultation and read how we represent buyers. We pull the roll group, the recorded documents and the association budget before you write an offer, and we watch for a listing.
Buyers who own a home already ask these questions about selling one Southwest Florida home to buy in Village on Lake Geneva, and each answer draws on Florida's estoppel and disclosure statutes, the Florida Department of Revenue and our cost-of-selling research for Lee County. Call Jesse direct at (239) 898-6072 for your own numbers.
Start with a valuation, then choose the order: sell first, buy first or contingent. We sequence the two contracts so the sale funds the purchase. Our free home valuation is the first step.
If you must sell to buy, listing first gives you a firm budget. Because the village has no listing today and the next home may sell within a week, we plan the sale so you are ready to move when one appears.
Yes, but a contingent offer competes poorly in a village where every MLS sale took 6 days or fewer. We tell you when it makes sense and when a bridge or a longer closing is better.
In Lee County the seller customarily pays the deed stamps at $0.70 per $100 and the owner's title policy, plus estoppel fees and a lien search, with a negotiable commission. See our cost breakdown for a $430,000 example.
Portability lets most Florida homestead owners transfer all or part of the Save Our Homes benefit to a new Florida homestead, if the new homestead is established within three years of January 1 of the year the old one was abandoned (Florida Department of Revenue, Form PT-112). A tax professional should confirm your details.
If your home is in an association, the estoppel is ordered from that association, normally by the title company, and the seller customarily pays the fee, capped by statute at $299 for a current account.
Often, by negotiating a short rent-back in the contract. We plan it before the listing goes live so the two closings and your move line up.
We set both contracts with matching or overlapping dates, confirm both lenders and title companies and keep a written timeline. The valuation gives you the number that sets the second contract.
Village on Lake Geneva buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the village, reviews the association paperwork with you before the review window ends and works from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
Buying in Village on Lake Geneva begins with the home group, a 1,176 or 1,625 square foot plan, and where a home sits on that group's ladder of recorded sales. It continues with the fee stack, the flood file and the documents, and it ends with an offer you can defend.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Village on Lake Geneva 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).
Every fact on this Village on Lake Geneva buyer guide traces to a primary record below: association documents, the Florida Division of Corporations, Lee County, FEMA and USGS, state statutes and agencies, federal housing agencies and dated federal reports. Market data comes from the Southwest Florida MLS pulled September 29, 2026 and the Lee County Property Appraiser's recorded-sales file through July 29, 2026. No listing portal or competing brokerage is cited.
Village on Lake Geneva buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The last rows name the records that come from the village association and the office that holds them: the recorded declaration and plats, Plat Book 57, pages 48 to 49 and 86 to 87, are available through the Lee County Clerk's official records, and the budget and rules come from the association's manager.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 720.401 | The homeowners' association disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | |
Florida Statutes 718.503 | The condominium resale documents that apply to the neighboring condominium villages, not to this village | |
Florida Statutes 720.30851 | What the homeowners' association estoppel certificate must state and its fee caps | |
Florida Statutes 718.116 | The condominium estoppel certificate that applies to the neighboring condominium villages | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before the contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Written buyer agreements 101 | The written agreement a buyer signs before touring | |
NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | |
Florida Statutes 475.278 | The brokerage relationships a licensee may have with a buyer | |
Primary Mortgage Market Survey | The weekly 30-year and 15-year fixed mortgage rate averages | |
Nonrecurring intangible tax | The tax on a new mortgage | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Flood map panel 12071C0579G and flood hazard zones | The FEMA zone at the village, effective November 17, 2022 | |
FEMA Flood Map Service Center | The flood zone and FIRM panel for a specific address | |
Schedule of Master Association Fees, 2026 | The $2,800 master fee, $2,800 capital contribution, $100 transfer assessment and $200 lease assessment | |
About Breckenridge brochure and new homeowner process | The bundled-amenity statement, the village fee range and the closing charges title companies collect | |
Association Management Companies | Which manager handles each Breckenridge village association and the master association | |
Village on Lake Geneva association record, N95000001190 | The association's filing date, status, annual reports and 2012 restated articles | |
Subdivision report and property search | The recorded subdivision, roll and sale record behind the village | |
Buying a home | Federal guidance on the home-buying process and loan programs | |
VA home loans | The VA-backed loan program | |
Owning a Home | Federal guidance on mortgage shopping and closing disclosures | |
Florida Housing Finance Corporation | The state's first-time buyer and down payment assistance programs | |
Save Our Homes portability guide, Form PT-112 | How to carry Save Our Homes savings to your next Florida homestead | |
Condominium building inspections portal | Milestone inspection and reserve status reporting for condominium buildings |
Reach the Village on Lake Geneva buyer team by calling Marc Comisar direct at (239) 287-5873 or by requesting a buyer consultation on this page. It is free, it starts with your budget and plans, and it works whether you buy this season or only want to know what your money buys. Selling first? Call Jesse at (239) 898-6072.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.