Estero, Florida
Wellington at Breckenridge condos closed from $175,500 to $227,500 in the last 24 months. Our buyer guide covers the price, both associations' fees, the 718.503 documents, insurance and the monthly carry before you offer.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Wellington at Breckenridge buyers shop a gated golf-and-tennis community at a condominium price: 95 two-bedroom flats in the village, 13 closings on the Southwest Florida MLS in the 24 months to September 29, 2026, a $190,000 median, and exactly one flat active on that date. This buyer guide sits beside our Wellington at Breckenridge neighborhood guide, which covers the history, the association records, the amenities, the flood map and the schools, and it answers a buyer's questions in order: what a flat costs, what it costs to carry, which documents Florida gives you before you are bound, what to inspect and how the purchase closes. The village is one of nine inside the wider Breckenridge community in Estero.
If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record. Owning a flat you would sell first? Our Wellington at Breckenridge seller guide covers the sale side, and our Wellington at Breckenridge home valuation page shows how a flat here is priced from its own sales. Where a record stops, this page says so and names the document that would answer the question.
Comparing the whole community? Read how to buy a home in Breckenridge, and see the neighboring village, Villages on Court Side Lake, in the comparison below. Each guide uses the same record-first method: the closed sales, the association paperwork and the statute, with the gaps stated plainly.
McGreevy and Comisar are the best realtor for buying in Wellington at Breckenridge because we price each flat against this village's own closings, read both associations' paperwork with you before the review window ends, and personally negotiate your offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours through Breckenridge's gate, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the payment math. 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.
Recent Wellington at Breckenridge market record (last 12 months, MLS closings to September 29, 2026): 8 closed sales, a $187,250 median sold price (n = 8, the mean of the middle pair, $184,500 and $190,000), a range of $175,500 to $215,000, $1,514,500 in total volume, a $210.19 median price per square foot of MLS living area, a median of 39.5 days on market and a median 95.8% of final list price. One flat was active on September 29, 2026, asking $209,900 after 152 days. The 24-month window, the first with 10 closings, shows 13 sales at a $190,000 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. 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 about Wellington at Breckenridge is narrower and checkable: in the last 12 months we tracked every one of the 8 closings in the MLS, and all 24 the MLS has recorded here since May 2022, and we have read the master association's published fee schedule and brochure and the state's condominium register. We bring all of it to your kitchen table.
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 more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in Estero, read how we represent buyers.
Wellington at Breckenridge buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will, and every one is specific to this 95-flat condominium village inside Breckenridge Golf and Tennis Club.
Wellington at Breckenridge buyers can use the links below to jump straight to the market, the monthly cost, closing costs, the Florida documents, the Villages on Court Side Lake comparison or the buyer FAQ. The guide runs in the order most buyers decide: market first, then cost and law, then inspection and insurance, then representation and negotiation.
Why McGreevy and Comisar Are the Best Realtor for Wellington at Breckenridge · Key Takeaways · What Does It Take to Buy a Home in Wellington at Breckenridge? · What Is the Wellington at Breckenridge Market Like for Buyers Right Now? · What Have Wellington at Breckenridge Condos Sold For in the Last 24 Months? · What Is for Sale in Wellington at Breckenridge Today? · What Is a Wellington at Breckenridge Condo Like to Own? · What Will You Pay Each Month to Own a Wellington at Breckenridge Condo? · What Are Buyer Closing Costs at Wellington at Breckenridge? · What Does Florida Law Give a Wellington at Breckenridge Buyer Before Contract? · How Do the Estoppel Certificates and Association Approval Work at Wellington at Breckenridge? · What Should You Inspect Before Buying a Wellington at Breckenridge Condo? · How Do You Insure a Wellington at Breckenridge Condo? · Is Wellington at Breckenridge in a Flood Zone, and What About Storms? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Wellington at Breckenridge Condo? · How Do We Find You the Right Wellington at Breckenridge Condo? · How Do We Negotiate for You at Wellington at Breckenridge? · Which Wellington at Breckenridge Rules Decide Whether a Condo Works for You? · How Does Wellington at Breckenridge Compare With the Other Breckenridge Villages? · Wellington at Breckenridge vs Villages on Court Side Lake: Which Breckenridge Village Should You Buy In? · What Are the Honest Pros and Cons of Buying at Wellington at Breckenridge? · Is Wellington at Breckenridge the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Wellington at Breckenridge Buyer Consultation · Why Does a Wellington at Breckenridge Specialist Matter for a Buyer? · Thinking of Selling Your Current Home to Buy in Wellington at Breckenridge? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Wellington at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Wellington at Breckenridge Buyer Team Today?
Buying in Wellington at Breckenridge takes six steps: set a budget with a lender, sign a written buyer agreement, choose the flat, make and negotiate the offer, review the two associations' documents while you inspect and insure, and close. The order of the document review matters more here than in most Estero communities because two associations are involved.
Your monthly cost is principal and interest, the master fee, the village fee, property tax and insurance. We build that number with you before you tour, using Freddie Mac's 30-year fixed average of 7.03 percent as of September 24, 2026. The village fee, tax and insurance are the lines a public record cannot give you, so we collect them on the flat you are pricing.
Since August 17, 2024, a buyer signs a written agreement with the agent before touring a home, and the agreement states the agent's compensation, which is negotiable. We explain it in plain language before you sign, in the section on buyer representation below.
At Wellington the choice is narrow by design: two bedrooms, two baths, 873 or 912 square feet on the MLS, in a village built between 1988 and 1998. What separates one flat from another is the building, the condition, the size figure, the floor and the asking history, not the floor plan. We tour the record-first shortlist with you.
We write the offer from the closed sales of the village, not the asking price. In the last 24 months, 12 of 13 flats closed below the final list price, so an ask is a starting position. The inspection and the document review windows are negotiating tools, and we use them.
You review the condominium documents under section 718.503, request the village estoppel and the master association's resale documents, inspect the flat, and price an HO-6 policy and any flood coverage. Most of the surprises in a small older condominium surface here, which is why we start the document requests the day the contract is signed.
The closing agent prepares the settlement statement, including the master association's $2,800 capital contribution and $100 transfer fee, the prorations and your loan costs. After closing, the new owner visits the master office at 20091 Wimbleton Court with a photo ID, the warranty deed and the settlement statement to set up gate equipment.
The Wellington at Breckenridge market favors a prepared buyer: 13 flats closed in the 24 months to September 29, 2026 at a $190,000 median, 12 of them below the final list price, and one flat was active on that date, so supply is thin but sellers who ask too much wait. Prices are well below the 2023 peak.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside every figure)
MLS figures use MLS living area. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price. This guide reads the MLS record for the Wellington at Breckenridge sub-community inside the Breckenridge development; county recorded sales are shown separately and never mixed with MLS square-foot figures.
Because the 12-month window has only 8 closings, we lead with the first window that reaches 10, which is 24 months, and show the others for context.
Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $187,250 (mean of $184,500 and $190,000) | $210.19 | 39.5 | 95.8% |
24 months, first window with 10+ | 13 | $190,000 | $211.34 | 56 | 95.0% |
36 months | 17 | $199,900 | $220.50 | 41 | 95.6% |
60 months | 23 | $215,000 | $235.75 | 32 | 96.3% |
The 24-month window totals $2,555,400 in volume, with days on market from 10 to 193 (mean 73.4) and a mean of the per-sale sold-to-list ratios of 94.4%.
The medians rise as the window lengthens because the older sales closed in the 2023 peak, when 873 and 912 square foot flats sold for $250,000 to $285,000. A buyer should read the 12-month and 24-month figures as today's price and the longer windows as history. The 60-month window also holds two 2022 sales at $231,000 and $239,000 that sold above list in 4 days each, which is a market buyers today do not face.
One active flat against 8 closings in 12 months is about 1.5 months of supply (our arithmetic, one active divided by eight closings times twelve). That is a low number, and it reflects how few Wellington flats come to market, not how easily they sell: the one active flat has waited 152 days at its ask. Thin supply means you may have to wait for the right flat, and it means a flat priced to the recent closings can move quickly.
Asking price is the clearest dividing line in the record. Splitting the 13 closings at a $200,000 final list price:
Final list price, 24 months | Closings | Median sold | Median sold-to-list | Median list-to-sold gap | Median days on market |
|---|---|---|---|---|---|
$200,000 or more | 7 | $210,000 | 91.5% | $19,900 | 56 |
Under $200,000 | 6 | $184,500 | 96.7% | $6,400 | 54 |
Flats that listed at $200,000 or more gave buyers a median $19,900 off the ask; flats that listed under $200,000 gave a median $6,400. Both groups took about the same time to sell. The lesson for a buyer is that the ask is where the negotiating room is, and the record says how much.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge condos sold for $175,500 to $227,500 in the 24 months to September 29, 2026 across 13 MLS closings, at a $190,000 median. Nine of the 13 closed under $200,000, seven of them in 2026. Each sale is listed below by month, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings March 2025 to July 2026; 24-month window)
Thirteen closings is enough for a median, but a village this small is read sale by sale.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jul 2026 | 2 and 2 | 873 | $186,900 | $175,500 | 93.9% | 38 |
May 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 25 |
Apr 2026 | 2 and 2 | 912 | $209,900 | $190,000 | 90.5% | 10 |
Apr 2026 | 2 and 2 | 912 | $200,000 | $190,000 | 95.0% | 20 |
Apr 2026 | 2 and 2 | 912 | $224,900 | $215,000 | 95.6% | 142 |
Feb 2026 | 2 and 2 | 873 | $199,900 | $192,500 | 96.3% | 41 |
Feb 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 93 |
Jan 2026 | 2 and 2 | 873 | $190,000 | $182,500 | 96.1% | 67 |
Aug 2025 | 2 and 2 | 912 | $199,900 | $199,900 | 100.0% | 193 |
Jul 2025 | 2 and 2 | 912 | $238,000 | $210,000 | 88.2% | 56 |
Jun 2025 | 2 and 2 | 912 | $200,000 | $188,500 | 94.3% | 33 |
Apr 2025 | 2 and 2 | 912 | $235,000 | $215,000 | 91.5% | 152 |
Mar 2025 | 2 and 2 | 873 | $250,000 | $227,500 | 91.0% | 84 |
One further transaction, in May 2025, was entered in the MLS after closing at $265,000 for a 912 square foot flat. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
In the last 12 months we tracked 8 closings, from $175,500 to $215,000, at a $187,250 median and $1,514,500 in volume. Five were 873 square foot flats at $175,500 to $192,500, and three were 912 square foot flats at $190,000, $190,000 and $215,000. All 8 closed below the final list price. Eight is a small sample, so the median describes eight sales and is not a forecast.
The MLS carries two living-area figures for Wellington, 873 and 912 square feet, while the Lee County roll records 873 heated square feet on every one of the 95 parcels. We do not treat 912 as a second floor plan: it may be a second measurement of similar flats or a slightly different layout, and the association's plans would settle it. What the sales show is that 912 has priced higher. Over 24 months the six 873 square foot sales had a median of $184,500 (n = 6, even, both middle sales at $184,500) and the seven 912 square foot sales had a median of $199,900 (n = 7). Over 60 months the nine 873 square foot sales had a median of $192,500 and the fourteen 912 square foot sales a median of $232,500 (n = 14, even, the mean of $215,000 and $250,000). Both are small samples. A buyer should ask which figure the flat carries and what supports it.
Wellington at Breckenridge offers the lowest entry price into Breckenridge's bundled golf and tennis, with 13 flats closed in 24 months at a $190,000 median and one listed today at $209,900 after 152 days. A buyer who knows the recent closings and holds the association paperwork before offering is the buyer who negotiates well.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling your current home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (May and June) | 2 | $235,000 (mean of $231,000 and $239,000) | $231,000 to $239,000 | 4 | 102.6% |
2023 | 6 | $264,950 (mean of $260,000 and $269,900) | $250,000 to $285,000 | 16.5 | 98.6% |
2024 | 2 | $262,500 (mean of $255,000 and $270,000) | $255,000 to $270,000 | 52.5 | 97.4% |
2025 | 5 | $210,000 | $188,500 to $227,500 | 84 | 91.5% |
2026 to September 29 | 8 | $187,250 (mean of $184,500 and $190,000) | $175,500 to $215,000 | 39.5 | 95.8% |
The pattern is a peak in 2023 and 2024, a slide through 2025, when four of five sales closed at or below $215,000, and a lower, faster 2026, with seven of the eight 2026 closings under $200,000. For a buyer the direction is the useful fact: prices have eased from the 2023 median of $264,950 to the 2026 median of $187,250, and sold-to-list ratios show that sellers have been conceding more than they did in 2022.
The county's qualified recorded sales cover more years than the MLS, which makes them the long view. County figures are recorded deed prices flagged as qualified arm's-length sales.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 8 | $190,000 |
2025 | 6 | $212,500 |
2024 | 2 | $262,500 |
2023 | 8 | $257,500 |
2022 | 3 | $239,000 |
2021 | 4 | $156,950 |
2020 | 5 | $146,900 |
2019 | 4 | $149,500 |
2018 | 7 | $142,500 |
2017 | 7 | $145,750 |
Since September 29, 2025 the county file shows 8 qualified sales at a median of $190,000, the same count and median as its 2026 row. From a $156,950 median in 2021 to $257,500 in 2023 is a 64 percent rise, and from $257,500 to $190,000 in 2026 is a 26 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale, and it is the most recent Wellington closing. A two-bedroom, two-bath, 873 square foot flat closed in July 2026 at $175,500 after 38 days on market, against a final list of $186,900. It is the lowest price in the 60-month MLS record. It closed at 93.9% of list, below the 95.0% 24-month median, and $9,000 below the May 2026 sale of a comparable 873 square foot flat at $184,500. For the buyer, that sale carried costs the price does not show: a $2,800 capital contribution and a $100 transfer fee to the master association at closing, the village's own charges, and then a master fee of about $2,800 a year, or about 1.6 percent of that price every year before the village fee, tax and insurance (our arithmetic on the association's 2026 schedule).
One Wellington at Breckenridge flat was for sale on September 29, 2026: a two-bedroom, two-bath, 873 square foot condo asking $209,900 after 152 days on the market. That ask sits above every 873 square foot sale in the last 24 months except one, so a buyer has both a choice to consider and a negotiating position.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
The $209,900 ask is the same price a 912 square foot flat listed at in April 2026 before it closed at $190,000 in 10 days. Against the 873 square foot closings in the last 12 months, which ran from $175,500 to $192,500, the ask is $17,400 to $34,400 higher. One listing is not a market, and the price may have changed since our pull, so we check the live listing the day you tour. For the current list, call Marc at (239) 287-5873.
A flat that has waited five months at its ask says the ask, not the village, is the obstacle. Flats that listed at $186,900 and $189,900 closed at $175,500 and $184,500, and the two 912 square foot flats that closed fastest in April 2026 did so in 10 and 20 days at $190,000. We never advise an offer from one number, but the record supports an offer well below $209,900, with the inspection and documents as the conditions that protect you.
Ninety-five flats, eight closings a year and one listing today is a small pool, and it is a seasonal one. Buyers who want Wellington in particular should expect to wait for the right flat and be ready to move when it lists. We watch the MLS for it and call you when a flat that fits your budget appears.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Wellington at Breckenridge condo is a two-bedroom, two-bath flat of 873 heated square feet on the Lee County roll, marketed in the MLS at 873 or 912 square feet, in a village built between 1988 and 1998 inside gated Breckenridge. The county codes all 95 parcels as condominium use.
The full village record is in our Wellington at Breckenridge neighborhood guide.
The roll shows 873 heated square feet on all 95 parcels, and the MLS shows 873 on 9 of the 23 marketed sales in 60 months and 912 on the other 14. The state register's address for the project is on Ashcroft Court. We have no association plan sheet, so we do not name floor plans or claim a layout; what we can state is two bedrooms and two baths on every closing in the MLS record. If you need a third bedroom, look at Villages on Court Side Lake, which has 22 three-bedroom units on its roll.
The number of buildings, the number of stories and how parking is assigned are set by the recorded declaration and the association's rules, not by the county roll or the MLS. The roll does not carry a story count for these parcels in the data we hold, and we do not guess. That matters for two reasons: a building of three or more habitable stories falls under Florida's milestone inspection and reserve study rules, and parking practice affects how a flat shows and lives. Ask the association for both before you tour.
Year built is the county's only condition proxy, and it is a blunt one. The roll runs from 1988 to 1998 across the 95 parcels, with a median of 1989, so most of the village is a late-1980s building. A 1988-era condo has a roof, windows, plumbing and electrical systems that are 30-plus years old unless replaced. The county's permit records and the association's records show what has been replaced, and the village association carries the building roofs and exteriors, so a buyer should ask which have been done and when.
Five things buyers sometimes assume. No lake in the name: most Breckenridge villages are named for a lake or pond, and Wellington is not; we do not claim water or golf frontage for it without an address in hand. No dining room: the club has a catering kitchen and no full-service restaurant. No new construction: every sale is a resale. No public fee sheet for the village: only the master fee schedule is published. No 55-plus restriction: Breckenridge is all-ages, not 55-plus.
The master fee covers an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a hot tub, bocce, shuffleboard, a fitness room, a library and a clubhouse lanai, per the master association, with no equity deposit and no green fee. The fitness room at 20091 Wimbleton Court is open every day from 7 a.m. to 10 p.m., and courts are reserved online five days ahead. The fee does not cover the village association's dues, an optional golf cart registration ($100 a year plus $25) or an optional storage lot space ($200 to $225 a year plus $25).
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning a Wellington at Breckenridge condo at the $190,000 median costs about $1,248 a month in principal, interest and the master fee with 20 percent down at 7.03 percent, before the village fee, property tax and insurance, which the public record does not state. Those three lines are the ones we collect on your specific flat before you offer.
Data updated: September 2026 (Freddie Mac PMMS as of September 24, 2026; master association 2026 fee schedule; MLS prices from the 24-month window)
Two sets of dues sit on top of the price. The master association's 2026 schedule lists an annual fee of $2,800, payable in full or as four quarterly payments of $725, and the village association charges its own fee, which the master association's brochure describes as typically $300 to $500 without stating the period and without naming Wellington. Property tax follows the Lee County assessment, and insurance for the unit is an HO-6 policy, with the association's master policy covering the structure. There is no CDD bond on Breckenridge tax bills, per our community research, and we confirm the absence of a CDD line on the specific parcel's record before closing.
The table uses the three prices that bracket the recent record: the July 2026 low, the 24-month median and the April 2026 high for a 912 square foot flat. It assumes a 30-year fixed loan for 80 percent of the price at Freddie Mac's 7.03 percent average as of September 24, 2026. Your rate depends on your lender, credit, occupancy and loan type, so treat it as an illustration and not a quote.
Price | Down payment (20%) | Loan | Principal and interest | Master fee per month | Subtotal per month | Master fee as share of price per year |
|---|---|---|---|---|---|---|
$175,500 | $35,100 | $140,400 | $936.92 | $233.33 | $1,170.25 | 1.6% |
$190,000 | $38,000 | $152,000 | $1,014.32 | $233.33 | $1,247.65 | 1.5% |
$215,000 | $43,000 | $172,000 | $1,147.79 | $233.33 | $1,381.12 | 1.3% |
Principal and interest come from the standard payment formula on the loan amount at 7.03 percent over 360 months (our arithmetic). The subtotal excludes the village fee, property tax, insurance and any mortgage insurance.
The brochure's $300 to $500 range is the only public figure, and it does not say whether it is monthly, quarterly or annual. As arithmetic only: read as a monthly amount it would add $300 to $500 a month; read as quarterly it would add $100 to $167 a month; read as annual it would add $25 to $42 a month. The difference between the first and last reading is more than $250 a month, which is why the estoppel matters more than any sentence on this page. We do not publish an all-in figure for Wellington because none is public.
Section 689.261 requires a property tax disclosure summary for a prospective purchaser of residential property, warning that the buyer should not rely on the seller's current taxes because a change of ownership can change the assessment. We do not quote a Wellington tax bill: it depends on the assessed value, exemptions and millage for the year, and the Lee County Property Appraiser's record and the Tax Collector's bill show the number for any unit. A buyer's first bill can differ from the seller's, so we ask for the bill and run the estimate with you.
The master fee pays for the amenity package above, the gate and the roads. It is set by a budget vote each November for the following year, per the master association, so the $2,800 is the 2026 figure and a later year can differ. Owners receive a coupon book at year end.
Buyer closing costs at Wellington at Breckenridge start with the master association's $2,800 capital contribution and $100 transfer fee and add your lender's costs, recording, the mortgage taxes and prorations. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (master association 2026 schedule and brochure; Florida Department of Revenue; Florida Statutes 28.24 and 201.02; illustration at the $190,000 24-month median)
Florida law does not assign closing costs to either party, and the contract controls. In Lee County the seller customarily selects the closing agent and pays documentary stamps on the deed ($0.70 per $100) and the owner's title policy; in Collier County the owner's policy custom flips to the buyer. The buyer customarily pays to record the deed, the lender's title policy and the stamp and intangible taxes on a new mortgage. We read the contract's closing-cost lines with you before you sign.
The master association's 2026 schedule lists a $2,800 capital contribution for a new owner and a $100 transfer assessment on a resale. A current owner who buys again pays a $1,000 capital contribution. A buyer who will rent the flat pays $200 per lease to the master as a transfer assessment. After closing, the new owner visits the master office with a photo ID, the warranty deed and the settlement statement to set up gate equipment.
A new mortgage carries documentary stamp tax of $0.35 per $100 of the note and nonrecurring intangible tax of $0.002 per dollar of the mortgage. On a $152,000 loan that is $532 and $304, respectively, per the Florida Department of Revenue's published rates (our arithmetic). Cash buyers do not pay either.
Recording a deed costs roughly $18.50 to $35.50 for a two-to-four-page instrument under section 28.24, and the buyer customarily records it. Title search and closing fees are not set by the state and vary by company; the only fixed items are the statutory recording fee and the promulgated title premium. Your lender will list its own fees on the Loan Estimate, which the Consumer Financial Protection Bureau explains.
Florida property taxes are billed for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill. Master and village dues are prorated to the closing date. If you borrow, the lender may collect prepaid insurance and an escrow cushion, which the closing agent itemizes.
The table adds the items we can source at the 24-month median with 20 percent down and a mortgage. It is an illustration of the fixed and formula items, not a closing statement, and it leaves out the village's own charges, lender fees, the lender's title policy, prepaid insurance, the escrow cushion, prorations, your inspection and any closing fee you agree to pay.
Line | Amount at $190,000, 20% down |
|---|---|
Down payment | $38,000 |
Master capital contribution | $2,800 |
Master transfer fee | $100 |
Documentary stamps on the $152,000 note | $532 |
Nonrecurring intangible tax on the mortgage | $304 |
Deed recording (2 to 4 pages) | $18.50 to $35.50 |
Total of the lines above | about $41,755 to $41,772 |
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida law gives a Wellington at Breckenridge buyer the condominium documents listed in section 718.503 at the seller's expense, a contract clause that either confirms early delivery or lets you cancel within 7 days, a property tax disclosure summary under section 689.261 and a flood disclosure under section 689.302. This is information, not legal advice; your closing attorney decides.
Section 718.503(2) says a prospective purchaser who has entered into a contract for a condominium unit is entitled, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the "Frequently Asked Questions and Answers" document required by section 718.504. The buyer is also entitled to a governance form from the Division of Condominiums.
Section 718.503(2)(d) requires the resale contract to carry, in conspicuous type, either a clause acknowledging that you received the documents more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause that makes the contract voidable by written notice within 7 days of signing and receipt. Any purported waiver has no effect, the buyer may extend the closing for not more than 7 days after receiving the documents, and the right ends at closing. That is why we ask for the documents the day you go under contract, not the week before closing.
For contracts entered into after December 31, 2024, section 718.503(2)(e) requires a conspicuous statement about whether the association is required to have a milestone inspection or a structural integrity reserve study and, where it is, whether it has completed it. At Wellington the story count is not in the public record we hold, so that statement is one of the first things we read in your contract.
Section 720.401 requires a homeowners' association disclosure summary before a contract, but subsection (2) says it does not apply to associations under Chapters 718, 719, 721 or 723. Wellington's village association is a Chapter 718 condominium, so its resale package is the 718.503 package. Whether the master association's homeowners' structure adds a separate step is a question for your closing agent or attorney, and we ask early.
Section 689.261 requires the property tax disclosure summary at or before the contract, and section 689.302 requires the seller to provide a flood disclosure stating whether the seller knows of flooding that damaged the property during the seller's ownership, whether a flood insurance claim was filed and whether flood assistance was received. Read both before you waive any inspection right.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value, are not readily observable and are not known to the buyer must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a condominium the relevant items are inside the unit and any known association problem such as a pending assessment.
At Wellington at Breckenridge, two associations issue paperwork: the village association gives an estoppel certificate through MyTown Communities under section 718.116(8), and the master association gives resale documents through its manager. The village estoppel states the dues, any special assessment and any amount owed on the unit, and it is the buyer's best view of the carry.
Data updated: September 2026 (Florida Statutes 718.116; master association management roster; 2024 estoppel fee caps)
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a written request, and the fee cap for a current account is $299, with a $119 rush surcharge and a $179 delinquency surcharge (2024 legislative caps, per the House staff analysis). The seller customarily pays it in Lee County, and the contract controls. We place the request when the contract is signed and read the result with you line by line.
The master association has its own resale document process through its manager, Castle Group. The master brochure tells a buyer's title company to include the $2,800 capital contribution and $100 transfer fee in the buyer's closing costs and to complete the master estoppel through the manager's resale documents page.
Whether the village association requires board approval of a sale or a lease is a question for its declaration and rules, not for the public record, and we have not read the declaration page by page. The master association charges $200 per lease as a transfer assessment, so a tenant step exists at the master level. Ask MyTown Communities for the village's current sale and lease procedure and any application fee in writing before you write an offer.
The state register records the declaration as recorded January 28, 1988, and the association's articles were most recently amended and restated on March 21, 2025. Those amendments show the association has been updating its governing documents, as many Florida condominiums have since the 2022 to 2025 changes in condominium law. The declaration, rules and any amendments are the documents that settle use restrictions, leasing rules and pets, so we request them on every purchase.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Before buying a Wellington at Breckenridge condo, inspect the unit's air conditioning, water heater, plumbing, electrical panel, windows and doors, and ask the association about the building roof, exterior, reserves and any pending project. In a 1988-era village those are the items most likely to carry a large bill, and the public record does not say which have been replaced.
The village association carries the building roofs, so a condo owner does not replace one, but the roof's age drives the building's insurance cost and the association's reserve needs. Ask for the roof's age, the last replacement and any planned project. A buyer should also ask the insurance agent whether the roof age changes the quote for the HO-6 policy and the association's master policy.
The inside of the unit is yours, and in a 1988-era flat the air-conditioning system, water heater, supply lines and drain lines are likely to be at or beyond their usual service life unless replaced. A licensed inspector reports on each, and an air-conditioning specialist can test the system. We use the findings as negotiating tools, in writing, inside the inspection period.
Which windows and doors belong to the owner and which to the association is set by the declaration, and we have not read it page by page. Ask which were replaced, when, and whether they carry impact ratings, because that affects both insurance credits and what you may be asked to pay for later.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The public record we hold does not give Wellington's story count, so ask the association whether its buildings are covered and, if so, for the milestone report and the reserve study. The Division of Condominiums explains that a milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Wellington was built between 1988 and 1998, so its buildings reach or pass 30 years of age between 2018 and 2028; we do not state a milestone date because we do not have the story count.
Even where the three-story test is not met, section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them. Reading the budget and the reserve schedule is the buyer's best view of how prepared a 30-year-old building is for its next roof. The state register lists Wellington's project as approved and recorded, which is the registration status of the declaration and not a finding about the buildings' condition.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Wellington unit sits with the Village. For a 1988-era flat, the useful permit questions are the air-conditioning system, water heater, electrical panel, windows and doors, and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller. We did not read a permit list for any Wellington address, and we ask for them on every purchase.
Florida's uniform mitigation verification inspection form, OIR-B1-1802, records a home's wind-resistive features so an insurer can apply credits. For a condominium unit, credits depend on the building's features, so ask your insurance agent whether a report helps on the flat you are pricing.
Insuring a Wellington at Breckenridge condo means an HO-6 policy for your contents, interior finishes and loss assessment coverage, because the association's master policy covers the building structure, plus flood coverage if you want it. We publish no Wellington premium because no public source does, so get quotes on the specific unit early.
Section 718.111 governs association insurance and section 627.714 governs the unit owner's loss assessment coverage. The association's master policy covers the structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent how the two policies meet at the wall.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Wellington's test point is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may require or recommend it, and any owner can buy it. The National Flood Insurance Program's FloodSmart site explains the coverage, and Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy.
Statewide, condo unit insurance has been rising faster than inflation in recent years, per public media reporting, and we do not publish a Wellington premium. Ask your agent for a quote before you finish the inspection period so the number is in your budget. A recent roof and clear reserve paperwork make a flat easier to underwrite.
At a point we geocoded to the Ashcroft Court address range in Wellington at Breckenridge, the FEMA flood map shows Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for one point, not a survey.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried September 30, 2026)
FEMA's National Flood Hazard Layer returns Zone X with the subtype 0.2 percent annual chance flood hazard in a coastal zone at our test point, and the flag for a special flood hazard area is false. The governing panel is 12071C0579G, effective November 17, 2022. A box of about a third of a mile around the point returned only Zone X polygons and no AE polygon. In earlier research for the community as a whole, the AE polygons were confined to internal lakes and drainage features.
Breckenridge sits inland of Estero Bay, roughly three to four miles by our earlier measurement, so its storm exposure is mostly wind and rain. Lee County's evacuation layer places Wellington at Breckenridge in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands; Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County.
We hold no Wellington-specific damage or flood record and do not say the village was undamaged. Permits and the association's records show what was repaired, and the flood disclosure under section 689.302 tells you what the seller knows. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Since August 17, 2024, a buyer who tours with an agent signs a written buyer agreement first, the agreement states the agent's compensation as a specific amount or rate, and that compensation is negotiable and not set by law. Offers of buyer-broker compensation can no longer be advertised on the MLS, per NAR's settlement rules.
The written agreement must be in place before a buyer's agent tours a home, in person or by live virtual tour. It must state the compensation the buyer agrees to pay, and it must state conspicuously that broker compensation is fully negotiable and not set by law. We explain the agreement in plain language and put the terms in writing before we show a flat.
A seller may still choose to offer compensation to the buyer's agent, off the MLS, and a buyer may ask for it in negotiation. Sellers can still offer concessions on the MLS, such as a contribution toward the buyer's closing costs. What changed is that the offer of buyer-broker compensation cannot be published as a field in the MLS listing. We tell you in writing what your agent will be paid and by whom before you make an offer.
The Florida Real Estate Commission regulates real estate licensure in Florida, and Jesse McGreevy and Marc Comisar are licensed Florida REALTORS with Domain Realty. Before you sign anything, ask any agent in writing whether they will represent you as your buyer's agent and what they will be paid. We put both answers on paper before we tour.
You can finance a Wellington at Breckenridge condo with a mortgage, but the lender reviews the condominium project as well as you, so ask early whether the association's documents and reserves meet your lender's requirements. Cash buyers close faster; we tell you when an offer's strength turns on financing, and we read the financing contingency with you.
Lenders commonly review a condominium association's budget, reserves and insurance before approving a loan on a unit. The village estoppel, the budget and the reserve schedule are the documents they ask for, which is another reason we collect them the day you go under contract. A project that does not meet a lender's review can still be bought by a cash buyer or through a different loan program, and we tell you which path fits.
The Consumer Financial Protection Bureau's owning-a-home guides explain loan types, the Loan Estimate and closing disclosure. We do not quote a program's eligibility or limits because they change, and the lender's decision controls. Florida Housing Finance Corporation administers first-time buyer assistance programs statewide; ask your lender whether a program applies to a condominium of this size and price.
A cash buyer at Wellington avoids the lender's project review and the mortgage stamp and intangible taxes, and can often offer a shorter closing. The master association's $2,900 in one-time charges, the village's own charges, the estoppels and the document review all still apply. A cash offer is stronger, and it is still negotiable.
Get pre-approved before you tour, tell your lender you are buying a condominium in a gated community with two associations, and ask the lender to count both fees when it tests your debt-to-income ratio. We build the monthly number with you first, at the current rate, so the pre-approval matches the budget.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We find you the right Wellington at Breckenridge condo by starting with your plans, filtering the MLS by size and ask against the recent closings, touring in person with the record in hand, and watching for listings the day they post. With one active flat in the village today, patience and speed matter together.
A seasonal lock-and-leave base, a full-time home and a rental each fit the flats differently. We ask what you want the condo to do, how long you will hold it and how much of the monthly number you are comfortable with, and then we build the shortlist. We describe the property, not the people who might live in it.
Breckenridge is gated, and the master association asks agents holding a showing to call the office at 239-992-5959 for the gate code and rules, which we handle. We tour Wellington beside Villages on Court Side Lake and Villages on Lake Augusta on one morning if you like, with the closings for each in hand, so you see what the price difference buys.
A flat with 152 days on the market is a flat with a motivated seller or an ask the market has rejected. We tell you which, from the record, and we build your offer from the closings, not the ask.
We negotiate for you at Wellington at Breckenridge by pricing the offer from the village's own closings, using the document and inspection windows as leverage, weighing credits against price cuts, and protecting your deposit and closing date. In the last 24 months, 12 of 13 flats closed below the final list price, at a median $10,000 under it.
We compare the flat to the closings of the same size and condition. A 912 square foot flat has priced above an 873 square foot flat in this village, so the size figure matters to the number. The record shows the list-to-sold gap by ask band, and we use it: flats that listed at $200,000 or more gave a median $19,900 off the ask.
The 7-day cancellation right under section 718.503, the inspection period and the estoppel timing give us three moments to renegotiate or walk away. We ask for every document the day you go under contract and calendar each deadline.
A seller who will not cut the price may give a credit toward closing costs or the buyer's agent compensation, and sellers may still offer concessions on the MLS. For a buyer with a mortgage, a credit preserves cash at closing while a price cut lowers the loan. We run both on your numbers.
The deposit, the closing date and what happens if the estoppel or documents arrive late are contract terms, and Florida's standard forms let the parties set them. We protect your deposit by tying its release to the contract's conditions, and we keep the closing date flexible enough to use the extension of up to 7 days that the section 718.503 clause describes.
Which Wellington at Breckenridge rules fit you depends on what you plan to do with the flat, and the village's lease, pet and approval rules are not published, so we get them in writing before you offer. The master association publishes its fee schedule and its gate and sign rules; the village's rules sit in its declaration.
The master association charges a $200 transfer assessment per lease and gives tenants access to golf, tennis, pickleball and the fitness room. The village's minimum lease term, the number of leases a year and tenant approval are not public, and third-party rental listings are not a source. We publish no short-term rental rule for Wellington: a buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing, and Florida's transient rental tax rules apply to any short-term rental that is allowed.
We found no published pet rule for the village or the master association. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of a pet policy, per HUD. The master association publishes a for-sale sign and color specification, and parking assignment is set by the declaration and rules, so ask MyTown Communities how parking is assigned for the specific unit. Golf carts may be registered with the master for $100 a year plus $25.
Exterior changes need architectural approval before work begins, per the master association's architectural review committee. A buyer planning new windows, doors or exterior work should ask both associations what approvals apply.
Wellington at Breckenridge is not a 55-plus community. Breckenridge is all-ages, and the master association describes its residents as renters, part-time and full-time owners alike. Golf, tennis and the other amenities come with ownership through the master fee; there is no separate membership to buy.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge is the entry rung of the nine-village ladder at Breckenridge: 95 condominium flats built 1988 to 1998, with a $187,250 median on 8 MLS closings in 12 months, below every other village the roster gives a median for. Only Villages on Lake Augusta closed more.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026; McGreevy and Comisar Breckenridge roster)
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the roster gives one |
|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | not stated in the roster | |
Wellington at Breckenridge | 95 | Condominium | 1988 to 1998 | 8 | $187,250 |
160 | Condominium | 2002 to 2005 | 8 | not stated in the roster | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association | 1994 | 4 | $367,450 | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 | |
44 | Homeowners' association | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
Nine villages hold 841 residential parcels against the association's stated 842 residences, and the 12-month closings sum to 44. The three homeowners' association villages are Crystal Lake, Golden Pond and Lake Geneva; every other village is a condominium under Chapter 718. A buyer in a homeowners' association village would read the section 720.401 disclosure summary instead of the section 718.503 package, which is one more reason to tell us early which village you are considering.
Villages on Lake Augusta is the largest village, at 180 units in three phases of 60, built 1996 to 2001, and the only village with more 12-month closings than Wellington. The two together account for 18 of the community's 44 closings and are the entry point to Breckenridge for a buyer who wants the bundle at the lowest price.
Greenwood Village at Breckenridge has 73 condominium units, built 1988 to 1994, and its declaration was recorded one day after Wellington's. Its 12-month median of $268,500 on 3 closings sits $81,250 above Wellington's $187,250 on 8, which shows how much the ladder steps between two villages of the same era.
Preserve at Breckenridge (2002 to 2005) and Village on Crescent Lake (2000 to 2005) are the newest product in Breckenridge. The upper rung, Crystal Lake, Golden Pond and Crescent Lake, has 12-month medians of $363,000 to $372,500, roughly twice Wellington's. For the whole community, read our guide to buying a home in Breckenridge.
Choose Wellington at Breckenridge for the lowest price of entry into Breckenridge's bundled golf and tennis, with a $190,000 median on 13 MLS closings in 24 months; choose Villages on Court Side Lake for larger flats, some three-bedroom, at roughly a $269,000 median over 36 months, with far fewer sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales; windows named in each row)
Factor | Wellington at Breckenridge | Villages on Court Side Lake |
|---|---|---|
Residential parcels (2026 roll) | 95 | 117 (118 in the roster) |
Regime | Condominium, one association | Condominium, two associations (I and II) |
Built | 1988 to 1998, median 1989 | 1993 to 1996, median 1995 |
Declaration recorded (state register) | January 28, 1988 | January 28, 1992 (I) and June 8, 1993 (II) |
Bedrooms (roll) | 2 on all 95 | 2 on 95, 3 on 22 |
Heated area (roll) | 873 on every parcel | 967 to 1,781, median 977 |
Village manager | MyTown Communities | Schoo (I) and Gulf Breeze (II) |
MLS, 12 months | 8 closings, $187,250 median | 2 closings, $229,000 median (small sample) |
MLS, 24 months | 13, $190,000 | 5, $228,000 (small sample) |
MLS, 36 months | 17, $199,900 | 11, $269,000 |
MLS, 60 months | 23, $215,000 | 16, $267,500 |
Median $ per MLS sq ft, 36 months | $220.50 | $236.36 |
Median days on market, 36 months | 41 | 18 |
Median sold-to-list, 36 months | 95.6% | 95.9% |
Active listings, Sep 29, 2026 | 1 at $209,900 (873 sq ft) | 1 at $205,000 (978 sq ft) |
Months of supply | 1.5 | 6.0 |
County qualified sales, since Sep 29, 2025 | 8, $190,000 median | 2, $224,000 median |
County qualified sales, 2025 | 6, $212,500 median | 6, $235,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; the master association's management roster. MLS and county figures are never mixed.
Price and size. Over the same 36 months, Wellington at Breckenridge closed 17 times at a $199,900 median while Villages on Court Side Lake closed 11 times at $269,000, a gap of $69,100 or about 35 percent, for flats that are typically 100 or more square feet larger and in some cases have a third bedroom. The reason buyers pay more at Court Side is our reading: size and a slightly newer build. The MLS shows Court Side flats selling faster over 36 months (18 days against 41) but at about the same sold-to-list ratio. Court Side's active flat is asking $205,000 for 978 square feet, against Wellington's $209,900 for 873.
Court Side's 12-month MLS median of $229,000 rests on 2 sales, and its 24-month median of $228,000 on 5, so we lead with its 36-month window. Wellington's 8 sales in 12 months make it the more liquid of the two. Court Side's 6.0 months of supply against Wellington's 1.5 is a sales-volume difference, not a scarcity difference alone.
Choose Wellington at Breckenridge if price is the constraint, if two bedrooms and about 873 to 912 square feet are enough, and if the master fee is the number you care about. Choose Villages on Court Side Lake if you want more space or a third bedroom and accept fewer comparable sales when you eventually sell. The master fee, amenities and gate are identical; only the village fee, the building and the association differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning. For the neighboring village's purchase, see our guide to buying in Villages on Court Side Lake and the Villages on Court Side Lake neighborhood guide.
Selling your current home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Buying at Wellington at Breckenridge gives you the lowest entry price into Breckenridge's bundled golf and tennis, a deep amenity package with no equity deposit and above-average turnover for its size; its weaknesses are an unpublished village fee, prices that have fallen from the 2023 peak and a 1988-era building whose story count and reserves you must verify.
Wellington at Breckenridge is the right place to buy if you want bundled golf and tennis inside a gated Estero community at the lowest Breckenridge price and you are comfortable with a small, older two-bedroom flat; look elsewhere in Breckenridge if you need more space, a third bedroom or a newer building.
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point, a bundled golf-and-tennis home at a condo price, and a rental unit, since the master association gives renters amenity access. We read these from the price, size and fee structure of the flats.
Buyers who need a third bedroom should compare Villages on Court Side Lake. Buyers who want a newer building should compare Preserve at Breckenridge, which the roster dates to 2002 through 2005, and Village on Crescent Lake. Buyers who want a restaurant on site should know there is none. Buyers who want detached homes should look at the homeowners' association villages in the table above.
The master office at 20091 Wimbleton Court is open Monday through Friday, 8 a.m. to 4 p.m., and Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate. These are approximate off-peak drive times from the Breckenridge area that our earlier research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 2 miles, 5 to 7 minutes |
I-75 at Corkscrew Road, Exit 123 | about 10 to 12 minutes |
Miromar Outlets | about 12 to 14 minutes |
Florida Gulf Coast University | about 15 to 18 minutes |
Southwest Florida International Airport | about 20 to 25 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Downtown Naples or downtown Fort Myers | about 30 minutes |
Wellington at Breckenridge addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone MM and High School South Zone, Sub-zone 2 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone MM middle schools are Cypress Lake Middle and Lexington Middle, and Three Oaks Middle, a Zone GG school, is not on this list; South 2 high schools are Bonita Springs, Cypress Lake, Dunbar, Estero, Fort Myers and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice, not by a hard address boundary, so a family should confirm current options with the district before relying on a school.
Near Wellington at Breckenridge, the Coconut Point node south of the gate and the Williams Road corridor east of it hold the largest projects in Estero, as reported in January 2026, plus a multi-year I-75 widening. None is inside Breckenridge, and we make no claim about their effect on a unit's price.
McGreevy and Comisar is a top-reviewed Wellington at Breckenridge realtor on Google, and the quotes below are genuine five-star reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and none of these reviews is about a Wellington purchase in particular; they are buyers describing how we work.
★★★★★ "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
At this price rung a clean closing matters, because the two associations' paperwork is where a small condo purchase slips. We start the document requests the day you are under contract.
★★★★★ "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 flat to do and then build the shortlist from the record.
★★★★★ "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
Wellington has only a handful of flats each year, so listening first saves you tours that do not fit.
A personalized Wellington at Breckenridge buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to the flats that have actually sold, walk the fee stack and a monthly payment at today's rate, set out the document plan for both associations, and tell you honestly whether Wellington 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 Wellington at Breckenridge specialist matters to a buyer because the facts that decide a purchase live in documents, not in a listing feed: two associations, an unpublished village fee, a capital contribution and a milestone rule that turns on building height. An agent who prices from an Estero average can misjudge a flat badly.
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.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and the other half of McGreevy and Comisar. He runs pricing, data and the document work, which at Wellington means the village record, the estoppels and the payment math. Reach him direct at (239) 898-6072.
A general agent tends to miss the 873 and 912 square foot split, the two associations, the buyer's $2,900 and the unpublished village fee. Each of those changes what a flat is worth to you and what it costs to carry.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and lead the #1 team in Southwest Florida since 2012. See our Breckenridge buyer guide for the wider community and our Wellington at Breckenridge neighborhood guide for the village record.
If you are searching for a realtor to sell your current home and buy in Wellington at Breckenridge, you are coordinating two contracts, and the dates, the financing and the paperwork have to line up. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we run both sides with one plan.
In the last 12 months we tracked all 8 Wellington at Breckenridge closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Start with a free home valuation for the home you will sell, or read our Wellington at Breckenridge home valuation page if the home you are selling is a Wellington flat. Or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. If the home you are selling is a Wellington flat, our Wellington at Breckenridge seller guide walks through the sale step by step, and the Wellington at Breckenridge home valuation page shows how homes here are priced.
It depends on your financing and on how thin the supply is. With one Wellington flat active, you may not find the right one on your timetable, so we plan the sale and the purchase together. Tell us your target dates and we build the closing sequence.
You can ask, and the seller may accept or decline. In a village where buyers have negotiating room, a contingency weakens an offer, so we weigh it against a bridge option or a timed sale. We explain the trade-off before you write anything.
You pay the compensation agreed in each written agreement: the listing agreement for the home you sell and the buyer agreement for the home you buy. Both are negotiable and in writing, and we explain them together.
Not necessarily. Florida's portability rule lets a homestead owner transfer all or part of the assessment difference 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, and the filing deadline is March 1, per the Florida Department of Revenue's guide PT-112. Ask your tax professional.
These are the questions buyers ask most about Wellington at Breckenridge condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Wellington at Breckenridge and points to the section that holds the detail. Where a record is not public, the answer says so.
Wellington at Breckenridge is a condominium village of about 95 two-bedroom, two-bath flats inside Breckenridge Golf and Tennis Club, a gated community of 842 residences in Estero, Florida. It was built between 1988 and 1998 and is the entry price rung of the community's nine villages.
It is neither Wellington the Palm Beach County village nor any other Florida association with Wellington in its name. This page covers Wellington at Breckenridge Condominium Association, Inc. in Estero, Lee County, ZIP 33928, inside Breckenridge.
Wellington at Breckenridge is inside the gated Breckenridge community on the west side of Estero, west of US-41, about five minutes from Coconut Point. The state's condominium register lists the project's address on Ashcroft Court, and the community's master office is at 20091 Wimbleton Court.
The Lee County 2026 roll carries 95 residential parcels, all condominium use. The state's condominium register lists 96 units on the recorded declaration. We cannot say from public records which count explains the one-unit difference.
The county roll records 873 heated square feet on every parcel, and the MLS shows 873 or 912 square feet of living area. Every closing in the MLS record is a two-bedroom, two-bath flat. Confirm the size on the specific unit before you compare prices.
Two. The county roll shows two bedrooms on all 95 parcels, and all 24 MLS closings since May 2022 were two-bedroom, two-bath sales. If you need a third bedroom, look at Villages on Court Side Lake, which has 22 three-bedroom units on its roll.
Between 1988 and 1998 per the county roll, with a median year built of 1989. The declaration was recorded January 28, 1988, and the corporation was filed in August 1987.
On September 29, 2026 the Southwest Florida MLS showed one Wellington at Breckenridge active: a two-bedroom, two-bath, 873 square foot flat at $209,900 with 152 days on market. Call Marc at (239) 287-5873 for the live list, since one listing changes the picture.
In the 24 months to September 29, 2026, 13 MLS closings ran from $175,500 to $227,500 at a $190,000 median. In the last 12 months, 8 closed from $175,500 to $215,000 at a $187,250 median. Those are the condos for sale that actually closed.
The 24-month median is $211.34 per square foot of MLS living area, and the 12-month median is $210.19. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2023. The MLS median was $264,950 in 2023 (n = 6), $210,000 in 2025 (n = 5) and $187,250 in 2026 to date (n = 8); county qualified sales show $257,500 in 2023 and $190,000 in 2026. Small samples describe direction, not a rate.
The record says buyers have done it: 12 of 13 closings in 24 months sold below the final list price, at a median $10,000 under it, and flats that listed at $200,000 or more gave a median $19,900 off. We build your offer from the closings, not the ask.
The 24-month median is 56 days on market and the 12-month median is 39.5 days, with a range of 10 to 193 days over 24 months. In 2026, five of the eight closings took 41 days or fewer and three took 67 to 142 days.
Two sets. The master association charges $2,800 a year for 2026, or $725 a quarter, and the village association charges its own fee, which the master brochure says typically ranges from $300 to $500. The Wellington village fee is not published; the estoppel states it.
Golf, eight tennis courts, three pickleball courts, five pools, bocce, shuffleboard, the fitness room and the clubhouse, per the master association, with no equity deposit and no green fee. It does not cover the village fee, an optional cart fee or an optional storage lot.
The master association's $2,800 capital contribution and $100 transfer fee, so $2,900, plus the village's own charges, if any, and your usual lender and title costs. A buyer who will rent it out pays $200 per lease to the master.
At $190,000 with 20 percent down, the sourced lines come to about $41,755 to $41,772: the $38,000 down payment, $2,900 in master charges, $532 and $304 in mortgage taxes and deed recording. Lender fees, prepaids, prorations and village charges are extra.
At $190,000 with 20 percent down and Freddie Mac's 7.03 percent rate, principal and interest are about $1,014 and the master fee about $233 a month, or $1,248 before the village fee, tax and insurance. Your rate and loan terms will differ.
No CDD bond appears on Breckenridge tax bills, per our community research, and we confirm it on each parcel's bill. We found no public record of a Wellington special assessment; the estoppel and minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure for Wellington. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill for the unit show the number, and a first bill may differ from the seller's.
No separate membership is sold. Golf and the other amenities are included with ownership through the master fee, which every owner pays, and there is no equity deposit or resident green fee, per the master association.
No. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners alike.
The master association charges a $200 transfer assessment per lease and gives tenants amenity access. The village's minimum term, frequency limit and approval steps are not public; ask MyTown Communities in writing before you buy for rental.
We found no published rule allowing them, so treat stays under a month as not permitted until the association says otherwise in writing. Any short-term rental that is allowed carries Florida transient rental tax obligations.
The pet rule is not published for the village or the master. Third-party rental listings describe some rentals as pet free, which may be a tenant rule. Get the rule in writing before your offer; assistance animals fall under federal fair housing rules.
The county roll and MLS do not say, and parking is set by the declaration and rules. Ask MyTown Communities how parking is assigned for the specific unit. Golf carts may be registered with the master for $100 a year plus $25.
Some might, but the village is not named for a lake and we make no view claim without an address. The master association says Breckenridge's residences overlook five lakes; verify the view from the unit.
At a point geocoded to the Ashcroft Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. Check the exact address on FEMA's map service.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific unit.
We hold no Wellington-specific damage or flood record and do not say the village was undamaged. Breckenridge is inland of Estero Bay, where Ian's worst surge fell on the coast and islands; permits and the association's records show what was repaired; Lee County still places it in Evacuation Zone A, storm surge zone 1, the first zone ordered out.
Only if its buildings are three or more habitable stories, and the story count is not in the public record we hold. Ask the association for the milestone report, the reserve study or a statement that neither applies, and read the statement your contract must carry.
Wellington at Breckenridge 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. Lee County assigns by choice zone, so confirm current options with the district.
Section 718.503 entitles you to the declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary if applicable, the reserve study or a statement that none exists, and the frequently asked questions document. Your contract carries a 7-day clause either way.
Possibly. If the contract uses the voidable clause, you can cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. A waiver has no effect and the right ends at closing. Your attorney confirms how your contract reads.
It is the association's written statement of dues, assessments and amounts owed on the unit, issued within 10 business days of a written request and capped at $299 for a current account. The seller customarily pays in Lee County, and the contract controls.
MyTown Communities, LLC in Fort Myers is the village association's principal address and registered agent on the state register, and it is the manager the master association's roster lists. The master association is managed by Castle Group.
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and the agreement states the agent's compensation, which is negotiable and not set by law. We explain it before you sign, and you keep the right to ask questions.
It is set by your written buyer agreement and negotiation. A seller may offer compensation to the buyer's agent off the MLS, and a buyer may ask for it. We put who pays what in writing before you make an offer.
Yes, subject to the lender's approval of you and of the condominium project. Lenders review the association's budget, reserves and insurance, so we collect those documents early. Ask your lender which loan types it accepts for this project before you write an offer.
Yes. A cash buyer avoids the lender's project review and the mortgage taxes, and can often offer a shorter closing. The master association's $2,900, the estoppels and the document review still apply.
Wellington is less expensive, at a $199,900 median over 36 months against $269,000, with 873 to 912 square foot flats against larger ones, some three-bedroom. See our Villages on Court Side Lake neighborhood guide and the decision table above.
Ask for the village estoppel, the declaration, rules, budget and reserve schedule; the story count and milestone status; the roof age; lease and pet rules; whether the unit is in the bulk internet account; and the master's resale documents. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee schedules for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Breckenridge is gated, and showings need the master office's gate procedure, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Wellington beside Court Side and Lake Augusta on one morning if you like.
Wellington at Breckenridge buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, who lead Domain Realty Group, read every recent Wellington sale and public record in Breckenridge, and work from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
Jesse McGreevy and Marc Comisar lead a partnership that began when Jesse entered the business in October 2004 and the team launched in October 2008. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, and read how the partnership works on our about McGreevy and Comisar page.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. We tracked every recorded Wellington at Breckenridge closing on this page from the Southwest Florida MLS and the Lee County record.
McGreevy and Comisar is a top-reviewed Wellington at Breckenridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Wellington at Breckenridge buyer guide traces to a primary record below: the master association's documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, NAR and Freddie Mac. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Wellington at Breckenridge's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through MyTown Communities.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Fee Schedule | Breckenridge master association | 2026 | |
About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | |
Association Management Companies | Breckenridge master association | 2026 | |
Breckenridge Property Map | Breckenridge master association | current file | |
For Sale Sign and Color Specs | Breckenridge master association | current file | |
Wellington at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Portability of Save Our Homes benefit guide | Florida Department of Revenue | current file | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Reach the Wellington at Breckenridge buyer team by calling Marc Comisar direct at (239) 287-5873 or by requesting a buyer consultation on this page. It is free and starts with your budget and plans, whether you plan to buy this season or only want to know what your money buys. Selling first? Call Jesse direct at (239) 898-6072.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.