Estero, Florida
Breckenridge homes sold from $175,500 to $420,000 in the last 12 months. Get a free written valuation built from your own village's closed sales, with the fee stack, flood file and net sheet a buyer will price beside it.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Breckenridge owners who ask what their home is worth are asking about a gated community of 842 residences across nine villages and 16 associations, where 44 homes closed on the Southwest Florida MLS in the last 12 months at a $235,000 median. This valuation guide sits beside our full Breckenridge community guide and explains how we turn that record into a number for one home. The short version is that the number depends on the village, the size, the building and the fees, not on the community median. If you are also choosing who should list, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Breckenridge seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Breckenridge buyer guide shows the other side of the table.
Comparing values elsewhere in the village? Our valuation guides for Estero, Meadows of Estero and Lakes of Estero apply the same record-first method. Ready to list rather than just learn? Our Estero seller guide covers the selling side, and our Estero buyer guide covers the purchase.
McGreevy and Comisar are the best realtor for valuing a Breckenridge home because we place each home on its own village's ladder of closed sales, read the association and building documents that move a price, and show the arithmetic. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar write and stand behind every valuation we deliver. 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. Jesse runs the data, the comparable set and the net sheet, and Marc walks the home. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Recent Breckenridge market record (12 months to September 29, 2026): 44 closed sales · $11,794,300 in total volume · $235,000 median sold price · $206 median price per square foot of living area · a range of $175,500 to $420,000 · a median 55.5 days on market · a median 95.8% of list price · 16 active listings on September 29, 2026, about 4.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Breckenridge community guide].
Honors and recognition:
Those are career honors across Lee and Collier County.
We do not publish a Breckenridge sale of our own, because we have not verified a McGreevy and Comisar closing inside the community, and we will not dress up a story. Everything here is built from the public MLS record and the county's recorded sales, and every figure can be checked. A number on this page is a market fact, not an appraisal of your home. A valuation is an opinion of value, and an appraisal is a licensed appraiser's product for a lender.
This page answers what a home is worth. Our Estero seller guide covers listing and closing costs across the village, and our community guide covers the history, amenities, schools and storm record. When you are ready for a number on your own address, call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Breckenridge owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a home is worth more than a portal estimate will, and every one is specific to this gated golf-and-tennis community on the west side of Estero.
Breckenridge owners can use the links below to jump straight to the value, the sales record, the fee stack, the Florida rules, your net or the Country Creek comparison. The guide runs in the order an owner decides: what the home is worth, how it is valued, what buyers underwrite, then the next step.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Breckenridge · Key Takeaways
The Essentials: What Is My Breckenridge Home Worth? · How Is a Breckenridge Home Actually Valued? · What Have Breckenridge Homes Sold For in the Last 12 Months? · How Have Breckenridge Home Values Changed Over Time? · Which Village Differences Change a Breckenridge Value? · Why Do Online Estimates Miss on Breckenridge Homes? · Breckenridge vs Country Creek: How Do Their Values Compare?
The Details: How Do Breckenridge Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Breckenridge Value? · When Is the Best Time to Have a Breckenridge Home Valued? · What Do a Breckenridge Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Breckenridge Sale Price? · What Moves the Number Before You List a Breckenridge Home? · What Will You Net From a Breckenridge Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Breckenridge Home? · How Do You Get a Free Breckenridge Home Valuation? · Thinking of Selling Your Breckenridge Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Breckenridge Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Breckenridge
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Breckenridge Valuation Team Today?
A Breckenridge home is worth what recent buyers paid for similar homes in the same village: in the 12 months to September 29, 2026, 44 Breckenridge homes sold from $175,500 to $420,000, an entry 2-bedroom, 2-bath condominium of 873 to 968 square feet closed between $175,500 and $228,000, and a 3-bedroom, 2.5-bath coach home of 1,745 to 1,812 square feet closed between $335,000 and $420,000.
Data updated: September 2026
Village (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
Villages on Lake Augusta | 10 | $230,000 | $211 | 93 | 1 | 37 | $270,000 |
Wellington at Breckenridge | 8 | $187,250 | $210 | 39.5 | 1 | 23 | $215,000 |
Village on Crystal Lake | 6 | $363,000 | $196 | 249.5 | 1 | 13 | $375,000 |
Preserve III | 4 | $242,500 | $180 | 101 | 1 | 11 | $305,000 |
Village on Golden Pond | 4 | $367,450 | $201 | 26.5 | 1 | 12 | $400,000 |
Greenwood Village at Breckenridge | 3 | $268,500 | $198 | 8 | 3 | 16 | $304,500 |
Preserve II | 3 | $235,000 | $176 | 85 | 3 | 9 | $243,000 |
Village on Crescent Lake | 3 | $372,500 | $200 | 39 | 1 | 11 | $395,000 |
Village on Court Side | 2 | $229,000 | $224 | 19 | 0 | 4 | $239,950 |
Preserve IV | 1 | $210,000 | $146 | 132 | 1 | 5 | $285,000 |
Breckenridge (main MLS label) | 0 | none sold | none sold | none sold | 1 | 10 | $258,000 |
Preserve I | 0 | none sold | none sold | none sold | 1 | 3 | $285,000 |
Village on Lake Geneva | 0 | none sold | none sold | none sold | 0 | 5 | $426,783 |
Villages on Court Side | 0 | none sold | none sold | none sold | 1 | 12 | $275,750 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries names that differ slightly from the association's, and a median of two or three sales is shown for reference only. [Source: Breckenridge community guide]
Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
Under 1,000 sq ft | 12 | $190,000 | $211 | $175,500 | $228,000 |
1,000 to 1,399 sq ft | 16 | $235,000 | $199 | $205,000 | $285,000 |
1,400 to 1,699 sq ft | 4 | $296,250 | $194 | $210,000 | $335,000 |
1,700 to 1,999 sq ft | 9 | $375,000 | $207 | $335,000 | $420,000 |
2,000 sq ft and up | 3 | $365,000 | $180 | $325,000 | $400,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, 12 months to September 29, 2026. [Source: Breckenridge community guide]
The $235,000 median blends a $175,500 Wellington sale with a $420,000 Greenwood Village sale. About half the community's sales were under $235,000, and a coach home of 1,800 square feet has almost no comparable in the entry villages. Pricing your home from the community median would overprice an entry condominium and underprice a coach home, which is why the tables above split the record before any number is quoted.
Start with our free home valuation, which takes about 60 seconds. We follow up with a written opinion built from the closed sales in your village and size range, the live competition, the fee stack and a net sheet. Or call Jesse direct at (239) 898-6072 and get a straight answer the same day.
McGreevy and Comisar value a Breckenridge home in nine steps: confirm the village and legal form, confirm living area, select the closed-sale comparables, adjust for time, adjust for condition and systems, adjust for position and view, read the flood zone, add the fee stack, and test the result against today's competition.
Data updated: September 2026
We start with the Lee County Property Appraiser record for your parcel, which confirms the village, the building and the year built [Source: Lee County Property Appraiser property search]. The village decides the comparable set, and the legal form, homeowners association or condominium, decides which disclosure documents your buyer receives and how the estoppel is issued.
We use the MLS living area and cross-check it against the county record. A 1,326-square-foot Preserve III unit and a 1,379-square-foot unit in the same building are different products, and per-square-foot analysis only works when the square footage is right.
We take the closed sales in your village in the last 6 to 12 months, and widen to 24 months when the village has fewer than 10 sales. In the last 12 months, only the Villages on Lake Augusta reached 10 closings, so most villages need a wider window or a neighboring village of the same product.
The community's median moved from $325,000 to $235,000 across three blocks and its median days on market from 7.5 to 55.5, so a sale from three years ago is not a comparable without an adjustment. We weight the recent sales and treat the older blocks as context.
Breckenridge was built from roughly 1987 to 2005, so roofs, air conditioning, water heaters and windows are often at or past mid-life. We date each system, price the remaining life, and treat a fresh roof with wind-mitigation credits as a real number, because it lowers the buyer's insurance quote.
Golf, lake and preserve views, first-floor versus upper-floor, proximity to the amenity core on Wimbleton Court, and street position all change what a buyer pays. We price each against sales of the same type instead of applying a flat percentage.
Most of Breckenridge is Zone X and the internal lakes and drainage carry Zone AE, on FIRM panel 12071C0579G effective November 17, 2022 [Source: Flood Map Service Center, search by address]. We print the exact zone and panel for your address, because the insurance cost follows it.
A buyer underwrites the master assessment of roughly $2,800 a year plus the village dues of roughly $300 to $500 or more, and a village that bundles internet and cable is not directly comparable to one that does not. We compare fee stacks the way a buyer's lender will.
We compare the result with the 16 active listings on September 29, 2026, asking $195,000 to $419,000, and with the stale ones: 4 had been on the market 300 days or more. A number that only wins against homes that are not selling is not a number.
Breckenridge has 842 residences and a bundled master assessment of roughly $2,800 a year, so a value here rewards local knowledge. If you are selling a home in Estero, get a free Breckenridge home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
Breckenridge homes sold for $175,500 to $420,000 in the 12 months to September 29, 2026, at a $235,000 median across 44 closings, and the table below lists every one with its date, village, size, price and days on market so you can find the sales that match your home.
Data updated: September 2026
Beds and baths are as the MLS reports them: 2+Den/2(0) means two bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.
Sold | Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
Sep 10, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,625 | $317,500 | $195 | 35 | 97.7% |
Sep 9, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,812 | $399,900 | $221 | 8 | 100.0% |
Sep 1, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,745 | $361,000 | $207 | 151 | 98.9% |
Aug 26, 2026 | Village on Crescent Lake | 3 Bed/3(0) | 1,974 | $350,000 | $177 | 39 | 92.1% |
Aug 20, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,803 | $375,000 | $208 | 227 | 94.0% |
Jul 29, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,812 | $335,000 | $185 | 272 | 95.7% |
Jul 15, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 2,025 | $325,000 | $160 | 47 | 87.9% |
Jul 15, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $175,500 | $201 | 38 | 93.9% |
Jul 1, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 1,088 | $225,000 | $207 | 139 | 97.9% |
Jun 26, 2026 | Village on Court Side | 2 Bed/2(0) | 968 | $228,000 | $236 | 20 | 97.0% |
Jun 8, 2026 | Preserve III | 2+Den/2(0) | 1,283 | $205,000 | $160 | 41 | 93.2% |
May 29, 2026 | Villages on Lake Augusta | 3 Bed/2(0) | 1,243 | $250,000 | $201 | 0 | 100.0% |
May 27, 2026 | Preserve II | 2+Den/2(0) | 1,379 | $243,000 | $176 | 134 | 97.6% |
May 26, 2026 | Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $268,500 | $198 | 15 | 97.7% |
May 19, 2026 | Village on Golden Pond | 3 Bed/2(1) | 2,137 | $400,000 | $187 | 18 | 95.5% |
May 18, 2026 | Village on Golden Pond | 3 Bed/2(1) | 1,625 | $335,000 | $206 | 155 | 87.0% |
May 8, 2026 | Villages on Lake Augusta | 3 Bed/2(0) | 1,209 | $285,000 | $236 | 18 | 98.6% |
May 7, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $184,500 | $211 | 25 | 97.2% |
Apr 28, 2026 | Village on Crescent Lake | 3 Bed/2(0) | 1,800 | $372,500 | $207 | 19 | 93.1% |
Apr 28, 2026 | Preserve III | 2 Bed/2(0) | 1,379 | $220,000 | $160 | 161 | 97.8% |
Apr 27, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $190,000 | $208 | 10 | 90.5% |
Apr 24, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 2,025 | $365,000 | $180 | 279 | 97.3% |
Apr 22, 2026 | Village on Crystal Lake | 3 Bed/2(1) | 1,803 | $375,000 | $208 | 464 | 96.4% |
Apr 15, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $190,000 | $208 | 20 | 95.0% |
Apr 13, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 912 | $215,000 | $236 | 142 | 95.6% |
Apr 8, 2026 | Preserve III | 3 Bed/2(0) | 1,326 | $265,000 | $200 | 418 | 98.5% |
Apr 7, 2026 | Preserve II | 2+Den/2(0) | 1,243 | $220,000 | $177 | 85 | 92.8% |
Apr 1, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $210,000 | $217 | 9 | 95.5% |
Mar 20, 2026 | Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $207,000 | $152 | 3 | 92.0% |
Mar 16, 2026 | Preserve II | 2 Bed/2(0) | 1,379 | $235,000 | $170 | 64 | 94.0% |
Feb 27, 2026 | Village on Crescent Lake | 3 Bed/3(0) | 1,974 | $395,000 | $200 | 280 | 96.3% |
Feb 27, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $217,500 | $225 | 11 | 93.8% |
Feb 27, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $192,500 | $221 | 41 | 96.3% |
Feb 24, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $184,500 | $211 | 93 | 97.2% |
Feb 5, 2026 | Villages on Lake Augusta | 2 Bed/2(0) | 1,077 | $235,000 | $218 | 81 | 100.0% |
Feb 4, 2026 | Village on Court Side | 2 Bed/2(0) | 1,087 | $230,000 | $212 | 18 | 95.9% |
Jan 16, 2026 | Greenwood Village at Breckenridge | 3 Bed/2(1) | 1,799 | $420,000 | $233 | 8 | 98.8% |
Jan 9, 2026 | Wellington at Breckenridge | 2 Bed/2(0) | 873 | $182,500 | $209 | 67 | 96.1% |
Dec 31, 2025 | Villages on Lake Augusta | 2 Bed/2(0) | 967 | $190,000 | $196 | 304 | 84.4% |
Dec 17, 2025 | Villages on Lake Augusta | 2+Den/2(0) | 1,429 | $275,000 | $192 | 257 | 93.3% |
Dec 17, 2025 | Villages on Lake Augusta | 2 Bed/2(0) | 1,087 | $235,000 | $216 | 105 | 94.0% |
Nov 21, 2025 | Preserve IV | 3 Bed/2(0) | 1,437 | $210,000 | $146 | 132 | 95.5% |
Nov 18, 2025 | Preserve III | 2+Den/2(0) | 1,275 | $275,000 | $216 | 0 | 92.3% |
Oct 24, 2025 | Villages on Lake Augusta | 2+Den/2(0) | 1,243 | $224,900 | $181 | 327 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Breckenridge community guide]
The top sale was a 3-bedroom, 2.5-bath, 1,799-square-foot Greenwood Village home at $420,000 on January 16, 2026, after 8 days. The lowest was an 873-square-foot Wellington at Breckenridge condominium at $175,500 on July 15, 2026, after 38 days. The gap is $244,500, and the difference is size, floor plan and village, not luck.
Beds / baths (MLS format) | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|
2 Bed/2(0) | 20 | $212,500 | $210 | 39.5 |
3 Bed/2(1) | 11 | $365,000 | $206 | 151 |
2+Den/2(0) | 6 | $233,950 | $179 | 109.5 |
3 Bed/2(0) | 5 | $265,000 | $201 | 19 |
3 Bed/3(0) | 2 | $372,500 | $189 | 159.5 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, 12 months to September 29, 2026; bed and bath counts as the MLS reports them. [Source: Breckenridge community guide]
The 2-bedroom, 2-bath condominium is the most common sale at 20 closings, and the 3-bedroom, 2.5-bath coach home, at 11 closings and a $365,000 median, is the most valuable common product. A third bathroom or a den moves a price less than a village or a floor does.
The Lee County Property Appraiser's recorded, DOR-qualified sales matched to Breckenridge and its village names show 49 qualified resales in the 12 months to September 25, 2026, at a $243,000 median and a range of $175,500 to $430,000, all resales and none sold direct from a builder, against 44 MLS closings [Source: Real property transfer and sale qualification codes (qualified sales, codes 01 and 02)]. The county legal-description match covers 899 parcels against the 842 residences our community guide states, and the windows differ slightly, so we price from the MLS and use the county count as a cross-check.
We can show you every closed sale, the live competition and the arithmetic. We cannot show you a McGreevy and Comisar closing inside Breckenridge, because we have not verified one for this page, and we would rather say so. What we bring is method: the same record-first valuation that Jesse applies to every Estero community.
Breckenridge's median sold price ran $297,500 in the oldest 12-month block of the last 60 months, peaked at $325,000 in the block from 25 to 36 months back, and was $235,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 4 to 55.5 over the same five years.
Data updated: September 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 44 | $235,000 | $206 | 55.5 | 95.8% |
Last 24 months | 71 | $246,400 | $207 | 67 | 95.5% |
Last 36 months | 102 | $275,000 | $217 | 41 | 96.1% |
Last 60 months | 171 | $285,000 | $224 | 19 | 97.3% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, pulled September 29, 2026; the 12-month window already holds 10 or more closings. [Source: Breckenridge community guide]
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 44 | $235,000 | $206 | 55.5 | 95.8% |
Year 2: months 13 to 24 back | 27 | $269,000 | $217 | 82 | 94.4% |
Year 3: months 25 to 36 back | 31 | $325,000 | $251 | 24 | 96.8% |
Year 4: months 37 to 48 back | 30 | $322,450 | $241 | 7.5 | 97.8% |
Year 5: months 49 to 60 back | 38 | $297,500 | $221 | 4 | 100.7% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Breckenridge community guide]
Year 5 tells the story of the fastest market: 38 sales at a median of 4 days and 100.7% of list. By the latest block, days on market were 55.5 and sold-to-list 95.8%. That is a buyer who negotiates, not one who has left, and a value has to reflect it.
The latest median sits about 13% below the prior year's $269,000. Part of that is what sold: 24 of the 44 latest sales were under $250,000, against 12 of 27 in the block before and 0 of 31 in the block before that. A buyer's appraiser reads the last sales of your own village and size, not the community median.
If you bought in year 5's fast market, your equity may be real. If you bought in years 3 or 4, the community medians were $325,000 and $322,450, and today's village median may sit near or below your purchase price. We show all five blocks so you can see where your purchase year sits.
Village differences change a Breckenridge value more than any other factor: the Villages on Lake Augusta and Wellington at Breckenridge sell entry condominiums between $175,500 and $285,000, Crystal Lake, Golden Pond and Crescent Lake sell 3-bedroom coach homes between $317,500 and $400,000, and the Preserve carries the building-height question.
Data updated: September 2026
Five 2-bedroom, 2-bath homes of 873 square feet sold in Wellington at Breckenridge in the last 12 months: $182,500 in 67 days, $184,500 in 93 days, $184,500 in 25 days, $192,500 in 41 days and $175,500 in 38 days. That is a $17,000 spread, about 9%, for one plan.
Three 967-square-foot 2-bedroom homes sold at $210,000 in 9 days, $217,500 in 11 days and $190,000 in 304 days, at 95.5%, 93.8% and 84.4% of list. The slow sale gave back $20,000 to $27,500, which is what months on the market can cost.
The 3-bedroom coach homes had 13 closings at medians of $363,000, $367,450 and $372,500. Two 1,803-square-foot Crystal Lake homes both sold at $375,000, after 227 and 464 days, and a 2,137-square-foot Golden Pond home sold at $400,000 in 18 days.
The Preserve's Buildings II, III and IV had medians of $235,000, $242,500 and $210,000 on 3, 4 and 1 sales, and Greenwood Village had three sales at a $268,500 median with a $420,000 top. The Preserve is a building-height case, and its valuation includes the milestone and reserve documents.
The Village on Lake Geneva, the Villages on Court Side, Preserve I and the main Breckenridge label had no closing in the last 12 months, though they had 5, 12, 3 and 10 in 60 months. For those addresses we widen the window and say so.
Online estimates miss on Breckenridge homes because they blend 873-square-foot condominiums and 2,137-square-foot coach homes into one number and cannot see the village label, the building height, the roof age or the association's fee layers. A buyer sees the same estimate you do, so your list price needs its own sourced rationale.
Data updated: September 2026
An automated estimate is a statistical model that uses public records and recent sales to guess a price. It does not walk your home and it does not read your estoppel. It is a starting point for curiosity, not a valuation.
The best-known portal estimate has no field for whether your building is three stories, whether your village bundles internet and cable, or whether your roof was replaced last year. Those are the facts that separate a $190,000 sale from a $217,500 sale of the same plan.
The Lee County Property Appraiser's just value is a mass-appraisal figure set for taxation as of January 1, and it is not a sale price [Source: Lee County Property Appraiser]. It can be a useful cross-check, but it lags the market and does not read condition.
Bring it to us. We will show which comparable sales it used, which it missed and which facts about your home it could not know. Many owners find the estimate is close for one product and far off for another, and the village table above shows why.
Breckenridge and Country Creek are both bundled-golf communities on the west side of Estero with no CDD, but Breckenridge values sit lower, at a $235,000 median against $295,000 at Country Creek in the same 12-month window, and per square foot the gap narrows to $206 against $225.
Data updated: September 2026
Question a buyer asks | Breckenridge | |
|---|---|---|
What am I buying? | 842 residences in nine villages and 16 associations, from 2-bedroom condominiums to 3-bedroom coach homes and villas | 966 homes, 746 single-family and 220 condominium, across five housing products |
When was it built? | Roughly 1987 to 2005 | Built between 1988 and 2001 on 282.33 acres |
What has sold recently? | 44 closings, $235,000 median, $175,500 to $420,000 (12 months to Sept 29, 2026) | 49 closings, $295,000 median, $195,000 to $560,000 (12 months to Sept 29, 2026) |
Price per square foot | $206 median | $225 median |
Time on market and list ratio | 55.5 days, 95.8% of list | 81 days, 94.9% of list |
Supply on Sept 29, 2026 | 16 active, about 4.4 months | 12 active, about 2.9 months |
Recurring fees | Master assessment of roughly $2,800 a year plus village dues of roughly $300 to $500 or more a year | One master assessment plus one of thirteen sub-association assessments; no current figure is publicly sourceable |
Golf | Bundled 18-hole, all par-3 course, par 54, no resident green fees | Bundled, non-equity 18-hole executive course of par 61, with a green fee at the tee |
CDD | None | None; the only non-ad-valorem line is Lee County solid waste |
Flood zone | Mostly Zone X, with AE in internal lakes and drainage, panel 12071C0579G | 83.4 percent of parcels tested in Zone X and 16.6 percent in Zone AE or the floodway |
Sources: the Breckenridge community guide, the Country Creek community guide and the September 29, 2026 Southwest Florida MLS pull for both communities.
Country Creek's $295,000 median is $60,000 above Breckenridge's, but it includes single-family homes and larger floor plans, and its per-square-foot median of $225 against $206 is closer. A Breckenridge owner should expect a buyer to cross-shop the two, and a Country Creek owner should expect the reverse.
Breckenridge suits the buyer who wants an included 18-hole par-3 course, eight tennis courts and five pools at the lowest entry price among the named neighbors. Country Creek suits the buyer who wants a detached single-family home, an executive course of par 61 and a larger community, and who accepts a green fee at the tee and no published assessment figure.
A Breckenridge home is valued against Breckenridge sales first and Country Creek second. If you own in either and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Breckenridge values sit below every named Estero neighbor on median price: its $235,000 median for the 12 months to September 29, 2026 compares with $270,000 to $550,000 across the neighbors below, and its 4.4 months of supply is on the high side against 1.7 to 6.2 for them.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
Breckenridge | 44 | $235,000 | $206 | 55.5 | 95.8% | 4.4 |
49 | $295,000 | $225 | 81 | 94.9% | 2.9 | |
31 | $270,000 | $190 | 88 | 96.2% | 3.1 | |
31 | $390,000 | $212 | 79 | 94.9% | 6.2 | |
50 | $550,000 | $343 | 25 | 96.9% | 2.9 | |
43 | $420,000 | $250 | 36 | 96.3% | 2.8 | |
119 | $447,510 | $224 | 56 | 97.5% | 2.1 | |
36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 | |
40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
Villagio at Estero at $270,000, Country Creek at $295,000 and Fountain Lakes at $335,000 are the three nearest price points. A buyer who wants a lower entry price than any of them finds Breckenridge; a buyer who wants a single-family home looks at the others.
Pelican Sound's $550,000 median and $343 per square foot reflect a different product and a 25-day median on market. Breckenridge's $206 per square foot and 55.5 days reflect condominium and coach-home product, and the valuation has to be built from Breckenridge sales, not from a neighbor's.
Breckenridge had 16 active listings on September 29, 2026, asking $195,000 to $419,000 at a $283,250 median, and 4 of them had been listed 300 days or more. Asking prices are not values, and a listing that has not sold in a year is a signal about its price.
Data updated: September 2026
Village (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
Breckenridge (main MLS label) | 2 Bed/2(0) | 1,283 | $195,000 | 70 |
Villages on Court Side | 2 Bed/2(0) | 978 | $205,000 | 80 |
Wellington at Breckenridge | 2 Bed/2(0) | 873 | $209,900 | 152 |
Preserve II | 2+Den/2(0) | 1,379 | $250,000 | 217 |
Preserve II | 2+Den/2(0) | 1,453 | $259,900 | 6 |
Preserve I | 3 Bed/2(0) | 1,399 | $259,900 | 13 |
Preserve III | 3 Bed/2(0) | 1,326 | $259,900 | 168 |
Preserve IV | 2+Den/2(0) | 1,453 | $269,000 | 8 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $297,500 | 554 |
Villages on Lake Augusta | 2+Den/2(0) | 1,273 | $299,900 | 598 |
Village on Golden Pond | 3 Bed/2(1) | 1,625 | $325,000 | 381 |
Preserve II | 3 Bed/2(0) | 1,243 | $330,000 | 7 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,359 | $345,000 | 162 |
Greenwood Village at Breckenridge | 2 Bed/2(0) | 1,304 | $350,000 | 358 |
Village on Crystal Lake | 3 Bed/2(0) | 1,856 | $369,000 | 174 |
Village on Crescent Lake | 3 Bed/2(0) | 2,014 | $419,000 | 90 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Breckenridge, pulled September 29, 2026. [Source: Breckenridge community guide]
The active median of $283,250 compares with the closed median of $235,000, a $48,250 gap that reflects both larger homes on the market now and asking prices above what buyers have paid. The Villages on Lake Augusta, for example, had a $299,900 ask after 598 days against a $230,000 closed median.
Your real competition is the listing in your village and size range that is priced to sell, not the stale one. We read each listing's price history and days on market, and we tell you which ones set the ceiling for your home and which are noise.
The best time to have a Breckenridge home valued is before the winter and spring closing season and again whenever a nearby sale changes your village's ladder. March, April and May carried 67 of the 171 closings in the last 60 months, so a valuation in the autumn leaves time to prepare.
Data updated: September 2026
Closing month | Closed sales, last 60 months (to Sept 29, 2026) |
|---|---|
January | 14 |
February | 14 |
March | 22 |
April | 26 |
May | 19 |
June | 14 |
July | 11 |
August | 13 |
September | 12 |
October | 9 |
November | 7 |
December | 10 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Breckenridge, September 29, 2021 to September 29, 2026; our tabulation by closing month. [Source: Breckenridge community guide]
April was the busiest month at 26 closings and November the quietest at 7. A valuation in September or October gives you time to fix what an inspector will flag, gather the association documents and be photographed and live in the new year.
Update the number when a nearby sale closes, when you renew insurance, when you replace a roof or air conditioner, or at least once a year. The community's 12-month median changed from $269,000 to $235,000 in one year, so an old number is a risk.
A Breckenridge buyer's carrying costs do affect value: the master assessment of roughly $2,800 a year, village dues of roughly $300 to $500 or more, a one-time $2,800 capital contribution and $100 transfer fee, insurance, and property tax all come out of what the buyer can pay, and there is no CDD line on the bill.
Data updated: September 2026
Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
Master assessment | Roughly $2,800 per year | Set by the association | Owner, from closing forward; seller pays through closing | |
Village sub-association dues | Roughly $300 to $500 or more per year, by village | Set by each village | Owner, on top of the master assessment; shown on the estoppel | |
Capital contribution | $2,800 | One time, at closing | Incoming owner, as our guide reports it; confirm in the contract | |
Transfer fee | $100 | One time, at closing | Confirm in the contract | |
Community Development District | None | None | No CDD bond assessment on the tax bill | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | |
Insurance, including flood where required | Quote-dependent | Annual | Buyer |
Village dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel, the schedule of fees or the village's own budget. The current numbers appear in the resale package, and a seller who orders it first controls the conversation [Source: Breckenridge schedule of fees (owner login for detail)].
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay, and a buyer who sees that math early is less likely to renegotiate.
Most of Breckenridge is Zone X, and the internal lakes and drainage carry Zone AE [Source: National Flood Hazard Layer, flood hazard zones (Layer 28)]. A federally backed mortgage requires flood insurance in Zone AE and does not in Zone X, and wind-mitigation credits from a newer roof lower the premium, which is value the buyer can see.
Florida rules shape a Breckenridge sale price through who pays the closing lines, which disclosure documents the buyer receives and when, how the estoppel is priced, and what the seller must say about taxes, flooding and defects. Section 720.401 and section 718.503 split by legal form.
The seller customarily pays documentary stamp tax at $0.70 per $100 and the owner's title policy in Lee County [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003]. At the $235,000 median that is $1,645 and $1,250, so about $2,895 comes off the top before commission, estoppels and prorations.
Section 720.401 requires a seller in a mandatory homeowners association to give the disclosure summary before the buyer signs, and if it was not provided the buyer may cancel within 3 days after receipt or before closing, whichever comes first [Source: Florida Statutes 720.401]. Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723, and where a Breckenridge village is a condominium the resale documents in section 718.503 apply instead, with a 7-day cancellation right excluding weekends and legal holidays [Source: Florida Statutes 718.503]. Our community guide does not say which villages are which, and we have not read the recorded declarations, so your closing agent or attorney confirms your village. This is information, not legal advice.
The estoppel fee is capped at a base of $250 for a current account, $100 more for delivery within three business days and $150 more if delinquent, adjusted to $299, $119 and $179, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. In Breckenridge you may need one from the master and one from your village.
Section 689.261 requires a property tax disclosure summary at or before contract, and section 689.302 requires the seller's flood disclosure [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis a seller must also disclose known material defects [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)].
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements before touring, and every commission is negotiable [Source: NAR settlement FAQs]. A seller decides separately whether to offer anything toward the buyer's agent.
Florida's condominium safety law applies to buildings of three stories or more, so a genuine two-story coach home or villa is outside it and the Preserve and any three-story building are inside it [Source: Florida Statutes 553.899]. A covered building's inspection and reserve documents belong in the valuation file.
What moves a Breckenridge number before you list is what a buyer's inspector will flag, what a buyer sees first, and what the buyer must ask for. Fixing leaks and equipment, refreshing paint and landscaping, and completing the association and building documents all shorten the sale.
Leaks, failing air conditioning, an aging water heater and an unpermitted change are the items that turn a $217,500 sale into a $190,000 one. A pre-listing inspection finds them on your schedule.
Paint, lighting, landscaping and a clean lanai are cheap relative to their effect on a first showing, and a decluttered home reads larger. A turnkey-furnished condominium can be a selling point for a seasonal buyer.
The master and village estoppels, the schedule of fees, the village's governing documents, the flood disclosure, equipment dates, a wind mitigation report and, for a covered building, the milestone and reserve documents [Source: Breckenridge bylaws and governing documents page].
Leasing, pets and architectural approvals are set by the master and each village, and the minimum lease term sits behind the owner login. State what you know and tell the buyer which village's rule applies [Source: Breckenridge Architectural Review Committee].
A Breckenridge sale nets the price less the negotiated commission, documentary stamp tax at $0.70 per $100, the owner's title policy customary for Lee County sellers, estoppels, prorated taxes and any payoff. At the $235,000 median, doc stamps are $1,645 and title is $1,250, and each 1% of commission is $2,350.
Data updated: September 2026
Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
$200,000 (an entry-condo price) | $1,400 | $1,075 | $299 | $2,000 |
$235,000 (12-month median) | $1,645 | $1,250 | $299 | $2,350 |
$300,000 | $2,100 | $1,575 | $299 | $3,000 |
$420,000 (top sale of the year) | $2,940 | $2,175 | $299 | $4,200 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Line, illustrative sale at $235,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $1,645 |
Owner's title policy | Seller, by Lee County custom | $1,250 |
Title search and lien search | Seller, by custom | About $150 to $500 combined, varies by title company |
Association estoppel certificates, master and village | As the contract assigns | Up to $299 each, more if rushed or delinquent |
Capital contribution | Incoming owner, per the association's fee schedule | $2,800 (buyer's cost, shown for the full picture) |
Property tax proration | Seller credits buyer | Days owned divided by 365, times the annual tax |
Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $2,350 |
Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Documentary stamp tax overview and rates]
Your own net sheet uses your contract price, your tax bill and your closing date. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
Renting a Breckenridge home is allowed, with limits, and it can be a real alternative to selling for a seasonal owner: renters have full amenity access, a $200 lease transfer fee applies, and the minimum lease term and any leases-per-year cap are set by each village and sit behind the owner login.
Seasonal leasing is permitted at the master level with an application and approval process, and each village sets its own term and cap [Source: Breckenridge community guide]. We do not state a minimum term we have not read. Confirm your village's rule before you count on a rental.
A valuation puts a number on the sale, and the fee stack, taxes and insurance put a number on the carry. Comparing the net from a sale with a year of rental income after those costs is the honest way to decide, and we build both with you.
If you want the rent-or-sell comparison for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who plans to rent, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Breckenridge owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own village and size range, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your village with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its village's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where similar plans sold for $190,000 and $217,500 and homes overall sold from $175,500 to $420,000, the number decides the sale. We would rather you see the evidence before you commit, and many Breckenridge owners use the valuation to decide whether to sell this season or next.
Jesse McGreevy prepares the valuation and Marc Comisar walks the home. Both are licensed Florida REALTORS with Domain Realty, and both answer their own phones: Jesse at (239) 898-6072 and Marc at (239) 287-5873.
The credentials behind the valuation:
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Breckenridge sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community of 842 residences with nine villages and 16 associations and two possible legal forms rewards village-level pricing and a documents file ready on day one. In one year, Breckenridge homes sold $244,500 apart.
Data updated: September 2026
If you are searching for the best Breckenridge listing agent, or thinking, "I need to sell my home in Breckenridge," here is the short version of everything above. We place your home on its own village's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here, and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
A listing live by early January meets the busiest closing months first: March, April and May carried 67 of the 171 closings in the last 60 months [Source: Breckenridge community guide]. A valuation in the autumn leaves time to prepare, but price, not the calendar, decides the sale.
Not by much. Homes under 1,500 square feet had a $208 median per square foot and homes of 1,600 square feet or more had $203 in the last 12 months, so total price follows size more than it follows product.
Compare your list price with the closed sales in your village and size range. Three Lake Augusta homes of the same plan sold for $190,000 after 304 days and $210,000 and $217,500 within 11, so reprice to the right rung and refresh the file.
We recommend it, because a homeowners association seller owes the section 720.401 summary before the buyer signs and a condominium seller owes the section 718.503 documents [Source: Florida Statutes 718.503].
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach and our buyer database, and we will show you both scenarios with numbers.
Ask each team for its comparable set for your village, its fee-layer explanation and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Breckenridge realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
A valuation is only useful if the seller can rely on it, and reliance is what brings a third sale.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A number turns into a sale through follow-through on pricing, documents and offers.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
After a valuation comes showing feedback, and we send it after every showing.
Breckenridge specialists matter for a valuation because the facts that move a value live in documents, not in a listing feed: a master association over nine villages and 16 associations, two possible legal forms, a capital contribution, a milestone-inspection rule that turns on building height, a mostly Zone X flood map and a range from $175,500 to $420,000.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home and runs the field side. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value an 873-square-foot Wellington condominium off the community median, ignore the building's height, treat a Chapter 720 village as a Chapter 718 one, quote one flood zone for the whole community, or forget the capital contribution. None of those mistakes is exotic, and each one moves a number.
Breckenridge owners often buy again in Southwest Florida, sometimes inside the same community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Form PT-112, Save Our Homes portability guide]. The January 1 test matters, and we sequence both closings around it.
If your next home is a golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
These answers come from the same closed-sale record and statutes as the rest of this page, from a team with these credentials:
Breckenridge homes sold for $175,500 to $420,000 in the last 12 months, at a $235,000 median on 44 closings [Source: Breckenridge community guide]. Your number depends on your village, size, floor and condition, so a written valuation from your own village's sales is the reliable answer.
The 12-month median was $206 per square foot of MLS living area. Homes under 1,500 square feet had a $208 median and homes of 1,600 square feet or more had $203, so smaller homes carry a higher rate.
It is a fair starting point for the community and a poor price for any one home. The community spans $175,500 to $420,000, and where your home sits inside that range depends on village, size and condition.
44 homes closed in the 12 months to September 29, 2026, for a combined $11,794,300 in sales volume, per our Southwest Florida MLS pull. The county's recorded-sales count uses a different window and is shown on the page separately.
The median was 55.5 days on market for closings in the last 12 months, and the median seller received 95.8% of list price. Individual homes ranged widely, so your own home's timing depends on its price against its village ladder.
Look at the yearly medians on this page: the 12-month median was $235,000 and the prior year's was $269,000. With one community of this size, a few sales move a median, so we read the ladder rather than the headline.
We start with closed sales of the same building type and size in the same village, then adjust for floor, view, updates and condition. A 2-bedroom, 2-bath condominium and a 3-bedroom, 2.5-bath coach home are different products, with medians shown in the size table above.
Yes. Villages differ in building type, size and age, and the village table on this page shows their medians side by side. Some villages have too few sales in a year for a median, so we show their individual sales instead.
Use it as a rough check only. Automated estimates do not see condition, floor, updates or a village's fee stack, and they lean on a wide community median. We build our number from the closed sales inside your own village.
A comparative market analysis is an agent's opinion of value built from recent closed sales of similar homes, active listings and pending sales. It is not an appraisal, and it should show its comparables with dates, prices and days on market.
An appraisal is prepared by a licensed appraiser, usually for a lender, and follows appraisal standards. Our valuation is a written opinion of value from a licensed REALTOR, built for pricing a sale, and it is not an appraisal.
Usually a home priced from its own village's sales appraises close to contract, but no one can promise it. If an appraisal comes in low, the buyer and seller negotiate, and a strong comparable file at listing helps.
The county's just value is an assessment for taxes, not a market appraisal, and it can differ from a sale price. Use it as a reference, and never as your list price.
Golf is bundled through the master assessment with no separate equity membership, so a buyer receives it with the home rather than paying for it separately, per our community guide [Source: Breckenridge community guide]. We treat it as a feature of the community, not a premium on any one home.
A buyer subtracts the annual cost from what they can pay each month, so the roughly $2,800 a year master assessment plus village dues are part of every offer. A seller who explains them clearly avoids renegotiation.
No. Our community guide reports no CDD bond assessment on the tax bill, so the recurring costs are the master assessment, village dues, property tax and insurance.
Depending on the village's legal form, the section 720.401 disclosure summary or the section 718.503 resale documents, plus the estoppel certificate, the governing documents and the property tax disclosure. We assemble them before listing.
Practice varies by contract, and the association charges the person who orders it. The statutory caps are $299 for a current account, $119 more for rush delivery and $179 more if delinquent, and each certificate is valid for 30 days.
The seller customarily pays the owner's title policy and the documentary stamp tax at $0.70 per $100 in Lee County. At the median that is about $2,895 combined, before commission and prorations.
At the median price, subtract the negotiated commission, doc stamps, title, estoppels, prorated taxes and any payoff. The net sheet above shows the fixed lines, and we build yours from your own contract price.
Yes. Every commission is negotiable, and since the August 2024 NAR settlement the seller decides separately whether to offer anything toward the buyer's agent.
It depends on the building. Florida's condominium safety rules apply to buildings of three stories or more, so a two-story coach home is outside them and the Preserve and any three-story building are inside them.
It can raise a buyer's insurance cost, and a federally backed mortgage requires flood insurance in Zone AE. Most of Breckenridge is Zone X, with Zone AE in the internal lakes and drainage, so we check your exact address.
It rarely adds dollar for dollar, but it removes a buyer's objection. A newer roof also supports insurance quotes and wind-mitigation credits, and buyers' inspectors flag old equipment first.
Fix what an inspector will flag and refresh what a buyer sees first. Large remodels rarely return their full cost in a resale community where the price ladder is set by size and village.
Update it when a nearby sale closes, when you renew insurance, when you replace a major system, or at least once a year. A stale number is a risk when a community's median moves.
March, April and May carried 67 of the 171 closings in the last 60 months, so a listing live by early January meets the busiest closing months first. Price still matters more than the calendar.
Seasonal leasing is permitted at the master level with an application and approval, a $200 lease transfer fee applies, and each village sets its own minimum term and cap. Confirm your village's rule before you plan on rental income.
The cap does not transfer to the buyer, and the buyer's assessed value resets to just value as of the next January 1. If you buy another Florida homestead, portability may carry part of your savings to the new home.
Possibly not. A qualifying homeowner may exclude up to $250,000 of gain, or $500,000 for a qualifying married couple filing jointly, if ownership and use tests are met. Confirm the details with your CPA.
Yes. We run the valuation from the public record and the MLS, walk the home with you by video or through Marc, and coordinate everything remotely. Many Breckenridge owners are seasonal.
Breckenridge had a $235,000 median on 44 closings in the last 12 months and Country Creek had $295,000 on 49 closings. The comparison table above sets out size, price ladder and fees side by side.
No. The valuation is free and carries no obligation, and it does not commit you to list with us.
Send your address and we respond promptly with a written opinion built from the record. The timing of a walk-through depends on your schedule and Marc's.
Use our free home valuation request or call Jesse direct at (239) 898-6072. If you are buying instead, call Marc at (239) 287-5873.
Breckenridge owners get their valuation from Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
A valuation begins with the village: an 873-square-foot Wellington condominium or a 2,137-square-foot Golden Pond coach home, and where your home sits on that village's ladder of closed sales. It continues with the fee stack, the flood file and the documents a buyer will ask for, and it ends with a price 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 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).
Breckenridge facts on this page rest on primary sources: the association's published pages, Lee County's Property Appraiser and Tax Collector, Lee County and school-district pages, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Breckenridge owners can pull the documents behind this valuation directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your village association and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | |
Florida Statutes 553.899 | The milestone inspection of condominium and cooperative buildings of three stories or more | |
Florida House Bill 913 (2025) | The 2025 refinements to the condominium safety law | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Breckenridge schedule of fees | The master assessment, capital contribution, transfer and lease fees (owner login for detail) | |
Breckenridge bylaws and governing documents page | The master and village governing documents (owner login for detail) | |
Breckenridge master insurances page | The master insurance summary for common areas | |
Lee County Property Appraiser subdivision report | The recorded subdivision and parcel record behind a village | |
Condominium building inspections portal | Milestone-inspection and reserve status reporting for condominium buildings | |
FEMA Flood Map Service Center | The flood zone and FIRM panel for a specific address | |
Current fee schedule, estoppels and building documents for your village | Fees, any special assessment, whether buyer approval is required and, for a covered building, the milestone and reserve status | Ordered through the association's management company, listed on the association site |
Reach the Breckenridge valuation team by requesting a free home valuation or by calling Jesse McGreevy direct at (239) 898-6072. It is free, written and built from the closed sales in your own village, and you can ask for it whether you plan to list this season or only want to know your number. Buying instead? Call Marc at (239) 287-5873.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.