Estero, Florida
What is a Greenwood Village at Breckenridge condo worth? McGreevy and Comisar, Top 1% nationally since 2008, value each Estero flat from the closings that match its plan and size, with your net sheet beside it. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Greenwood Village at Breckenridge condo is worth what its plan, size, condition and terms can support against the 16 flats that closed in the Southwest Florida MLS in the 60 months to September 29, 2026, and those closings ran from $207,000 to $422,000. This page shows how a flat in the 73-unit village described in our Greenwood Village at Breckenridge neighborhood guide gets its number, sale by sale, inside Breckenridge in Estero, Florida. If you are deciding whether to list, our Greenwood Village at Breckenridge seller guide covers pricing, marketing, costs and the paperwork, and our Greenwood Village at Breckenridge buyer guide shows the same record from the other side of the table.
Owners in the wider gate can compare notes with our guide to what a Breckenridge home is worth, which covers all nine villages. Want the number now? Request a free home valuation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for valuing a Greenwood Village at Breckenridge condo because we value each flat against the closings that share its plan and size, show the arithmetic, and put the fee stack and your net sheet beside the number. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar 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, with over $900 million in personal sales between the two of us. Owners comparing valuations from different agents can read our guide to the best real estate agents in Estero and then ask each one to price a specific Greenwood flat from its own recent closings. Our method is below, in the open.
Recent Greenwood Village at Breckenridge market record (last 12 months to September 29, 2026): 3 MLS closings (a small sample) at a $268,500 median, from $207,000 to $420,000, $895,500 in volume, a median of 8 days on market and 97.7% of final list price. The first window with 10 or more closings is 60 months: 16 sales at a $304,500 median and $224.06 per MLS square foot. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Our thin-data promise: we publish no count of Greenwood Village sales that McGreevy and Comisar represented, because none is on file for this village, and we do not present a public-record comparison as our own deal. In the last 12 months we tracked every one of the 3 Greenwood Village at Breckenridge closings, and we tracked all 16 recorded here since December 2021, so the comparables on this page are complete, not selected.
Honors and recognition:
Those are career honors across Lee and Collier County. Jesse builds the valuation from the record; Marc walks the flat with you. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They explain why one flat closed at $207,000 while another of the same size closed at $268,500, and why an average of the village will not price your unit.
Greenwood Village at Breckenridge owners can use the links below to jump to the plan-by-plan pricing, the sold-to-list pattern, the Wellington comparison, the net sheet or the valuation FAQ. The guide runs in the order most valuations run: the answer first, then the method, then the record, then the costs and the rules.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Greenwood Village at Breckenridge · Key Takeaways
The Answer and the Method: What Is My Greenwood Village at Breckenridge Home Worth? · How Is a Greenwood Village at Breckenridge Condo Actually Valued? · What Have Greenwood Village at Breckenridge Condos Sold For in the Last 12 Months? · How Have Greenwood Village at Breckenridge Values Changed Over Time? · How Does a Greenwood Village at Breckenridge Condo Get Priced by Plan, Size and Condition?
Views, Estimates and Comparisons: Does a Lake or Golf View Change a Greenwood Village at Breckenridge Value? · Why Do Online Estimates Miss on Greenwood Village at Breckenridge Condos? · Greenwood Village at Breckenridge vs Wellington at Breckenridge: How Do Their Values Compare? · How Do Greenwood Village at Breckenridge Values Compare With the Other Breckenridge Villages? · What Does the Live Competition Say About a Greenwood Village at Breckenridge Value?
Timing, Costs and Rules: When Is the Best Time to Have a Greenwood Village at Breckenridge Condo Valued? · What Do a Buyer's Costs Do to Your Greenwood Village at Breckenridge Value? · Which Florida Rules Shape a Greenwood Village at Breckenridge Sale Price? · What Moves the Number Before You List a Greenwood Village at Breckenridge Condo? · What Will You Net From a Greenwood Village at Breckenridge Sale? · Should You Rent or Sell Your Greenwood Village at Breckenridge Condo?
Valuation, Reviews and Questions: How Do You Get a Free Greenwood Village at Breckenridge Home Valuation? · Thinking of Selling Your Greenwood Village at Breckenridge Condo? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Greenwood Village at 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 Greenwood Village at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Greenwood Village at Breckenridge Valuation Team Today?
Your Greenwood Village at Breckenridge home is worth what flats of its plan and size have recently closed for, adjusted for condition and terms: in the 60 months to September 29, 2026, about $295,500 for the standard 1,359 square foot flat and $420,000 to $422,000 for the two larger three-bedroom flats.
| Plan group (MLS living area) | MLS closings, 60 months | Median sold | Range | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|---|
| Standard flat, 1,359 sq ft | 10 | $295,500 | $207,000 to $326,000 | $217.44 | 7 |
| Near-standard, 1,358 or 1,385 sq ft | 3 | $324,900 | $281,100 to $379,000 | $239.25 | 5 |
| Larger three-bedroom, 1,623 or 1,799 sq ft | 2 | $421,000 (mean of $420,000 and $422,000) | $420,000 to $422,000 | $246.74 | 33 |
| Outlier, 1,588 sq ft | 1 | $227,050 | one sale | $142.98 | 39 |
Source: Southwest Florida MLS (Matrix), Greenwood Village at Breckenridge, MLS-marketed closings to September 29, 2026; group medians are our arithmetic on the 16 closings and every group is a small sample.
Three flats closed in the last 12 months: a three-bedroom flat of 1,799 square feet at $420,000 in January 2026, a two-bedroom flat of 1,359 square feet at $207,000 in March 2026 and another of 1,359 square feet at $268,500 in May 2026. The 12-month median of $268,500 describes one sale. We treat it as the latest price for the standard plan, not the village's value.
An average of $304,500 sits between the standard flat and the larger plan and describes neither. Owners of the standard plan who read $304,500 as their value overreach, and owners of a larger plan who read $268,500 as their value undersell. The next section shows how we choose the right comparable.
Send us your address, the year you bought and anything you have replaced. We match the plan, pull the closings, and send a written opinion with a range. Start with our free home valuation or call Jesse direct at (239) 898-6072.
A Greenwood Village at Breckenridge condo is valued in six steps: confirm the plan and MLS living area, choose the closings that share them, adjust for condition and terms, test against the live listings and the sold-to-list pattern, then show the fee stack and your net. The method is the same for every owner.
The county roll records 47 two-bedroom and 26 three-bedroom parcels, with heated areas from 1,103 to 1,694 square feet and a median of 1,359. MLS figures on Greenwood closings and actives include 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet. The 1,799 figure is above the roll's largest heated area, and the record does not say whether that is a measurement difference, an addition or a different plan, so we confirm your unit's area before we lean on any comparable.
We start with the closings that share your plan and MLS living area, most recent first. For the standard flat that is the ten 1,359 square foot sales; for a larger flat it is the two sales above $420,000; for anything in between we say plainly that the record is thin and widen the set with reasons.
Two flats of the same 1,359 square feet closed two months apart in 2026, at $207,000 and $268,500, a gap of $61,500 that the public record does not explain. Condition, updates, furnishings, a tenant, a cash buyer or a quick close can each explain a gap that size. We walk your flat and read its terms before we adjust.
On September 29, 2026 three flats were listed at $297,500, $345,000 and $350,000. Buyers see those asks beside your listing, and a valuation that ignores them is incomplete. We treat asks as competition and closings as evidence, and we never derive a value from an ask.
Ten of the 16 closings sold below the final list price, two sold at it and four above it, and the pattern moved over time. We use the recent pattern to set a launch price that leaves room to negotiate without inviting an offer below the range.
A buyer underwrites the master fee, the village fee, the one-time charges and insurance, so the fee stack moves what a buyer can pay. You will see it beside a net sheet that shows what you would keep after the closing costs and commission you choose.
Greenwood Village at Breckenridge condos sold for $207,000, $268,500 and $420,000 in the last 12 months, three MLS closings in January, March and May 2026 with a $268,500 median, a median 8 days on market and a median 97.7% of final list price. Three closings are too few for a trend, so we read each sale on its own.
Data updated: September 2026
| Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold as % of list | Days on market | $ per MLS sq ft |
|---|---|---|---|---|---|---|---|
| May 2026 | 2 bed, 2 bath | 1,359 | $274,900 | $268,500 | 97.7% | 15 | $198 |
| Mar 2026 | 2 bed, 2 bath | 1,359 | $224,900 | $207,000 | 92.0% | 3 | $152 |
| Jan 2026 | 3 bed, 2 and a half bath | 1,799 | $424,900 | $420,000 | 98.8% | 8 | $233 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. Owner names, unit numbers and parcel numbers are not shown.
Greenwood Village at Breckenridge has 73 condominium flats inside Breckenridge, and few come up for sale, so the next owner who sells should call us first. Owners learn their number before they decide.
Selling a Greenwood Village at Breckenridge condo? Get a free Greenwood Village at Breckenridge home valuation or Call Jesse direct at (239) 898-6072.
Buying at Greenwood Village at Breckenridge? Call Marc at (239) 287-5873, or read how we represent buyers.
The two 1,359 square foot flats closed $61,500 apart, at $152 and $198 per MLS square foot. The lower closing took 3 days and the higher 15; the lower one closed $17,900 below its final list price and the higher one $6,400 below. If your flat is the standard plan, your range in 2026 is bracketed by those two sales until another closes.
The January 2026 three-bedroom flat of 1,799 square feet closed at $420,000 after 8 days, 98.8% of list. It is the highest of the 44 closings across all of Breckenridge in the same 12 months, so the larger plan competes for buyers who are also looking at the lake-and-pond villages. Its area is above the county roll's largest heated area of 1,694 square feet, a difference we ask about before we use it.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge values rose from a $245,000 median in December 2021 to $302,000 across five 2022 closings and $325,000 across three 2024 closings, then eased to a $268,500 median across three 2026 closings. Every year is a small sample, so we describe direction and not a precise rate.
Data updated: September 2026
| Window | MLS closings | Median sold price | Median $ per MLS sq ft | Median days on market | Median sold as % of final list |
|---|---|---|---|---|---|
| Last 12 months (to Sep 29, 2026) | 3 (small sample) | $268,500 | $197.57 | 8 | 97.7% |
| Last 24 months | 5 (small sample) | $268,500 | $197.57 | 15 | 93.8% |
| Last 36 months | 8 (small sample) | $316,000 | $229.68 | 29.5 | 96.6% |
| Last 60 months, first window with 10+ | 16 | $304,500 | $224.06 | 7.5 | 98.2% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; medians use the mean of the middle pair when the count is even.
| Year | MLS closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
| 2021 (December) | 1 | $245,000 | one sale | 2 |
| 2022 | 5 | $302,000 | $280,000 to $326,000 | 5 |
| 2023 | 2 | $307,000 | $289,000 to $325,000 | 10 |
| 2024 | 3 | $325,000 | $307,000 to $379,000 | 59 |
| 2025 | 2 | $324,525 | $227,050 to $422,000 | 48.5 |
| 2026 to September 29 | 3 | $268,500 | $207,000 to $420,000 | 8 |
The Lee County recorded-sales file holds 75 qualified sales for the village going back to 1990. Its medians were $187,950 on 10 sales in 2018, $245,000 on 5 in 2021, $313,450 on 8 in 2022, $327,450 on 4 in 2023, $352,000 on 4 in 2024, $324,525 on 2 in 2025 and $268,500 on 3 in 2026 to July 29 [Source: Lee County Property Appraiser]. From the 2021 median to the 2024 median is a 44 percent rise, and from 2024 to 2026 is a 24 percent fall (our arithmetic). County sales are DOR-qualified deed prices and are never mixed with MLS square-foot figures.
The direction for the standard plan is down from the 2022 to 2024 peak, and the 2026 median falls because one flat closed at $207,000. The larger plan's two sales at $420,000 and $422,000 stand apart. We do not project a price from four years of small samples; we use the history to explain the range and the recent closings to set the number.
If you bought in 2021 or 2022, the county medians were $245,000 and $313,450. If you bought in 2024, the county median was $352,000. Your equity depends on your plan, your price and your improvements, and we show you the arithmetic in a written valuation. Request one through our free home valuation.
A Greenwood Village at Breckenridge condo gets priced first by plan and MLS living area, then by condition and terms, and last by how the market has treated asking prices. The 60-month median of $224.06 per MLS square foot is a check on the result, and the 16 sales ranged from $143 to $274, so no per-foot figure stands alone.
Data updated: September 2026
| Closed | MLS living area (sq ft) | Sold price | $ per MLS sq ft | Sold as % of list |
|---|---|---|---|---|
| Jun 2024 | 1,385 | $379,000 | $274 | 97.4% |
| Mar 2025 | 1,623 | $422,000 | $260 | 93.8% |
| Nov 2022 | 1,359 | $326,000 | $240 | 100.3% |
| Mar 2024 | 1,359 | $325,000 | $239 | 95.9% |
| Feb 2023 | 1,359 | $325,000 | $239 | 100.0% |
| Dec 2022 | 1,358 | $324,900 | $239 | 100.0% |
| Jan 2026 | 1,799 | $420,000 | $233 | 98.8% |
| Sep 2024 | 1,359 | $307,000 | $226 | 97.8% |
| Sep 2022 | 1,359 | $302,000 | $222 | 107.9% |
| Jul 2023 | 1,359 | $289,000 | $213 | 90.6% |
| Jan 2022 | 1,359 | $280,000 | $206 | 100.0% |
| Jan 2022 | 1,385 | $281,100 | $203 | 98.7% |
| May 2026 | 1,359 | $268,500 | $198 | 97.7% |
| Dec 2021 | 1,359 | $245,000 | $180 | 104.3% |
| Mar 2026 | 1,359 | $207,000 | $152 | 92.0% |
| Mar 2025 | 1,588 | $227,050 | $143 | 90.8% |
The two-bedroom flats of 1,359 square feet closed at a $289,000 median across seven sales, and the three flats marketed as three-bedroom at the same size closed at a $302,000 median (both small samples). Eleven two-bedroom closings in all had a $289,000 median and five three-bedroom closings a $325,000 median. The larger the plan, the more the buyer is comparing this village with the three-bedroom villages nearby.
The MLS does not tie prices to finishes, so we cannot state a renovation premium from the record. What the record does show is spread: flats of identical size closed anywhere from $207,000 to $326,000. We read your unit against that spread by looking at systems age, finishes and what has been permitted, then place it inside the range with reasons you can check.
Floor, end position and how a building sits relative to the lakes and courts can each move a price. The public record we hold does not carry a story count or a floor for these parcels, so we ask you for them and we make no claim about position that we cannot document.
| Period | MLS closings | Below list | At list | Above list | Median sold as % of list | Median days on market |
|---|---|---|---|---|---|---|
| December 2021 to December 2022 | 6 | 1 | 1 | 4 | 100.2% | 4 |
| February 2023 to May 2026 | 10 | 9 | 1 | 0 | 96.7% | 17.5 |
The ten sales below list gave up a median of $12,000 against final list price, from $3,800 to $30,000 (our arithmetic on the 16 closings). Flats that were priced near a recent comparable, such as the May 2026 flat that gave up $6,400 and the January 2026 three-bedroom that gave up $4,900, closed fast; the only flats that gave up $20,000 or more were the 2025 three-bedroom ($27,900, 58 days), the 2025 1,588 square foot flat ($22,950, 39 days) and the July 2023 flat ($30,000, 13 days).
A lake or golf view can change what a buyer will pay for a Greenwood Village at Breckenridge condo, but the public record does not label which lake or fairway each Greenwood building faces, so we claim no village-wide view and no premium. We document the view for your unit and let the closings decide what it is worth.
The master association's property map shows the community's five lakes and the clubhouse core, but it does not mark which building faces which. Most Breckenridge villages are named for water and Greenwood is not, and we found no public statement of water or golf frontage for the village. We therefore start from no view premium and add one only with evidence.
We photograph what is visible from the unit's windows and balcony or lanai in daylight, note the floor and orientation, and compare the flat with closings that had a documented view. With 16 closings in five years, a matched pair is rare, and we say when we cannot find one.
Buyers in this village compare the flat's layout, condition, the master fee that bundles the golf and tennis, and the village fee. A view is an extra that a buyer sees on a tour and that we want in the listing photographs; it is not a line item we can price from the record.
Do not assume a premium because a neighbor's flat sold for more. The two 1,359 square foot flats of 2026 closed $61,500 apart with no public explanation, and a view is only one of several possible causes.
Online value estimates miss on Greenwood Village at Breckenridge condos because the village is small, its flats scatter from $207,000 to $422,000, its records name it three different ways, and the fee stack and condition that drive price are not in any data feed. An estimate is a starting point; a plan-by-plan valuation is the answer.
An automated model needs recent, similar sales. Greenwood had 3 MLS closings in the last 12 months and 5 in 24, and a model trained on wider Estero data will pull toward the average of larger, newer, single-family neighborhoods. The village's own 16 sales in five years are the honest sample.
The county roll carries the village's 73 parcels under three legal-name forms: 44 as "Greenwood Village", 18 as "Greenwood Village at Breckenridge" and 11 with the declaration reference in the name. A data provider that keys on one form misses most parcels, and one that keys on the short form collides with other Greenwood Villages in Florida. The reliable keys are the ZIP 33928, the Ute Court address on the state register and the declaration reference.
The county roll records a heated area between 1,103 and 1,694 square feet, while MLS listings for Greenwood show up to 1,799. An estimate that uses one source's area and a comparable that uses the other will disagree by hundreds of square feet, which at $224 per foot is tens of thousands of dollars.
No feed carries whether the air conditioning is new, whether the roof has been replaced, what the village fee is or whether there is a special assessment. Those facts sit in the estoppel and the association's budget, and they move what a buyer will pay.
We match your plan, read the sale-by-sale record, place the flat inside the range with reasons and show the fee stack and your net. If you already have an online figure, send it to us and we will show you where it misses.
Greenwood Village at Breckenridge values sit well above Wellington at Breckenridge: a $304,500 median over 60 months against $215,000, for flats whose median heated area is about 56 percent larger, though Greenwood is about 5 percent cheaper per MLS square foot. Wellington is the entry point and Greenwood the step up in space.
Data updated: September 2026
| Value factor | Greenwood Village at Breckenridge | Wellington at Breckenridge |
|---|---|---|
| Residential parcels (2026 roll) | 73 | 95 |
| Built | 1988 to 1994, median 1991 | 1988 to 1998, median 1989 |
| Bedrooms (roll) | 2 on 47, 3 on 26 | 2 on all 95 |
| Heated area (roll) | 1,103 to 1,694, median 1,359 | 873 on every parcel |
| MLS, 12 months | 3 closings, $268,500 median (small sample) | 8 closings, $187,250 median (small sample) |
| MLS, 24 months | 5, $268,500 (small sample) | 13, $190,000 |
| MLS, 36 months | 8, $316,000 (small sample) | 17, $199,900 |
| MLS, 60 months | 16, $304,500 | 23, $215,000 |
| Median $ per MLS sq ft, 60 months | $224.06 | $235.75 |
| Median days on market, 60 months | 7.5 | 32 |
| Median sold as % of list, 60 months | 98.2% | 96.3% |
| Active listings, Sep 29, 2026 | 3, $297,500 to $350,000 | 1 at $209,900 (873 sq ft) |
| County qualified sales, 2025 | 2, $324,525 median | 6, $212,500 median |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
Wellington's 95 flats are all two-bedroom flats of 873 square feet on the roll, so its values cluster: eight 2026 closings ran from $175,500 to $215,000. Greenwood's 73 flats mix plans, so its values scatter. The gap is mostly plan and size, and the per-foot figures show that Greenwood buyers pay less per foot for more space.
If your flat is in the neighboring village, start with our Wellington at Breckenridge home valuation page, which applies the same method to a village with 23 MLS closings in 60 months.
Greenwood Village at Breckenridge values sit in the middle of the nine Breckenridge villages: a $268,500 median on 3 MLS closings in 12 months, above the entry villages at $187,250 to $230,000 and below the three lake-and-pond villages at $363,000 to $372,500. Most medians rest on fewer than 10 closings, so they show position, not precision.
Data updated: September 2026
| Village | Units | Built | MLS closings, 12 months | 12-month median where the source gives one |
|---|---|---|---|---|
| Village on Crescent Lake | 56 | 2000 to 2005 | 3 | $372,500 |
| Village on Golden Pond | 51 | 1994 | 4 | $367,450 |
| Village on Crystal Lake | 64 | 1997 to 1999 | 6 | $363,000 |
| Greenwood Village at Breckenridge | 73 | 1988 to 1994 | 3 | $268,500 |
| Villages on Lake Augusta | 180 | 1996 to 2001 | 10 | $230,000 |
| Villages on Court Side Lake | 118 | 1993 to 1996 | 2 | $229,000 |
| Preserve at Breckenridge | 160 | 2002 to 2005 | 8 | $227,500 |
| Wellington at Breckenridge | 95 | 1988 to 1998 | 8 | $187,250 |
| Village on Lake Geneva | 44 | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, and our Breckenridge community guide.
Our Greenwood Village at Breckenridge neighborhood guide carries the village's history and amenities. Greenwood is fourth from the top by 12-month median and, with Wellington, holds the earliest condominium declarations in the state register for Breckenridge. Its value is set by plan more than by village, which is why the closings inside it scatter more than the medians between villages.
The three villages that close near $363,000 to $372,500 are all three-bedroom product on the roll. A larger Greenwood flat at $420,000 to $422,000 is priced above them, so its buyers may compare it with those villages and with newer product elsewhere in Estero. We show you both comparisons.
The live competition for a Greenwood Village at Breckenridge flat is three listings on September 29, 2026, all two-bedroom, two-bath, at $297,500, $345,000 and $350,000, which have waited 554, 162 and 358 days. Each asks more than the $268,500 at which the last 1,359 square foot flat closed in May 2026, so asks are running ahead of closings.
Data updated: September 2026
| List price | Beds and baths | MLS living area (sq ft) | Days on market | Above the $268,500 latest comparable |
|---|---|---|---|---|
| $297,500 | 2 bed, 2 bath | 1,359 | 554 | $29,000 (10.8%) |
| $345,000 | 2 bed, 2 bath | 1,359 | 162 | $76,500 (28.5%) |
| $350,000 | 2 bed, 2 bath | 1,304 | 358 | $81,500 (30.4%) |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026; the premiums are our arithmetic against one closing.
Listings that have waited 162 to 554 days without a closing are evidence that buyers value those flats below their asks. The median ask is $345,000, and the closest comparable closing is $268,500. A valuation that starts from asks would overstate the village.
A newly listed flat meets those three listings in a buyer's search. If it is priced near the last closing, it looks like value beside them; if it is priced beside them, it inherits their wait. Twelve months of supply (three listings against three closings a year, our arithmetic) means a buyer can be patient, which is why the price matters.
The record does not say why each flat has waited. Condition, price, showing access or an owner's choice not to reduce can each explain it. We do not read a wait as a verdict on the flat, only as a reason for a seller to price to closings.
The best time to have a Greenwood Village at Breckenridge condo valued is before you commit to a listing date, and again whenever a neighboring flat closes, because with 3 sales a year each closing moves the evidence. Eight of the 16 closings in 60 months fell in January through March, so autumn is a practical time to start.
A valuation in the autumn gives time to order the association documents, gather the systems record and photograph the flat before the first buyers of the season arrive. Eight of the 16 closings in 60 months fell in January, February and March (our tabulation of the MLS dates).
In a village where three flats closed in 12 months, one closing can change the range. We update your valuation when a comparable closes, and you can ask us for a refresh at any time.
An estate, a relocation, a change in the household, a lease ending or a decision to refinance can each be the moment to know the number. A valuation is free and carries no obligation, and we treat the conversation as confidential.
A number older than the last closing is stale in a village this small. If your last valuation predates the May 2026 closing of $268,500, ask for an update. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we refresh yours whenever a comparable closes.
A Greenwood Village at Breckenridge buyer underwrites the master association's $2,800 annual fee for 2026, a $2,900 one-time charge at closing, the village's own fee, tax and insurance, so those costs move what the buyer can pay for your flat. At the $268,500 median the master fee alone is about 1.0 percent of the price a year.
Data updated: September 2026
The master association's 2026 schedule lists a $2,800 annual fee (or four payments of $725), a $2,800 capital contribution and a $100 transfer assessment for a new owner, and a $200 assessment per lease [Source: 2026 master fee schedule]. The fee bundles golf, eight tennis courts, three pickleball courts, five pools and the clubhouse with no equity deposit and no resident green fee.
The master brochure describes a village fee that typically ranges from $300 to $500 and is not specific to Greenwood, and it does not say whether the figure is monthly or quarterly. The estoppel states the actual figure. Until it is known, a buyer's all-in carry is an estimate, and an unknown fee usually lowers what a careful buyer will offer.
Each $100 a month of dues is $1,200 a year, or about 0.45 percent of a $268,500 price (our arithmetic). Buyers do not capitalize dues at a fixed rate, but the comparison explains why two villages with similar prices can attract different offers when their fee stacks differ.
A new owner brings $2,900 in master charges on top of the deposit, closing costs and any lender charges. Buyers who are financing also pay Florida's documentary stamp tax on the note and the nonrecurring intangible tax on the mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. A price that leaves room for those costs is easier to close.
Florida rules shape a Greenwood Village at Breckenridge sale price through the buyer's seven-day condominium review in section 718.503, the estoppel certificate in section 718.116, the milestone and reserve statement that contracts now carry, and the property tax disclosure in section 689.261. A buyer who cancels or renegotiates inside those windows changes the number.
A resale contract for a condominium unit must carry a clause that either acknowledges the buyer received the association documents more than 7 days before signing or makes the agreement voidable within 7 days after signing and receiving them, excluding Saturdays, Sundays and legal holidays. The right cannot be waived and ends at closing [Source: Florida Statutes 718.503].
The association must issue the estoppel within 10 business days of a request, and the certificate states the assessment, anything owed, any capital contribution or transfer fee, any open violation and whether board approval of a transfer is required. It is effective for 30 days when hand-delivered or e-mailed and 35 days when mailed [Source: Florida Statutes 718.116].
For contracts entered into after December 31, 2024, section 718.503 requires a conspicuous statement about whether the association is required to have a milestone inspection or a structural integrity reserve study and has completed it. The village's story count is not in the public record we hold, so we ask the association before we value the unit [Source: DBPR milestone inspections and SIRS].
A buyer must receive the property tax disclosure summary at or before signing, warning that the seller's taxes are not a guide to the buyer's because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. We therefore never value a flat on the seller's current tax bill.
Before you list a Greenwood Village at Breckenridge condo, the things that move the number are the measured area, the documents you can hand a buyer, the systems record of a 1988 to 1994 building, the unit's condition, any tenant in place, and the season. Most are inside your control.
A seller who can hand a buyer the declaration, articles, bylaws and rules, the budget and financial statement, the estoppel and the milestone or reserve statement shortens the review and protects the price. We order them at listing, not after the offer.
For a flat built between 1988 and 1994, air conditioning, water heater, electrical panel, windows and doors are the questions a buyer's inspector will ask. The Village of Estero issues permits and inspections within the Village, so permit history for the unit sits there [Source: Village of Estero, permits]. A permitted, finalized replacement is evidence; a gap is a question we would rather answer first.
Two flats of the same size closed $61,500 apart in 2026, and condition is one of several possible reasons. Clean, repair, declutter and let us photograph the flat in daylight. Small things a buyer sees at the door can set the first impression of the whole file.
A tenant in place changes who can buy and when. The buyer takes the lease, the master association charges $200 per lease, and the village's own lease rules are not published. We confirm them in writing before we value an occupied flat.
Eight of the 16 closings in 60 months fell in January, February and March, so a flat documented and photographed by early January meets the first buyers of the season. We time a listing to your paperwork and the calendar together.
A Greenwood Village at Breckenridge seller would net an estimated $249,433 on a $268,500 sale, $283,111 on $304,500 and $391,161 on $420,000, before any mortgage payoff and property tax proration, if the seller pays example commissions of 2.75 percent and 2.5 percent. Without a buyer-agent offer the estimates are $256,145, $290,723 and $401,661.
Data updated: September 2026
These figures are illustrations built from statutory rates and the shared cost research; commissions are negotiable and the rates below are examples, not a quote. For the full walk-through, see the cost section of our Greenwood Village at Breckenridge seller guide.
| Line | At $268,500 (12-month median) | At $304,500 (60-month median) | At $420,000 (January 2026 three-bedroom) |
|---|---|---|---|
| Documentary stamps ($0.70 per $100) | $1,879.50 | $2,131.50 | $2,940.00 |
| Owner's title premium (promulgated, estimate) | $1,417.50 | $1,597.50 | $2,175.00 |
| Estoppel (current-account cap) | $299.00 | $299.00 | $299.00 |
| Title search and settlement fee (estimate) | $1,200.00 | $1,200.00 | $1,200.00 |
| Municipal lien search (estimate) | $175.00 | $175.00 | $175.00 |
| Closing costs before commission | $4,971.00 | $5,403.00 | $6,789.00 |
| Listing commission at an example 2.75% | $7,383.75 | $8,373.75 | $11,550.00 |
| Buyer-agent compensation at an example 2.5%, if offered | $6,712.50 | $7,612.50 | $10,500.00 |
| Total with both commission lines | $19,067.25 (7.1%) | $21,389.25 (7.0%) | $28,839.00 (6.9%) |
| Estimated net with both lines | $249,432.75 | $283,110.75 | $391,161.00 |
| Estimated net without buyer-agent compensation | $256,145.25 | $290,723.25 | $401,661.00 |
The sheet leaves out any mortgage payoff, the property tax proration (a credit from seller to buyer for the seller's days of ownership, which depends on the closing date and the year's bill) and any repair credit or concession. Commissions are negotiable and, since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS [Source: National Association of REALTORS].
The all-in percentage falls as the price rises because the estoppel, search and lien costs are flat while doc stamps and the title premium grow more slowly than a percentage commission. The commission you negotiate is the largest lever on your net, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 because we put that number in writing before you list.
Whether to rent or sell a Greenwood Village at Breckenridge condo depends on your net sale proceeds against a net rent after the master fee, village fee, tax and insurance, and on the village's unpublished lease rules. The master association charges $200 per lease, but we quote no rent because the data behind this page covers sales, not rentals.
The 2026 schedule lists a $200 transfer assessment per lease, and the master association's About Us page says golf, tennis, pickleball and the fitness room are open to residents, renters and their guests. So a tenant gets the amenities.
Minimum lease terms, the number of leases a year and tenant approval are typically set in a village's declaration and rules. We publish no term for Greenwood. Ask D&D Association Services for the current rule in writing, and ask whether the village caps the share of units that may be leased at one time.
We found no public rule that allows stays shorter than a month. Treat them as not permitted until the association confirms otherwise in writing.
We build two sheets: a net sale at the valuation, and a net rent over your holding period using the master fee, the village fee from the estoppel, tax and insurance. We do not quote a rent we cannot document, and we tell you which figures are still missing.
Greenwood Village at 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 the closings that match your flat's plan and size, with the live competition, your fee stack and your net sheet beside it, at no cost and no obligation.
Data updated: September 2026
The closed sales that match your plan with dates and days on market, a per-square-foot check on MLS living area, the three current listings with their price histories, the fee stack your buyer will underwrite, a net sheet at your recommended price, and a defensible range. Request it through our McGreevy and Comisar valuation form.
Your address, the year you bought, any improvements and permits, whether a tenant occupies the unit and your timeline. If you have the estoppel, the budget or the declaration, send them, and we will read them for you.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. If you are ready to list after the valuation, our Greenwood Village at Breckenridge seller guide shows the steps.
Greenwood Village at 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 73-flat village with few comparables rewards plan-by-plan valuation and a documents file ready on day one. In one year, Greenwood flats closed $213,000 apart.
Data updated: September 2026
If you are thinking, "I need to know what my Greenwood Village at Breckenridge condo is worth before I list," this page is the start, and the seller guide is the plan. We place your flat on its own plan's ladder of closed sales, build the documents file before the first showing 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 the 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 Greenwood Village at Breckenridge buyer guide, and see how we represent buyers.
No. The valuation is free and carries no obligation. Many owners use it to decide whether to sell this season, next season or not at all, and the written range stays yours.
We respond quickly, and the written opinion follows once we have matched your plan and confirmed your living area. Call Jesse direct at (239) 898-6072 if you want to talk it through first.
For a written range we can start from the record and your description. For a listing recommendation we walk the flat with you, because condition and terms can move a price by tens of thousands of dollars in this village.
Yes. We value it occupied and vacant, note the lease terms and the master association's $200 per-lease assessment, and show you both nets.
Yes. We price larger plans against their own tier, the two closings at $420,000 and $422,000, and against the three-bedroom villages nearby, and we say plainly that two sales are a thin base.
We value every village. For the neighboring village, call Jesse direct at (239) 898-6072 and we will match the plan and the closings.
McGreevy and Comisar is a top-reviewed Greenwood Village at Breckenridge realtor on Google, and the quotes below are genuine five-star 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.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
That is the standard we hold a valuation to: a recommendation an owner can test against the closings and still trust afterward.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
An owner who has bought and sold that many times knows what a careful valuation and a clear process are worth.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Some Greenwood flats are sold by families who live elsewhere. We value the flat from the record, coordinate the visit and keep the family informed.
A Greenwood Village at Breckenridge specialist matters for a valuation because the inputs that decide the number are small samples and documents, not a feed: 16 closings in five years, a village fee that is unpublished, a roll that names the village three ways and a plan mix from 1,103 to 1,799 square feet. A generalist's average will miss it.
Every one of the 16 closings matters, so we read them one at a time, tell you which we would use and which we would set aside, and update your range when a new one closes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and in a village this size that attention is the edge.
The village's declaration was recorded in January 1988, its articles were amended and restated on January 30, 2012, and its manager changed in March 2025 to D&D Association Services, while the state's condominium register still lists an older manager. Which office issues your estoppel affects your timeline, and we confirm it.
A buyer prices the master association's bundled amenities and the village's building costs together. A valuation that treats only one is incomplete, and we show both.
If you are valuing a Greenwood Village at Breckenridge condo because you plan to buy next, we can value both sides. Our Greenwood Village at Breckenridge buyer guide shows what a flat here costs to own, and Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers.
We run the net sheet for the sale beside the cash needed for the purchase, so you see whether a longer closing, a contingent offer or a rent-back fits your plan. Call Marc at (239) 287-5873.
Owners sometimes trade up within the gate or down to an entry flat. Our Breckenridge community guide compares all nine villages, and Marc can tour several in one morning.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
These are the questions owners ask most about the value of a Greenwood Village at Breckenridge condo in Estero, answered from the records cited below. Each answer names Greenwood Village at Breckenridge, states the window behind any figure and says where a record is not public.
It depends on the plan and condition. The standard 1,359 square foot flat closed at a $295,500 median across ten sales from $207,000 to $326,000, and the two larger three-bedroom flats closed at $420,000 and $422,000. A free valuation matches your flat to the right sales.
The 60-month median across 16 MLS closings is $304,500, and the 12-month median across 3 closings is $268,500. Neither is your value, because plan and size split the village into tiers.
The 60-month median is $224.06 per MLS square foot, a median of per-sale values, and it ranged from $143 to $274. The 12-month median is $197.57 on 3 sales. Use it as a check, not a price.
Two 1,359 square foot flats closed at $207,000 in March 2026 and $268,500 in May 2026. The public record does not say why. Condition, terms, furnishings, a tenant or a cash buyer can each explain a gap that size, so we read your unit's terms first.
For the standard flat they are down from the 2024 peak: the MLS median was $325,000 in 2024 and $268,500 in 2026 to date, and the county median fell from $352,000 in 2024 to $268,500 in 2026. Each year is a small sample.
Three on September 29, 2026, all two-bedroom, two-bath, at $297,500, $345,000 and $350,000, after 554, 162 and 358 days. They ask $29,000 to $81,500 above the latest comparable closing.
They struggle here. With 3 MLS closings in 12 months, a roll that names the village three ways and areas from 1,103 to 1,799 square feet in different sources, an automated estimate has little to work from.
The public record does not label which lake or fairway each building faces, so we claim no village-wide view or premium. We document the view for your unit and compare it with closings that had one.
The MLS does not tie prices to finishes, so we cannot state a renovation premium. Two same-size flats closed $61,500 apart in 2026, so condition and terms clearly matter, and we assess yours in person.
Yes, but the sample is small. Eleven two-bedroom closings had a $289,000 median in 60 months and five three-bedroom closings a $325,000 median.
From December 2021 to December 2022 the median was 100.2% of list with four of six sales above list; from February 2023 to May 2026 it was 96.7% with nine of ten below list. Today a buyer expects to negotiate.
The 60-month median is 7.5 days on market and the 12-month median is 8 days, with a range of 2 to 74. A price above the recent closings changes that: the three actives have waited 162 to 554 days.
The county file shows 75 qualified sales in all, with medians of $352,000 in 2024 and $268,500 in 2026. It is a long-run guide; today's value comes from the recent closings and current asks.
Owners pay the master association's $2,800 for 2026, or $725 a quarter, plus the village association's own fee. The master brochure says village fees typically range from $300 to $500 and are not specific to Greenwood, so the estoppel states the figure.
The master association collects a $2,800 capital contribution and a $100 transfer fee ($1,000 in place of $2,800 for a current owner buying again), so $2,900 for a new buyer, plus the village's own charges and standard closing costs.
Buyers underwrite the master fee, the village fee, one-time charges, tax and insurance. At $268,500 the master fee alone is about 1.0 percent a year, and an unknown village fee usually lowers a careful buyer's offer.
At an example commission of 2.75 percent plus 2.5 percent for a buyer's agent, about $249,433 on $268,500 and $283,111 on $304,500 before any payoff and tax proration; without the buyer-agent line, about $256,145 and $290,723.
In Lee County the seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, which is the reverse of Collier County custom. The contract controls.
A condominium buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the association documents, unless the buyer acknowledged receipt more than 7 days before signing. Delivering the documents early protects the price.
It can. Buildings of three or more habitable stories are covered by Florida's milestone and reserve rules, and the village's story count is not in the public record we hold. We ask the association for the story count, any report and the reserve study.
No. Breckenridge is all-ages, not 55-plus, and buyers of any age can buy, subject to the association's ordinary approval and rules. We describe the property, not the people.
Leasing appears possible: the master association charges $200 per lease and gives tenants amenity access. The village's minimum term, frequency limit and approval process are not public, so get them in writing from D&D Association Services.
At a point we geocoded to the Ute Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, with AE polygons within half a mile. Check your building's own zone.
We found no public damage record for the village. The two sales after Ian in late 2022 closed at $326,000 and $324,900, at or slightly above their asks, but we cannot tie any sale to the storm.
The roll's heated areas run from 1,103 to 1,694 square feet with a median of 1,359. MLS listings show 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet.
The county roll's year-built field runs from 1988 to 1994 with a median of 1991, and the state register records the declaration on January 29, 1988.
Greenwood's 60-month median is $304,500 against Wellington's $215,000, for flats about 56 percent larger by median heated area. Greenwood is about 5 percent cheaper per MLS square foot.
Ask each for the closings that match your plan and size, the arithmetic behind the range, the fee stack and a net sheet. We show ours, and you can hold the two side by side.
The county roll carries the village's 73 parcels under three legal-name forms, so a deed or tax record may show either. A title agent should key on the ZIP, the address and the declaration reference.
No. Greenwood Village at Breckenridge is a Lee County, Florida condominium village in ZIP 33928, inside the Breckenridge gate in Estero. It is not the Colorado city, the condominium at Dunes on Sanibel Island or the separate Greenwood Village in Naples.
A refinance uses the lender's appraisal and insurance uses replacement cost, so neither is a sale value. A valuation from us tells you where a sale would likely close, which is useful for planning and free of obligation.
It depends on your gain, how long you owned and lived there, and whether the primary-residence exclusion applies. See IRS Topic 701 and Publication 523 and ask your tax adviser [Source: IRS Publication 523].
Whenever a comparable closes or your plans change. With 3 closings in 12 months, a valuation older than the May 2026 sale of $268,500 is stale.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We tracked every Greenwood closing since December 2021, and you can call Jesse direct at (239) 898-6072.
Greenwood Village at Breckenridge owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Greenwood Village sale and public record in Breckenridge before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Greenwood Village at Breckenridge valuation guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, doing exactly this kind of record-first valuation across Southwest Florida.
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 Greenwood Village 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.
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 Greenwood Village at Breckenridge valuation guide traces to a primary record below: the master association's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Greenwood Village 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 D&D Association Services.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Master Fee Schedule | Breckenridge master association | 2026 | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | Brochure, PDF |
| Association Management Companies | Breckenridge master association | 2026 | Management companies, PDF |
| Breckenridge Property Map | Breckenridge master association | current file | Property map, PDF |
| For Sale Sign and Color Specs | Breckenridge master association | current file | Sign specifications, PDF |
| Greenwood Village at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | Sunbiz detail |
| Public condominium extract (Central and West Florida) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Section 718.503, resale disclosure and buyer cancellation | Florida Legislature | current statute | Statute text |
| Section 718.116, estoppel certificate and fee | Florida Legislature | current statute | Statute text |
| Documentary stamp tax | Florida Department of Revenue | current | DOR page |
| Title insurance rates, rule 69O-186.003 | Florida Administrative Code | current rule | Rule text |
| Nonrecurring intangible tax | Florida Department of Revenue | current | DOR page |
| Topic 701, sale of your home | Internal Revenue Service | current | IRS page |
You reach the Greenwood Village at Breckenridge valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free home valuation. The written opinion is free, and the office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.