Estero, Florida
What is your Preserve at Breckenridge condo worth? McGreevy and Comisar price it from every MLS sale since 2021, by building and plan, with fees, documents and a net sheet beside the number. Free, written. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Owners who ask what a Preserve at Breckenridge condominium is worth are asking about one of 160 residences in four associations inside the gated Breckenridge Golf and Tennis Club in Estero, where eight condominiums closed on the Southwest Florida MLS in the twelve months to September 29, 2026 at a $227,500 median. This valuation guide sits beside our Preserve at Breckenridge neighborhood guide and explains how we turn that record into a number for one residence. If you are also choosing who should list, our guide to the best real estate agents in Estero compares your options on the public record.
The short version is that the number depends on the building, the plan, the floor and the fees, not on the village median. When you are ready to act on a number, our Preserve at Breckenridge seller guide covers listing, costs and closing, and our Preserve at Breckenridge buyer guide shows how a buyer will weigh the same price. Owners across the wider community can compare with our Breckenridge home valuation guide, and the neighboring village has its own Villages on Lake Augusta home valuation guide.
McGreevy and Comisar are the best realtor for valuing a Preserve at Breckenridge condominium because we place each residence on its own building'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 residence. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Recent Preserve at Breckenridge market record (12 months to September 29, 2026): in the last 12 months we tracked all 8 Preserve closings in the Southwest Florida MLS Matrix at a $227,500 median (the mean of $220,000 and $235,000), a range of $205,000 to $275,000, $1,873,000 in volume, a median of 108.5 days on market and a median 94.7% of final list price, with six active listings on September 29, 2026 and about 9.0 months of supply. A number on this page is a market fact, not an appraisal of your residence.
Honors and recognition:
Those are career honors across Lee and Collier County.
Preserve at Breckenridge owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a Preserve condominium is worth more than a portal estimate will, and every one is specific to this village of 160 condominiums inside Breckenridge.
Preserve at 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 Villages on Lake Augusta comparison. The guide runs in the order an owner decides: what the condominium is worth, how it is valued, what buyers underwrite, then the next step.
Why McGreevy and Comisar Are the Best Realtor for Preserve at Breckenridge · Key Takeaways · What Is My Preserve at Breckenridge Home Worth? · How Is a Preserve at Breckenridge Condo Actually Valued? · What Have Preserve at Breckenridge Condos Sold For in the Last 12 Months?
How Have Preserve at Breckenridge Values Changed Since 2021? · Which Condominium and Plan Differences Change a Preserve at Breckenridge Value? · Why Do Online Estimates Miss on Preserve at Breckenridge Condos? · Preserve at Breckenridge vs Villages on Lake Augusta: How Do Their Values Compare? · How Do Preserve at Breckenridge Values Compare With Other Breckenridge Villages?
What Does the Live Competition Say About a Preserve at Breckenridge Value? · What Does the Sold-to-List Pattern Say About Pricing a Preserve at Breckenridge Condo? · When Is the Best Time to Have a Preserve at Breckenridge Condo Valued? · What Do a Buyer's Costs Do to a Preserve at Breckenridge Condo's Value? · Which Florida Rules Shape a Preserve at Breckenridge Sale Price?
How Do the Milestone Law and Reserves Affect a Preserve at Breckenridge Value? · How Do the Flood Zone and Storm Record Affect a Preserve at Breckenridge Value? · What Moves the Number Before You List a Preserve at Breckenridge Condo? · What Will You Net From a Preserve at Breckenridge Sale? · Should You Rent or Sell Your Preserve at Breckenridge Condo?
How Do You Get a Free Preserve at Breckenridge Home Valuation? · Thinking of Selling Your Preserve 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 Breckenridge Specialist Matter for a Preserve at Breckenridge Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
Frequently Asked Questions, Seller Edition: Valuing a Condo at Preserve at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Preserve at Breckenridge Valuation Team Today?
A Preserve at Breckenridge condominium is worth what a buyer will pay for your building, plan and condition today, and the record gives a starting range: eight closings in 12 months from $205,000 to $275,000 at a $227,500 median. Your residence sits somewhere in that range for reasons we can name.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window (to Sep 29, 2026) | MLS closings | Median sold | Middle pair (even n) | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 8 | $227,500 | $220,000 and $235,000 | $173.31 | 108.5 | 94.7% |
24 months (first with 10+) | 12 | $254,000 | $243,000 and $265,000 | $185.75 | 73.5 | 96.7% |
36 months | 19 | $285,000 | n odd, an observed sale | $213.35 | 56 | 96.9% |
60 months | 28 | $285,000 | $285,000 and $285,000 | $214.52 | 30.5 | 97.7% |
The 24-month window is the first with ten or more closings, so it is the lead figure for a stable read: 12 sales at a $254,000 median. The 12-month median is lower because the market has softened, and a 12-month number built on eight sales moves when one sale moves.
The lowest sale in the last 12 months was $205,000 for a 1,283 square foot two-bedroom-plus-den in Preserve III, and the highest was $275,000 for a 1,275 square foot two-bedroom-plus-den, also in Preserve III, in November 2025. The two are 8 square feet apart and $70,000 apart. That is why a valuation begins with the record and ends with your own walk-through.
A median is a middle, and no residence is a middle. If your residence has a lake or golf outlook from an upper floor, updated systems and a finished interior, it belongs at the top of its building's range; if it needs an air handler replaced, an interior refresh or a fee reduction, it belongs lower. We show where and why before you list.
Three different figures get called a value: the price a buyer will pay, an appraiser's opinion for a lender, and the county's assessed or just value for tax. They differ, and our valuation is the first: a written opinion of a likely market price from a licensed REALTOR, not an appraisal. The Lee County Property Appraiser's record is a useful check, not a price.
Start with our free home valuation, or call Jesse direct at (239) 898-6072. We follow up with the Preserve sales that fit your residence and a written range. If you would rather read first, keep going: the next sections show how each part of the number is built.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A Preserve at Breckenridge condominium is valued by starting from closed sales in your own building and plan, adjusting for floor, view, condition and systems, testing the result against current listings and the sold-to-list pattern, and stating the range and its reasons. The arithmetic is shown, and each step below names the evidence.
Preserve III has 11 marketed closings in five years, Preserve II 9, Preserve IV 5 and Preserve I 3, so building-level comparables exist for three of the four. For Preserve I we widen to the village and say so. Each association has its own budget, reserves and documents, and a residence in a building with healthy reserves and no special assessment is worth more than an identical one in a building without them.
MLS living areas at Preserve run from 1,243 to 1,568 square feet across nine distinct sizes, while the county roll records 1,243 to 1,379 heated square feet. We match your residence to the size your buyer's lender will see and to the plan in the declaration, then compare it with sales of the same size before we look at the others.
The MLS closing record does not show floor or view. The association's lease listing describes an upper-floor Preserve II residence with lake and golf course views from the lanai, covered parking and a storage unit, and we do not assume those features for any other residence. We record what yours has and place it accordingly.
The buildings date to 2002 through 2005, so original roof-level systems, air handlers and plumbing are now 21 to 24 years old. A recent air handler, updated flooring or a refreshed kitchen and baths move a buyer's offer, and an unfinished list moves it the other way. We ask for permits, receipts and warranties and adjust from what is documented.
In the 60-month record, 14 sales closed within 30 days at a median 99.4% of final list, 10 closed in 31 to 90 days at 96.4%, and 4 took more than 90 days at 97.7%, and all four of those slow sales closed in the last 12 months. Waiting did not buy a higher percentage, which is why we price to the record at the start.
A buyer compares what the residence costs each month with what a neighbor costs. The $2,800 master fee is common, but the Preserve condominium fee is set by each association, so two residences at the same price carry different costs. A residence in a building with lower fees and stronger reserves is worth more than the price suggests, and we say why.
The closing record cannot see condition, floor, view, furnishings, a lease in place, a pending assessment or a buyer's urgency. We treat those as adjustments we make after a walk-through, and we mark each one in the valuation as an opinion, not a fact.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Eight Preserve at Breckenridge condominiums closed in the Southwest Florida MLS in the twelve months to September 29, 2026, from $205,000 to $275,000 at a $227,500 median, a median 108.5 days on market and a median 94.7 percent of final list. All eight sold below their final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We tracked every one of the eight Preserve closings from November 2025 to June 2026. Each row shows the condominium, plan size, price, list and days on market, with no unit numbers or owner names.
Sold | Condominium | Sold price | Final list | Beds | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
June 8, 2026 | Preserve III | $205,000 | $220,000 | 2 plus Den | 1,283 | $160 | 41 |
May 27, 2026 | Preserve II | $243,000 | $249,000 | 2 plus Den | 1,379 | $176 | 134 |
April 28, 2026 | Preserve III | $220,000 | $224,900 | 2 Bed | 1,379 | $160 | 161 |
April 8, 2026 | Preserve III | $265,000 | $269,000 | 3 Bed | 1,326 | $200 | 418 |
April 7, 2026 | Preserve II | $220,000 | $237,000 | 2 plus Den | 1,243 | $177 | 85 |
March 16, 2026 | Preserve II | $235,000 | $250,000 | 2 Bed | 1,379 | $170 | 64 |
November 21, 2025 | Preserve IV | $210,000 | $219,900 | 3 Bed | 1,437 | $146 | 132 |
November 18, 2025 | Preserve III | $275,000 | $297,900 | 2 plus Den | 1,275 | $216 | 0 |
Three of the eight are in Preserve II, four in Preserve III and one in Preserve IV. Seven are between 1,243 and 1,379 square feet and sold for $205,000 to $275,000, and the eighth, at 1,437 square feet in Preserve IV, sold for $210,000. Six of the eight closed between March 16 and June 8, 2026, and the two sales of November 2025 preceded them.
Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. We follow up with the Preserve sales that fit your residence and a written range. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. If you would rather read first, keep going: the next sections show how each part of the number is built.
The 12-month median was $173.31 per square foot of MLS living area on 8 closings, and $185.75 on the 12 closings of the last 24 months. The 60-month median was $214.52. We use the MLS living area only for comparisons with other MLS sales, and never compare it with a county heated-area figure.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Preserve at Breckenridge values rose from a $196,500 MLS median in 2021 to a $339,000 median in 2024, then fell to $227,500 in 2026 through June 8, while the county's recorded median moved from $130,000 in 2009 to $335,000 in 2024 and $237,500 in 2026. The market has given back about a third of its peak.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Calendar year (MLS) | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2026 (to Jun 8) | 6 | $227,500 | $173.31 | 109.5 | 95.8% |
2025 | 6 | $287,500 | $208.19 | 47.5 | 96.7% |
2024 | 5 | $339,000 | $233.31 | 38 | 96.1% |
2023 | 5 | $326,000 | $233.02 | 3 | 98.7% |
2022 | 4 | $277,500 | $213.05 | 3 | 100.9% |
2021 | 2 | $196,500 | $150.63 | 0.5 | 100.3% |
These are our own medians of the MLS rows, and every year has fewer than ten closings, so read each as a small sample. The direction is clear even so: the median sale slowed from 3 days on market in 2022 and 2023 to 109.5 days so far in 2026.
Year | Qualified recorded sales | Median price |
|---|---|---|
2026 (to Jul 29) | 8 | $237,500 |
2025 | 8 | $294,000 |
2024 | 7 | $335,000 |
2023 | 9 | $325,000 |
2022 | 10 | $277,500 |
2021 | 11 | $193,000 |
2020 | 11 | $186,500 |
2019 | 7 | $180,000 |
2018 | 8 | $192,500 |
2017 | 6 | $194,700 |
2016 | 6 | $172,750 |
2015 | 8 | $175,000 |
2014 | 14 | $148,650 |
2013 | 10 | $136,000 |
2012 | 5 | $147,000 |
2011 | 5 | $146,000 |
2010 | 7 | $138,000 |
2009 | 7 | $130,000 |
The recorded median nearly doubled from 2016 ($172,750) to 2024 ($335,000), a 94 percent rise, and gave back 29.1 percent by 2026. Lee County records 147 qualified sales on file, and every year from 2015 on has 6 to 11 of them, so the county is the best long record of where a Preserve price sat in a given year.
An owner who bought in 2021 near the $193,000 to $200,000 level holds a residence that is worth more than its cost even at today's median. An owner who bought at the 2024 peak may find today's value below cost. Neither fact changes what the market will pay, and we build the valuation from the present record, then show your gain or loss as a separate line.
The condominium and plan differences that change a Preserve at Breckenridge value are the building, the size, the floor and the label the listing used: Preserve III's 60-month median is $305,000 against $243,000 in Preserve II, and a "3 Bed" is often a two-bedroom-plus-den. Small samples mean each figure is a guide, not a rule.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Condominium | MLS closings, 60 months | Range | Median sold | Median days on market | Closings in the last 12 months |
|---|---|---|---|---|---|
Preserve I (small sample) | 3 | $280,000 to $295,000 | $285,000 | 11 | 0 |
Preserve II (small sample) | 9 | $200,000 to $335,000 | $243,000 | 26 | 3 |
Preserve III | 11 | $205,000 to $355,000 | $305,000 | 33 | 4 |
Preserve IV (small sample) | 5 | $193,000 to $339,000 | $285,000 | 56 | 1 |
Preserve III is the busiest with 11 of 28 closings and the highest single sale ($355,000, June 2024). Preserve I has not closed a marketed sale in the last 12 months, so a Preserve I owner prices against the village. These are our counts of the listed rows.
MLS bed label | Closings, 60 months | Range | Median sold |
|---|---|---|---|
2 Bed (small sample, n = 4) | 4 | $220,000 to $295,000 | $232,450 (mean of $229,900 and $235,000) |
2 plus Den | 18 | $193,000 to $346,000 | $290,000 (mean of $285,000 and $295,000) |
3 Bed (small sample, n = 6) | 6 | $210,000 to $355,000 | $302,500 (mean of $280,000 and $325,000) |
The county roll records 155 of the 160 residences as two-bedroom and five as three-bedroom, so a "3 Bed" label in the MLS is often a two-bedroom-plus-den plan marketed as three. We value your residence by what the declaration and floor plan permit, and we describe it that way in the valuation.
MLS living area | Closings, 60 months | Range of sold prices | Latest closing |
|---|---|---|---|
1,243 sq ft | 5 | $220,000 to $345,000 | April 2026 |
1,275 sq ft | 1 | $275,000 | November 2025 |
1,283 sq ft | 2 | $193,000 to $205,000 | June 2026 |
1,326 sq ft | 5 | $200,000 to $304,000 | April 2026 |
1,379 sq ft | 3 | $220,000 to $243,000 | May 2026 |
1,399 sq ft | 2 | $326,000 to $355,000 | June 2024 |
1,437 sq ft | 1 | $210,000 | November 2025 |
1,453 sq ft | 8 | $229,900 to $346,000 | May 2025 |
1,568 sq ft | 1 | $305,000 | January 2025 |
Grouping the 28 sales by size, the eight residences of 1,283 square feet or less had a $277,500 median, the ten of 1,326 to 1,399 square feet $267,500 and the ten of 1,437 or more $317,500. The middle group is the lowest because four of its ten sales come from the softer 2026 market and one from the lower 2021 level. Size matters, but timing and building matter as much.
The 1,453 square foot plan closed eight times in five years, from $229,900 in March 2022 to $346,000 in January 2024, with a $330,000 median, and the most recent, $310,000, in May 2025. Sold prices for the same plan moved by more than $100,000 as the market moved, so we always date the comparable and adjust it to today.
A 1,243 square foot residence closed at $345,000 in November 2023 in Preserve III and another at $220,000 in April 2026 in Preserve II, $125,000 lower after 29 months. The record cannot show condition, floor or systems, and it does show that time and building both matter.
Automated online estimates miss on Preserve at Breckenridge condominiums because the record is thin, eight closings in 12 months, and because the facts that move a Preserve price sit outside a listing feed: the building, the floor, the condition, the association's fees and reserves and the documents. They are a rough check, and they do not see your residence.
A model that leans on a Breckenridge or Estero median cannot know that Preserve I has three marketed sales in five years, or that Preserve III has eleven. It also cannot tell that the 12-month median of $227,500 sits below the 24-month median of $254,000 because the market softened. A valuation shows the sales and the reasons, and a model shows a number.
A model cannot read a special assessment, a reserve study, a milestone inspection statement, an estoppel, a lease in place or the lanai's condition. It does not know that all eight recent closings sold below list. It does not know the master fee is $2,800 or that the Preserve fee is unpublished. Each of those is a line in a real valuation.
Use an online estimate as a rough check, never as a listing price. If it is far from the closed sales in your building, trust the sales, and ask us why. If it is close, the agreement still does not tell you your floor, condition or fee stack. We compare the number with the record and tell you what a buyer's agent will say.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Preserve at Breckenridge and Villages on Lake Augusta value at nearly the same 12-month median, $227,500 against $230,000, but Preserve's is $173.31 per MLS square foot against $211.50, its plans are larger, its buildings are newer and it carries nine months of supply against 1.2 months next door. Buyers compare the two.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Preserve at Breckenridge | Villages on Lake Augusta |
|---|---|---|
Residences | 160 in four condominiums of 40 | 180 in three condominiums of 60 |
Built | 2002 to 2005 (median 2004.5) | 1996 to 2001 (median 1998.5) |
Heated area (county roll) | 1,243 to 1,379 square feet | 967 to 1,273 square feet |
Bedrooms (county roll) | 155 two-bedroom, 5 three-bedroom | 78 two-bedroom, 102 three-bedroom |
Associations | Four, each with a seat on the master board | Three, each with a seat on the master board |
MLS closings, 12 months | 8, median $227,500 (mean of $220,000 and $235,000) | 10, median $230,000 (mean of $225,000 and $235,000) |
MLS median $ per square foot, 12 months | $173.31 | $211.50 |
Median days on market, 12 months | 108.5 | 93 |
Median sold to final list, 12 months | 94.7% | 96.7% |
MLS closings, 24 months | 12, median $254,000 | 20, median $245,700 |
MLS closings, 60 months | 28, median $285,000 | 37, median $270,000 |
Active listings, September 29, 2026 | 6, median ask $259,900 (9.0 months of supply) | 1, ask $299,900 (1.2 months of supply) |
County qualified sales since September 29, 2025 | 10, median $237,500 | 12, median $230,000 |
Rental rules | Each condominium's own documents | Each condominium's own documents |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 parcel roll and recorded sales. MLS living area and county heated area are different measures; we do not compare MLS dollars per square foot with any county figure.
The neighboring village's homes are smaller on the roll, 967 to 1,273 square feet against 1,243 to 1,379, so the same money buys more area at Preserve and a higher rate at Villages on Lake Augusta. A Preserve owner should not price on the neighbor's per-square-foot rate, and a buyer will not.
Six active listings against eight closings is 9.0 months of supply at Preserve, and one active listing against ten closings is 1.2 months next door. Tight supply supports price and quick sales, and loose supply gives buyers room to negotiate. We build that difference into the valuation range and the days-on-market expectation.
The rival village has its own record, its own three-bedroom plans and its own three associations of 60 residences. Read its numbers in its own neighborhood guide before you use it as a comparable, because a different plan and a different building are different products.
Preserve at Breckenridge is the second-largest of Breckenridge's nine villages by units, 160 of 841 residences on the county roll, and the newest by median build year, with a 12-month MLS median of $227,500 on eight closings, just below the community's $235,000 median across 44 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Yardstick: units and regime from the Lee County Property Appraiser 2026 parcel roll and the state's association records; year built from the roll; and Southwest Florida MLS closings from September 29, 2025 to September 29, 2026. Every village except Villages on Lake Augusta has fewer than 10 closings in that window, so read each median beside its n as a small sample.
Village | Residences | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Preserve at Breckenridge | 160 | Condominium (four associations) | 2002 to 2005 | 8 | $227,500 (small sample) |
180 | Condominium (three associations) | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 (small sample) | |
64 | Single-family, homeowners' association | 1997 to 1999 | 6 | $363,000 (small sample) | |
51 | Single-family, homeowners' association | 1994 | 4 | $367,450 (small sample) | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 (small sample) | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 (small sample) | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 (small sample) | |
44 | Single-family, homeowners' association | 1995 to 1997 | 0 | none |
The nine village rows sum to 841 residences; the Breckenridge association states 842, a one-residence gap we report rather than paper over.
Preserve's $227,500 is the second-lowest of the eight villages with sales, above only Wellington's $187,250 and just below Villages on Court Side Lake's $229,000 and Villages on Lake Augusta's $230,000. Crystal Lake, Golden Pond, Greenwood and Crescent Lake sit at $268,500 to $372,500. Our reading is that Preserve trades at a rung below what its build year alone would suggest.
Crescent Lake shares Preserve's 2000s build era and sits at $372,500 on three sales, so the age alone does not explain Preserve's lower rung. The record suggests plan, fee stack and supply matter too, and we say so in the valuation. We do not claim a cause the record cannot show.
The live competition says that Preserve at Breckenridge asks run ahead of closes: six active listings on September 29, 2026 ask $250,000 to $330,000 at a $259,900 median, 14.2 percent above the $227,500 median of the last 12 months' sales. The two oldest listings have sat 168 and 217 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
List price | Beds | Living area (sq ft) | Ask per sq ft | Days listed | Ask against the $227,500 12-month median |
|---|---|---|---|---|---|
$330,000 | 3 Bed | 1,243 | $265 | 7 | 45.1% above |
$269,000 | 2 plus Den | 1,453 | $185 | 8 | 18.2% above |
$259,900 | 2 plus Den | 1,453 | $179 | 6 | 14.2% above |
$259,900 | 3 Bed | 1,399 | $186 | 13 | 14.2% above |
$259,900 | 3 Bed | 1,326 | $196 | 168 | 14.2% above |
$250,000 | 2 plus Den | 1,379 | $181 | 217 | 9.9% above |
Three of the six ask exactly $259,900. The $330,000 listing is the only one above the highest closing in the last 12 months ($275,000), and it had been listed 7 days. The two longest-listed, $259,900 at 168 days and $250,000 at 217 days, show that even priced at the low end the market has not cleared.
The median ask of $259,900 is $32,400 above the 12-month median sold price. None of the 12-month closings sold above its final list price, and the median discount was 5.3 percent. A valuation that ends at the asks is a hope, and a valuation that ends at the closes is a plan.
If your residence is comparable to the listings that have sat for months, a list price at their level joins them. If it is better, with a documented update or a floor and view, the valuation should say why and by how much. We check the competing listings weekly during a listing and tell you what changed.
The sold-to-list pattern says a Preserve at Breckenridge condominium priced at the start sells closer to list than one that waits: 14 of the 28 closings since 2021 sold within 30 days at a median 99.4 percent of final list, and all eight closings of the last 12 months sold below list, at 94.7 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Days on market | Closings, 60 months | Median sold to final list | Of these, closed in the last 12 months |
|---|---|---|---|
30 days or fewer | 14 | 99.4% | 1 |
31 to 90 days | 10 | 96.4% | 3 |
More than 90 days | 4 | 97.7% | 4 |
Waiting did not buy a higher percentage. The four sales that took more than 90 days all closed in the last 12 months, and they sold at a median 97.7 percent, barely above the 96.4 percent of the 31 to 90 day group. A price set to the record at the start does more than a price cut after a hundred days.
Sold | Condominium | Final list | Sold price | Dollars below list | Percent of list | Days on market |
|---|---|---|---|---|---|---|
June 8, 2026 | Preserve III | $220,000 | $205,000 | $15,000 | 93.2% | 41 |
May 27, 2026 | Preserve II | $249,000 | $243,000 | $6,000 | 97.6% | 134 |
April 28, 2026 | Preserve III | $224,900 | $220,000 | $4,900 | 97.8% | 161 |
April 8, 2026 | Preserve III | $269,000 | $265,000 | $4,000 | 98.5% | 418 |
April 7, 2026 | Preserve II | $237,000 | $220,000 | $17,000 | 92.8% | 85 |
March 16, 2026 | Preserve II | $250,000 | $235,000 | $15,000 | 94.0% | 64 |
November 21, 2025 | Preserve IV | $219,900 | $210,000 | $9,900 | 95.5% | 132 |
November 18, 2025 | Preserve III | $297,900 | $275,000 | $22,900 | 92.3% | 0 |
The eight closings gave up $94,700 in total against their final list prices, a median of $12,450 per sale, and the median discount was 5.3 percent. The smallest was $4,000 on the April 2026 sale that took 418 days, and the largest was $22,900 on the $275,000 sale of November 2025.
Four of the 28 closed above final list: November 2021, January 2022, August 2022 and January 2023. Every one of the 21 closings since March 2023 sold at or below list, and 19 of those sold below it. An owner who remembers 2022 is remembering a different market, and a valuation that assumes it will overshoot.
We use the ratio to convert a value into a list price. If the record says a residence is worth $230,000, a list price near $240,000 leaves room for the 5 percent give that the last year has shown, and a list price at $259,900 invites the wait that two current listings are living through. We show both on paper and let the showing feedback decide the review date.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
The best time to have a Preserve at Breckenridge condominium valued is before you decide to list, because the number tells you whether to sell this season or wait. January through May carries 18 of the 28 MLS closings since 2021, and no sale closed in July or September.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Month of closing | MLS closings | Years |
|---|---|---|
January | 5 | 2022, 2023, 2024 (2), 2025 |
February | 2 | 2022, 2025 |
March | 4 | 2022, 2023, 2025, 2026 |
April | 5 | 2023, 2024, 2026 (3) |
May | 2 | 2025, 2026 |
June | 2 | 2024, 2026 |
July | 0 | none |
August | 2 | 2022, 2024 |
September | 0 | none |
October | 1 | 2023 |
November | 4 | 2021, 2023, 2025 (2) |
December | 1 | 2021 |
These are our counts of the 28 listed MLS closings from November 2021 to June 2026, and every month has five or fewer, so read them as a small sample. The pull ends September 29, 2026, so the months after June 2026 have no marketed closing in it.
Eighteen of 28 closings in the first five months of the year suggests that buyers who shop the winter season do most of the buying, and that a listing live by early January meets them first. It does not promise a winter sale. The median sold price of the 21 closings from November through April was $280,000 and the median of the seven from May through October was $285,000, so the calendar moved volume more than price.
Update after every new Preserve closing, after an air handler or other system is replaced, before a refinance and before a decision to sell or rent. With about eight marketed closings a year, a new sale is news, and a valuation that is a year old may sit above or below a market that has moved since.
Ready for your number? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A buyer's costs lower what a buyer can pay for a Preserve at Breckenridge condominium: the $2,800 master fee, the Preserve association's own fee, $2,900 in one-time master charges, homeowners and flood-related insurance questions and Lee County property tax. Each one reduces the price at which a monthly budget works.
Layer | What the public record says | Yearly or one-time amount |
|---|---|---|
Master association fee, 2026 | Payable in full or quarterly at $700 plus a $25 processing fee | $2,800 a year |
Preserve condominium fee | Set by each of four associations; the brochure says it typically runs $300 to $500 and does not say whether monthly or quarterly | Not published; $3,600 to $6,000 a year on a monthly reading, $1,200 to $2,000 on a quarterly reading |
Capital contribution, new owner | Master fee schedule, 2026 | $2,800, one time |
Transfer assessment, new owner | Master fee schedule, 2026 | $100, one time |
Lease transfer assessment | Master fee schedule, per lease | $200 per lease |
On a monthly reading the master and Preserve fees together run $6,400 to $8,800 a year, and on a quarterly reading $4,000 to $4,800. We do not choose between the two readings, because the dollar figure that binds a buyer is in each association's budget and estoppel, not in a brochure.
A buyer who sets a monthly budget for everything owned can carry a larger loan on a condominium with a lower fee, because the fee and the mortgage payment come from the same budget. That is why two Preserve residences of the same plan and condition can be worth different amounts in different buildings, and why we read the budget before we state a range.
Your buyer loses your homestead cap when the sale closes, and the assessed value resets under section 193.155, so the buyer's tax bill can exceed yours. Lee County bills property tax each November for the calendar year, in arrears. We do not quote a tax bill for Preserve, because assessed value, exemptions and millage vary by residence and year.
Preserve carries no Community Development District, because Breckenridge's master association dates to 1985 and the community is governed by its associations. We confirm on the parcel's Lee County tax bill that no district assessment appears, which takes one line out of the buyer's budget and supports price. Read the Breckenridge community guide for the club the master fee pays for.
A buyer who reads your price also reads the fee stack, the documents and the insurance quote. Our Preserve at Breckenridge buyer guide lays out that arithmetic from the buyer's chair, and we use it to test every valuation before we hand it to you.
Six Florida rules shape a Preserve at Breckenridge sale price: the seller pays documentary stamps and, in Lee County custom, the owner's title policy, the Chapter 718 resale disclosure gives the buyer a cancellation right, the estoppel fee is capped, the tax and flood disclosures apply, and buyer representation changed after the NAR settlement. The contract controls.
Documentary stamps are $0.70 per $100, which is $1,592.50 at the $227,500 twelve-month median and $1,995.00 at the $285,000 sixty-month median. The owner's title premium follows the state's promulgated rate, about $1,212.50 at $227,500. In Lee County the seller customarily pays both, nothing in statute assigns them, and the contract controls.
A seller of a condominium resale gives the buyer the declaration, articles, bylaws and rules, the budget and financial statement, the inspector-prepared milestone summary and the structural integrity reserve study where they apply, and the association's frequently asked questions sheet, at the seller's expense. A buyer who did not receive them in time can cancel within 7 days, excluding Saturdays, Sundays and legal holidays.
Section 720.401, the homeowners' association disclosure summary, states that it does not apply to associations regulated under Chapter 718, and Preserve's four associations are condominiums. The estoppel statute that applies is section 718.116(8), not 720.30851. Whether any master-level document is separately required is a question for your closing attorney or agent, and this page is information, not legal advice.
Section 718.116(8) requires the association to deliver an estoppel certificate within 10 business days of a request, and the fee is capped by statute. As of the 2024 legislation the caps were $299 for a standard certificate, $119 more for expedited delivery and $179 more if the account is delinquent, indexed to inflation, so we confirm the amount with your association's manager. A certificate that shows unpaid assessments lowers your net, not your price.
Section 689.261 requires a property tax disclosure summary at or before the contract, and section 689.302 requires a flood disclosure at or before the contract is executed. Both are part of the standard Florida contract, and an honest answer to the flood questions is part of a defensible price.
Since August 17, 2024, buyers sign a written agreement with their agent before touring, offers of compensation to a buyer's agent cannot appear on the MLS, and commissions are negotiable. A valuation we write includes a net sheet that shows the compensation choice beside the price, so you see what each structure leaves you.
Florida's milestone and reserve rules affect a Preserve at Breckenridge value through the buyer's lender: a structural integrity reserve study is required for condominium buildings of three stories or more, and a milestone inspection at 30 years points to 2032 through 2035 for these buildings. We could not confirm each building's story count.
Section 553.899 requires a milestone inspection by December 31 of the year a covered building reaches 30 years of age, and every 10 years after; the local enforcement agency can set 25 years where local circumstances require. Section 718.112 requires a structural integrity reserve study for buildings of three stories or higher, which was due by December 31, 2025 for owner-controlled associations existing on July 1, 2022.
A buyer's lender reads the reserve position, special assessments and litigation before it approves a loan on a condominium, and an association with a funded reserve and no assessment is worth more to a buyer than one without. We do not know from the public record whether each Preserve association has filed its study, so we ask the manager for that statement and treat it as a valuation input, not a footnote.
Ask your manager for the current reserve study or a statement that none is required or completed, the most recent budget with reserve funding, any special assessment approved or proposed, and the association's insurance summary. If any is missing, we tell you before you list, because a gap can reduce the range we state.
The flood zone and storm record affect a Preserve at Breckenridge value mainly through insurance: FEMA's map shows Zone X at the three Breckenridge Drive points we tested, the site is about three to four miles inland of Estero Bay, and Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1. Your file should carry your building's own zone.
Preserve falls on FEMA panel 12071C0579G, effective November 17, 2022. At three points on Breckenridge Drive, FEMA's National Flood Hazard Layer returned Zone X, "0.2 percent annual chance flood hazard in coastal zone," not a special flood hazard area, with no base flood elevation. That is a low-risk band, not a no-risk band, and we tested points, not building footprints.
Hurricane Ian came ashore near Cayo Costa on September 28, 2022 as a Category 4, according to the National Hurricane Center, and Milton in 2024 made landfall well north of Lee County. We found no public damage record specific to the Preserve buildings, and we do not claim the buildings were undamaged. Ask your association for its claim history so you can answer a buyer honestly.
Each Preserve association insures its building under section 718.111, and the owner's HO-6 policy covers the interior, contents, liability and loss assessment under section 627.714. A buyer's insurance quote often decides whether a contract survives, so a valuation that carries the association's insurance summary supports the price it states.
Four things move a Preserve at Breckenridge number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents and service records, and ordering the estoppel and association file. In a market with six competing listings, a ready file can move a price more than paint.
The buildings date to 2002 through 2005, so the air handler, water heater, appliances and interior finishes are 21 to 24 years old in many residences. The roof-level systems belong to the association, so we start with the items yours does not cover and decide with you which to fix, which to credit and which to disclose.
A $205,000 sale in June 2026 and a $275,000 sale in November 2025, both two-bedroom-plus-den residences of about 1,280 square feet in Preserve III, sit $70,000 apart, and the difference is often paint, floors, kitchens and lanai. Clean, open and well lit does more than a remodel, and we say which updates pay back before you spend.
The declaration, bylaws, rules, budget and financial statement, the reserve-study statement, the estoppel, the association's insurance summary, permits and final inspections for interior work, warranties and service records for the air handler and water heater, and your flood disclosure answers.
Leasing terms, pet rules and any approval of sales are set by each association and are not public. A buyer will ask, and a seller who has the answers in writing removes the largest source of doubt. Our Preserve at Breckenridge seller guide walks the preparation step by step once you decide to list.
A Preserve at Breckenridge seller at the $227,500 twelve-month median nets an estimated $218,108.50 before payoff and prorations in the lower-cost case, $215,821.00 in the higher-cost case and $208,996.00 if the seller also offers buyer-side compensation. These are estimates built from the state's rates and caps, not a closing statement.
Sale price | Documentary stamps ($0.70 per $100) | Owner's title premium (estimate) | Both together |
|---|---|---|---|
$205,000 (lowest 12-month sale) | $1,435.00 | $1,100.00 | $2,535.00 |
$227,500 (12-month median) | $1,592.50 | $1,212.50 | $2,805.00 |
$254,000 (24-month median) | $1,778.00 | $1,345.00 | $3,123.00 |
$285,000 (60-month median) | $1,995.00 | $1,500.00 | $3,495.00 |
Stamps follow statute, the title premium follows the promulgated schedule, and the contract decides who pays. The estoppel cap is $299 for a standard certificate.
Line | Lower-cost case | Higher-cost case | Higher-cost case plus buyer-side offer |
|---|---|---|---|
Sale price | $227,500.00 | $227,500.00 | $227,500.00 |
Documentary stamps | $1,592.50 | $1,592.50 | $1,592.50 |
Owner's title premium (estimate) | $1,212.50 | $1,212.50 | $1,212.50 |
Estoppel certificate (capped) | $299.00 | $299.00 | $299.00 |
Municipal lien search (estimate) | $100.00 | $250.00 | $250.00 |
Settlement fee (estimate) | $500.00 | $1,500.00 | $1,500.00 |
Listing commission (negotiated) | $5,687.50 at 2.5% | $6,825.00 at 3% | $6,825.00 at 3% |
Buyer-side compensation, if you offer it (negotiated) | none | none | $6,825.00 at 3% |
Total selling costs | $9,391.50 | $11,679.00 | $18,504.00 |
Estimated net before mortgage payoff and prorations | $218,108.50 | $215,821.00 | $208,996.00 |
Every line is an estimate for illustration. We use the 12-month median sale price and do not subtract a mortgage payoff or the tax proration. A written net sheet for your own price comes with your valuation, because a value is what a condominium sells for and a net is what an owner keeps.
The 2026 master fee schedule lists a $2,800 capital contribution for new owners and a $100 transfer assessment, and it does not say who pays either one. The contract does. A seller who agrees to pay the $2,900 lowers the net by that amount, and a buyer who pays it may offer $2,900 less, so we run both cases.
Whether to rent or sell a Preserve at Breckenridge condominium depends on your association's lease rules, which are not public, and on what the residence would sell for now. Leasing is permitted at Breckenridge, and the master association charges a $200 transfer assessment per lease.
The minimum lease term, the number of leases per year and any waiting period before a new owner may lease are set by each Preserve association and are not published. Secondary web pages quote figures, and some confuse this Breckenridge with the Colorado ski town, so we do not use them. We get the rules from the manager in writing before we advise.
A valuation shows the sale price and the net, which you compare with the rent you could earn after the master fee, the Preserve fee, insurance, tax and upkeep. We quote no rent figure here, because the public record we reached has none, and we use your own lease history or the association's rules to build that side.
Renters can use the golf course, courts, pools and fitness room, which helps a rental and is a selling point for an investor buyer. If you decide to sell with a tenant in place, the buyer takes the lease, showings go through the tenant and closing should align with the lease end. Our Preserve at Breckenridge neighborhood guide covers the club the renter uses.
You get a free Preserve at Breckenridge valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from closed sales in your own condominium and plan, placed on the village's price ladder, with your fee stack and net sheet beside it, at no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
You receive the closed Preserve sales that match your building and plan, with dates and days on market, a per-square-foot analysis from MLS living area, the six live competing listings, your residence's position on the village ladder with the reasons, the fee stack a buyer will underwrite, and a recommended list price with a defensible range and a net sheet. Request it through our McGreevy and Comisar valuation form, or request your valuation here.
In a village where the same 1,243 square feet closed at $345,000 in November 2023 and $220,000 in April 2026, the number decides the sale. We would rather you see the evidence first, and many owners use the valuation to decide whether to sell this season or next, or to keep the condominium as a seasonal home or rental. If you then decide to sell, our Preserve at Breckenridge seller guide covers the listing and the closing, and the Preserve at Breckenridge neighborhood guide covers the club and the buildings.
Jesse McGreevy prepares the valuation and Marc Comisar walks the residence. 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, email [email protected], or request a free Preserve at Breckenridge home valuation. Text or call, and confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873.
Preserve at Breckenridge owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because four separate condominium associations, about 9.0 months of supply and a village next door with tight inventory reward building-level pricing and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Preserve at Breckenridge listing agent, or thinking, "I need someone to tell me what my condo at Preserve at Breckenridge is worth," here is the short version of everything above. We place your residence on its own building's ladder of closed sales, show the arithmetic and the net, and then, only if you decide to sell, 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 and see how we represent buyers in Estero.
The record does not promise it. January through May carries 18 of the 28 Preserve closings in five years, but the median sold price from November through April was $280,000 and from May through October $285,000. Price, not the calendar, decides the result, and the fall is the time to prepare.
At the last 12-month medians, yes: $173.31 per square foot of MLS living area at Preserve against $211.50 at Villages on Lake Augusta, though Preserve's typical plan is larger, and the two 12-month median prices are $227,500 and $230,000.
Compare your list price with the closed sales in your own building and plan. Two of the six active Preserve listings have sat 168 and 217 days, while eight residences closed in the last 12 months, so reprice to the record, refresh the photographs and confirm the documents file is ready.
No. A valuation needs your building, plan and condition, and the documents come later if you list. Under section 718.503 a condominium seller supplies them at the seller's expense, and the buyer can cancel within 7 days, excluding weekends and legal holidays, if they arrive late.
Yes. An estate, a health change or a tenant in place is often better handled privately, and a valuation is a document for you, not a listing. We show you both routes with numbers, including what a private sale may cost in reach.
Ask each team for the comparable set for your own condominium, its treatment of the fee stack and its net sheet. The guide to the best real estate agents in Estero linked at the top of this page sets the options side by side, and we welcome the comparison.
McGreevy and Comisar is a top-reviewed Preserve at Breckenridge realtor, and the quotes below are genuine five-star client 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A Preserve listing that has sat for months is a pricing and presentation problem, and a valuation is where the fix starts.
★★★★★ "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
In a market where all eight recent closings sold below list, a price you can rely on matters more than a hopeful one.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Breckenridge owners are part-time residents, and a valuation can be delivered without a visit from you.
A Breckenridge specialist matters for a Preserve at Breckenridge valuation because the facts that set the number live in documents and building records, not in a listing feed: four associations, a master fee, a capital contribution, multi-story building rules, a Zone X flood map at the points we tested and a market with 9.0 months of supply.
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 the data, the comparable set, the association paperwork and the net sheet. 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 residence and sees the floor, the view, the lanai and the condition that no record shows. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Preserve residence off the Breckenridge median instead of its own condominium's sales, forget that Preserve is four associations rather than one, treat a Chapter 718 sale as a Chapter 720 one, skip the fee stack, or describe a two-bedroom-plus-den as a three-bedroom. None of those mistakes is exotic, and each one moves the number.
If your next move takes you elsewhere in Estero, our Estero home valuation guide covers value across the city. Our Breckenridge community guide covers the club every village shares, and the Breckenridge home valuation guide covers all nine villages together.
Preserve at Breckenridge owners often buy again in Southwest Florida, sometimes inside Breckenridge itself, and we run both sides as one plan: the valuation of the condominium you sell, 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 carry over the difference between just value and capped assessed value [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.
Owners who move from a Preserve condominium to a single-family village or to a different condominium see very different medians in the village table above, from $187,250 to $372,500 in the last 12 months on small samples. Read our Preserve at Breckenridge buyer guide to see the fee stack and documents from the buyer's chair.
If your next home is a golf community, a newer house or another condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps. To plan the valuation and the purchase together, call Jesse direct at (239) 898-6072, or call Marc at (239) 287-5873 for the purchase side.
These Preserve at Breckenridge valuation questions are answered from the same records as the rest of this page: Southwest Florida MLS Matrix data pulled September 29, 2026, Lee County Property Appraiser recorded sales through July 29, 2026, Florida condominium law and the master association's published fees. Where a fact varies by association, we say so.
The 12-month MLS median was $227,500 on 8 closings ($205,000 to $275,000), and the 24-month median was $254,000 on 12. Your figure depends on building, plan, floor and condition, so a written valuation built from your own building's sales is the reliable answer.
We start from closed sales in your own building and plan, adjust for floor, view, condition and systems, test the result against the six live listings and the sold-to-list pattern, and state a range with a reason for each end. The arithmetic is shown.
Eight closed in the Southwest Florida MLS in the 12 months to September 29, 2026, for $1,873,000 in volume. The county recorded 10 qualified sales from September 29, 2025 to July 29, 2026, because it counts deeds whether or not a listing entered the MLS.
$227,500 across 8 closings in the last 12 months (the mean of $220,000 and $235,000, a small sample), $254,000 across 12 closings in 24 months and $285,000 across 28 closings in 60 months.
The 12-month median was $173.31 per square foot of MLS living area, $185.75 over 24 months and $214.52 over 60 months. Compare it only with other MLS figures, never with a county heated-area figure.
On small samples, Preserve III: the 60-month MLS median was $305,000 on 11 closings, against $285,000 in Preserve I and IV (3 and 5 closings) and $243,000 in Preserve II (9). Your own building's sales are the first comparable.
Not by itself. Over 60 months the MLS median was $290,000 for 18 two-bedroom-plus-den closings and $302,500 for 6 three-bedroom closings, small samples, and the county roll records 155 of the 160 residences as two-bedroom. We value by what the floor plan permits.
No. Residences of 1,283 square feet or less had a $277,500 median, those of 1,326 to 1,399 square feet $267,500 and those of 1,437 or more $317,500, because timing and building mix outweigh the plan.
The MLS median was $339,000 in 2024 and $227,500 in 2026 through June 8, about a third lower, and the county's recorded median was $335,000 in 2024 and $237,500 in 2026 through July 29.
If you bought near the 2021 level of $193,000 to $200,000, yes, even at today's median. If you bought at the 2024 peak, today's value may be below your cost. We build the value from today's record and show your gain or loss as a separate line.
Lee County lists 147 qualified recorded sales on file, with a median that rose from $130,000 in 2009 to $335,000 in 2024 and was $237,500 across 8 sales in 2026 through July 29. It is the longest record of where a Preserve price sat in a given year.
The record is thin, eight closings in 12 months, and the facts that move a price, such as the building, floor, condition, fees, reserves and documents, sit outside a listing feed. An estimate is a rough check, and it does not see your residence.
No. Ours is a written opinion of a likely market price from a licensed REALTOR. An appraisal is an opinion of value for a lender, and the county's just value is a figure for tax. They differ, and we explain which one applies to your decision.
It gives a range, not a point. With eight closings in a year and $70,000 between two residences of nearly the same size, we state the range and the reasons, widen to the 24-month window of 12 sales where needed and revisit when a new sale closes.
The six active listings ask $250,000 to $330,000 at a median of $259,900, which is 14.2 percent above the $227,500 median sold price. They set competition, not value, and we read them as what you will be shown against.
Not unless your residence earns it. All eight closings in the last 12 months sold below final list, at a median 94.7 percent, and the two listings that have sat longest are at 168 and 217 days. We anchor the list price to closed sales.
Expect months, not weeks in this market: the median was 108.5 days on market in the last 12 months, against 30.5 days across all 28 closings in 60 months. A price set to the record at the start shortens the wait.
Yes. The master fee is $2,800 for 2026, each Preserve association sets its own fee, and a buyer's budget covers both. A building with lower fees and stronger reserves is worth more than the price alone suggests, and the estoppel gives the exact dollar figure.
The 2026 master fee schedule lists a $2,800 capital contribution and a $100 transfer assessment for a new owner, $2,900 in all. The schedule does not say who pays, so the contract does, and we run both cases in the net sheet.
In Lee County the seller customarily pays documentary stamps of $0.70 per $100 and the owner's title policy, about $1,592.50 and $1,212.50 at $227,500, plus the estoppel fee where the contract assigns it and commission as negotiated. The contract controls.
On $227,500 our illustration nets $215,821.00 to $218,108.50 before any payoff and prorations, and $208,996.00 if you also offer buyer-side compensation at 3 percent. You receive a written net sheet for your own price with the valuation.
It is your association's written statement of what you owe. Section 718.116(8) requires it within 10 business days of a request, and the fee is capped: $299 for a standard certificate as of the 2024 legislation, with added amounts for expedited delivery or a delinquent account, indexed to inflation.
Under section 718.503, at your expense, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone and reserve-study statements where they apply and the association's frequently asked questions sheet. Late delivery gives the buyer 7 days, excluding weekends and holidays, to cancel.
Section 720.401 says it does not apply to associations regulated under Chapter 718, and Preserve's four associations are condominiums. Whether a master-level document is separately required is a question for your closing attorney or agent.
It can. Buildings of three or more stories need a structural reserve study, and 2002 to 2005 buildings reach the 30-year milestone in 2032 to 2035. A funded reserve and no special assessment support a price, and we could not confirm each building's story count.
It changes the insurance conversation. FEMA's map shows Zone X at the three Breckenridge Drive points we tested, on panel 12071C0579G, and Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1. Your building's own zone belongs in your file.
Yes, and buyers ask. Ask your manager whether one is approved or proposed, since no Preserve budget is public. Disclosing it early prevents a renegotiation, and we reflect it in the range.
Sometimes. The MLS record shows price, plan and days on market but not condition, and two residences of about 1,280 square feet closed $70,000 apart. We walk your residence and tell you which updates would pay back before you spend anything.
Probably, but the MLS closing record does not show view or floor, so we do not assume a figure. The association's lease listing describes an upper-floor Preserve II residence with lake and golf views, and we record what yours has and adjust from documented pairs.
The 12-month medians are close, $227,500 against $230,000, but Preserve's is $173.31 per MLS square foot against $211.50, its plans are larger and it carries about 9.0 months of supply against 1.2 months next door.
It is the second-lowest of the eight villages with sales in the last 12 months, above only Wellington's $187,250, on small samples, and the newest by median build year. Our reading is that it trades a rung below what its build year alone would suggest.
Before you decide to list, after any new Preserve closing, after a system replacement and before a refinance. January through May carries 18 of the 28 closings in five years, so a valuation in the fall prepares a winter listing.
Yes, free and without obligation. Start with our free home valuation or call Jesse direct at (239) 898-6072, and we follow up with the Preserve sales that fit your residence and a written range.
Yes. Many Breckenridge owners are part-time residents. We build the valuation from the record, ask for photographs and the association documents, and Marc can arrange the walk-through for you.
Yes. We value the residence as it would sell, with the lease in place as a separate line, because a buyer takes the lease and showings go through the tenant. Leasing terms are set by each association and are not published.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We can show you all 28 Preserve MLS closings since November 2021, what they mean for your price and the credentials behind the team.
Get a free home valuation or call Jesse direct at (239) 898-6072. Jesse follows up with the Preserve sales that fit your residence.
Preserve 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, work from an office in Bonita Springs and checked every recent Preserve sale and public record in Breckenridge before writing this guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Preserve at Breckenridge realtor; read every verified review on our Google profile. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Preserve at Breckenridge facts on this page rest on primary sources: the master association's own documents, the State of Florida's condominium and corporation records, Florida statutes, Lee County and school-district pages, and federal agencies. Every link was fetched in September 2026, and no listing portal or competing brokerage is cited.
Data files and queries: the Lee County Property Appraiser 2026 parcel roll and recorded-sales file (newest recorded sale July 29, 2026) for the 160 Preserve residential parcels; the Southwest Florida MLS Matrix for Development Breckenridge, closings to September 29, 2026 and active listings, pulled September 29, 2026; and a FEMA National Flood Hazard Layer query at three Breckenridge Drive points, panel 12071C0579G effective November 17, 2022.
Preserve at Breckenridge's key documents are published by the master association, the State of Florida, Lee County and federal agencies, and the table links each to its issuing authority. Each Preserve condominium's declaration is a recorded instrument in the Lee County Clerk's official records, and its budget and estoppel come through its association manager.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 master association fee schedule | Breckenridge Property Owners Association | 2026 | |
About Breckenridge brochure | Breckenridge Property Owners Association | 2025 | |
Management companies list | Breckenridge Property Owners Association | current file | |
June 2026 newsletter | Breckenridge Property Owners Association | June 2026 | |
Breckenridge community map | Breckenridge Property Owners Association | current file | |
Statewide condominium extract | Florida Division of Condominiums | current file | |
Structural integrity reserve study reporting | Florida DBPR | current | |
Florida Statutes s. 718.503, resale disclosure and voidability | Florida Legislature | 2026 | |
Florida Statutes s. 718.116, estoppel certificates | Florida Legislature | 2026 | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | 2026 | |
Florida Statutes s. 689.302, flood disclosure | Florida Legislature | 2026 | |
Florida Statutes s. 689.261, property tax disclosure | Florida Legislature | 2026 | |
Documentary stamp tax overview | Florida Department of Revenue | current | |
Title insurance rate rule 69O-186.003 | Florida Administrative Code | current | |
2024 HB 979 bill analysis, estoppel fee caps | Florida Senate | 2024 | |
NAR settlement FAQs | National Association of REALTORS | current | |
Save Our Homes portability guide, Form PT-112 | Florida Department of Revenue | current | |
Hurricane Ian tropical cyclone report | National Hurricane Center | 2022 | |
Hurricane Milton tropical cyclone report | National Hurricane Center | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Property search and parcel record | Lee County Property Appraiser | current |
Reach the Preserve at 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 building, 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.