Estero, Florida
Village on Crescent Lake homes sold from $330,000 to $470,000 in five years, $372,500 median in the last 12 months. Get a free written valuation priced from your own plan's closings, with the fee stack and net sheet a buyer will weigh beside it.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Village on Crescent Lake home is worth what the closed sales of its own plan say, adjusted for time, condition and the fee stack a buyer will carry, and the village has had only three MLS closings in the last twelve months. This page shows how we value one of its 56 three-bedroom condominiums, using every sale on record. It sits beside our Village on Crescent Lake neighborhood guide, which holds the two associations, the amenities and the public records, inside Breckenridge in Estero.
Deciding whether to sell? Our Village on Crescent Lake seller page covers pricing, marketing, costs and the Chapter 718 paperwork step by step, and our Village on Crescent Lake buyer page shows the same village from the buyer's side. If you are still comparing listing teams, the best real estate agents in Estero guide sets out the public record.
Owning in a different part of the gate? Our Breckenridge home valuation page values all nine villages together, and our Estero home valuation page covers the wider market. Every figure below names its window and its sample size, and where the record stops we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for valuing a Village on Crescent Lake home because we build each opinion from the sales of your exact plan, show the arithmetic, and put the fee stack and net sheet beside the number. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy writes the valuation from the closed-sale record, and Marc Comisar checks it against what buyers and their agents are saying at showings. 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. You get a written opinion from the people who will negotiate the sale, not a template from a portal.
Village on Crescent Lake market record (12 months to September 29, 2026): 3 MLS closings, a small sample, at a $372,500 median, $350,000 to $395,000, with a median of 39 days on market and a median sold-to-list of 93.1 percent. Over 60 months, the first window with ten or more closings, there were 11 closings at a $395,000 median, $330,000 to $470,000. Source: Southwest Florida MLS Matrix, pulled September 29, 2026.
Honors and recognition:
This page does not claim a McGreevy and Comisar sales count for Village on Crescent Lake, because none exists and we never invent one. It does not value your home: it shows the method and the record, and a written valuation applies both to your plan, floor and condition. It does not describe who lives here, and it does not treat any online estimate as a sale.
The Village on Crescent Lake neighborhood guide is the reference; the seller page is the listing plan; this page is the price. Call Jesse direct at (239) 898-6072 for a written number, or Marc at (239) 287-5873 if you are weighing a purchase here. You can also read how we represent buyers in Estero.
A Village on Crescent Lake home is worth between about $350,000 and $395,000 if it matches the three 2026 closings, and its exact number depends on plan size, condition and floor. The 12-month median is $372,500 on three sales, and the 60-month median is $395,000 on eleven. Read the ranges below, then request a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Size is the fact your value starts from, and the record groups into four plan sizes.
| MLS living area | Closings, 60 months | Sold prices | Most recent |
|---|---|---|---|
| 1,974 sq ft | 6 | $330,000, $470,000, $379,995, $400,000, $395,000, $350,000 | Aug 2026, $350,000 |
| 1,965 and 1,966 sq ft | 3 | $420,000, $400,000, $419,000 | Feb 2023, $419,000 |
| 1,800 sq ft | 1 | $372,500 | Apr 2026 |
| 1,724 sq ft | 1 | $375,000 | Mar 2022 |
The active listing is 2,014 square feet, a size with no closing. Source: Southwest Florida MLS Matrix, Development Breckenridge, Sub/Condo Village on Crescent Lake.
Timing separates the sales more than any other visible fact. The 1,974 square foot plan sold at $470,000 in March 2022, $400,000 in May 2023, $395,000 in February 2026 and $350,000 in August 2026. A value taken from 2022 will be too high, and a value taken from the August 2026 sale alone will be too low for a home in better condition.
The median of three sales is a single observed sale, $372,500, and the 60-month median of eleven is another, $395,000. Neither tells a 1,974 square foot owner where the plan stands, because the plan's own six sales span $140,000. A value built from your plan, weighted to the last twelve months, and adjusted for your home is the only kind that can be defended to a buyer.
Start with the free valuation form, which takes about a minute. Jesse then follows up with a written opinion: the sales that match your plan, the adjustments and why, the live competition, your fee stack and a net sheet. You can decide afterward whether to list this season, next season or not at all.
A Village on Crescent Lake home is valued in nine steps: confirm the association and legal name, confirm living area, select the comparable sales, adjust for time, adjust for condition and systems, adjust for floor and position, read the flood zone, add the fee stack, and test the answer against the live listing. Each step is written down.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The village is two condominium associations of 28 homes each: Village on Crescent Lake at Breckenridge and Village on Crescent Lake II at Breckenridge. Phase II is recorded on the county roll with the numeral inside the name, so a search by the standard name can miss it. We confirm your phase because each association has its own budget, reserves and history, and that shows up on the estoppel.
The county roll shows heated area from 1,724 to 1,973 square feet, and the MLS shows living area from 1,724 to 1,974 across closings and 2,014 on the active listing. They are different counts. We compare MLS area with MLS area and roll area with roll area, and we never mix them. A one-square-foot gap between the roll's 1,973 and the MLS's 1,974 is the same plan measured slightly differently.
The comparable set is the closed sales of the same plan size, newest first. For a 1,974 square foot home it is six sales; for a 1,965 or 1,966 square foot home it is three; for the 1,800 and 1,724 square foot homes it is one each. Where the set is one, we say so, and we widen to the nearest plan with an adjustment we show you.
The market in this village has moved. The same 1,974 square foot plan closed at $470,000 in March 2022, $400,000 in May 2023, $395,000 in February 2026 and $350,000 in August 2026. We weight the two 2026 sales most, treat 2022 as history, and show the direction the last three sales took, because your buyer's agent will.
Condition is the widest swing and the fact the MLS record does not carry. Homes built from 2000 to 2005 are 21 to 26 years old, so air conditioning age, windows, flooring, kitchen and bath updates, water heater and lanai condition set the difference between the low and high sales of the same plan. We inspect on site and state each adjustment in dollars and reasons.
Floor, view and building position matter in a condominium, and we do not have them for the closed sales. Neither the roll nor the MLS extract carries floor, stories or building position, and we have not mapped which of the 56 homes front the lake. We record your home's position, look at the same features on the comparables we can see, and disclose what we cannot verify.
FEMA's current effective map puts the association address in Zone X, on Lee County panel 12071C0579G effective November 17, 2022, with one Zone AE polygon about 250 to 280 meters away. We print the exact zone for your parcel because an insurer's and lender's view of the home starts there. A lake-facing home is checked parcel by parcel at the FEMA Map Service Center.
Your buyer pays $2,900 to the master association at closing, $2,800 a year to the master and the condominium association's own fee, which neither association publishes on the master site. The estoppel gives the number. A buyer subtracts the carrying cost from what the home is worth to them, so we show it beside the price.
On September 29, 2026 one home was for sale, 2,014 square feet at $419,000 after 90 days. We test the value against it in both directions, and we treat it as a ceiling, not a comparable. A recommended list price then follows, with a defensible range.
Village on Crescent Lake homes sold 11 times in the Southwest Florida MLS from November 2021 to August 2026, from $330,000 to $470,000, for $4,311,495 in total. Because the last twelve months hold only three closings, the first window with ten or more is 60 months, and every sale is listed below with its plan and its days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Beds and baths | MLS living area (sq ft) | Sold price | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 bed, 3 bath | 1,974 | $350,000 | 92.1% | $177 | 39 |
| Apr 2026 | 3 bed, 2 bath | 1,800 | $372,500 | 93.1% | $207 | 19 |
| Feb 2026 | 3 bed, 3 bath | 1,974 | $395,000 | 96.3% | $200 | 280 |
| May 2023 | 3 bed, 3 bath | 1,974 | $400,000 | 97.8% | $203 | 187 |
| Feb 2023 | 3 bed, 2 bath | 1,965 | $419,000 | 97.7% | $213 | 4 |
| Aug 2022 | 3 bed, 2 bath | 1,965 | $400,000 | 94.2% | $204 | 67 |
| Jul 2022 | 3 bed, 2 bath | 1,974 | $379,995 | 100.0% | $192 | 20 |
| Apr 2022 | 3 bed, 2 bath | 1,966 | $420,000 | 100.0% | $214 | 5 |
| Mar 2022 (second) | 3 bed, 3 bath | 1,974 | $470,000 | 117.5% | $238 | 1 |
| Mar 2022 (first) | 3 bed, 2 bath | 1,724 | $375,000 | 101.6% | $218 | 0 |
| Nov 2021 | 3 bed, 3 bath | 1,974 | $330,000 | 101.5% | $167 | 0 |
The MLS carries no street names for these sales, so each is identified by month and plan.
The top of the range is $470,000, March 2022, 1,974 square feet, after one day on the market at 117.5 percent of list. The bottom is $330,000, November 2021, the same size, after no days on the market. The spread between the two sales of the same plan is $140,000, and they are about five months apart, which is why we never value from one sale.
Every closing is three bedrooms, so bedrooms do not separate the sales; size and baths do, and timing does more than either. The five three-bath sales have a $395,000 median and the six two-bath sales a $389,997.50 median, a difference of about $5,000 on small samples. Size ranged from 1,724 to 1,974 square feet, and price per living square foot from $167 to $238, with a median of $203.56.
The county file records 52 qualified sales in all years on file, including two in 2024 and none in 2025 that the MLS never marketed as closings. The county holds three qualified sales since September 29, 2025, with a median of $395,000, and the file ends July 29, 2026, before the August closing. We show county figures beside MLS figures with their own labels, and we never blend them.
We can show you every closing above and the arithmetic behind each adjustment. We cannot show a McGreevy and Comisar sale in this village, because we hold no sales count for it. What we can add is the same method applied at your kitchen table: your plan, your floor, your condition, your association's paperwork and the live competition.
A buyer's agent will sort the eleven sales by plan size and date, discard 2021 and 2022 as an older market, and anchor on the two or three 2026 sales. They will note that the three 2026 closings averaged about 6 percent under their final lists, and they will ask why your home should sit above the newest sale. A valuation that has already answered those questions is a price you can defend.
The sold-to-list column shows how far the last ask and the sale price were apart. Three sales closed above list, all from 2021 and 2022, two closed at list and six closed below. In 2026 the ratios were 92.1, 93.1 and 96.3 percent. Your listing price is a forecast of your sale price, and this column shows how much the village has recently discounted its forecasts.
The February 2026 and August 2026 sales are both 1,974 square feet with three bedrooms and three baths. One closed at $395,000 after 280 days and the other at $350,000 after 39, a gap of $45,000, or 11.4 percent. The record does not carry condition, floor or the price history, so we cannot say why. We can say that a valuation must explain a $45,000 spread before it names a number for a home of that plan.
Village on Crescent Lake sold three homes in twelve months, so the right number comes from matching your plan to the record, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, do that in writing. Request a free Village on Crescent Lake home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or read how we work with buyers.
Village on Crescent Lake home values rose from a $177,500 county median in 2010 to $400,000 in 2023, and the three 2026 MLS closings stepped down from $395,000 to $350,000. The direction since spring 2022 is downward for the 1,974 square foot plan, from $470,000 to $350,000, though every window is a small sample.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | County qualified sales | County median qualified price |
|---|---|---|
| 2026 (to Jul 29) | 3 | $395,000 |
| 2025 | none on file | not applicable |
| 2024 | 2 (small sample) | $321,321 (mean of the pair) |
| 2023 | 3 | $400,000 |
| 2022 | 7 | $397,000 |
| 2021 | 4 | $325,000 |
| 2020 | 1 | $265,000 |
| 2019 | 3 | $235,000 |
| 2018 | 3 | $255,000 |
| 2017 | 5 | $267,900 |
| 2016 | 4 | $260,000 |
| 2015 | 4 | $236,750 |
| 2014 | 3 | $219,900 |
| 2013 | 1 | $240,000 |
| 2012 | 1 | $215,000 |
| 2011 | 3 | $200,000 |
| 2010 | 2 | $177,500 |
| 2009 | 3 | $205,000 |
Source: Lee County Property Appraiser recorded-sales file, index built September 27, 2026. The 2020, 2013 and 2012 rows are single sales, so each price is one price, not a median of many.
| Window (to Sep 29, 2026) | Closings (n) | Median sold | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $372,500 | $200.10 | 39 | 93.1% |
| 24 months | 3 (small sample) | $372,500 | $200.10 | 39 | 93.1% |
| 36 months | 3 (small sample) | $372,500 | $200.10 | 39 | 93.1% |
| 60 months | 11 | $395,000 | $203.56 | 19 | 97.8% |
The 12, 24 and 36-month rows are the same three sales because the closing before them, on May 30, 2023, is more than 36 months old.
Five of the eleven closings took five days or fewer, all between November 2021 and February 2023, and three of the eleven closed above their final list price. The three 2026 closings took 39, 19 and 280 days and all closed below list, by $30,000, $27,400 and $15,000. The market moved from bidding to negotiating, and a valuation that ignores the shift will miss.
Measured against the 2026 county median of $395,000 (three sales), an owner who bought at the year's county median in 2021 ($325,000) sits about 21.5 percent higher, one who bought in 2022 ($397,000) about 0.5 percent lower, and one who bought in 2023 ($400,000) about 1.3 percent lower. One who bought in 2017 ($267,900) sits about 47.4 percent higher. These compare medians of small samples and are not a value for any home.
The 12-month median of $372,500 is 5.7 percent below the 60-month median of $395,000, and the gap reflects the step down of the 2026 sales against a 60-month window that still holds 2022 and 2023. A home with newer systems or a better position can price above the 12-month median, and one that needs work can price below it, so we adjust from the median, not to it.
Five differences change a Village on Crescent Lake value: plan size, timing, condition and updates, the association that holds the home, and the position and floor of the unit. The record shows the first two clearly, and the last three need a site visit and the association's documents. We tell you which are measured and which are inferred.
Six of the eleven sales are the 1,974 square foot plan, so it is the village's most traded size, and it sold with both two and three baths on the MLS. The six span $330,000 to $470,000 with a $387,497.50 median, and the two most recent, $395,000 and $350,000, define today's range for it.
Three sales, all two-bath, closed at $420,000, $400,000 and $419,000 between April 2022 and February 2023 in 5, 67 and 4 days. No home of this size has closed since February 2023, so a valuation of one starts from a comparable set that is more than three years old, and we adjust for the direction of the 1,974 square foot plan in the meantime.
The 1,800 square foot sale closed at $372,500 in April 2026, and the 1,724 square foot sale at $375,000 in March 2022. The active listing is 2,014 square feet, larger than any closed home. At the 12-month median of $200.10 per living foot the four sizes come to about $344,972, $360,180, $394,997 and $403,001, a cross-check only.
Each phase is its own association with its own budget, and Phase II was recorded in 2004 against 1999 for Phase I. The county roll carries the two under different recorded names, 28 parcels each. Because neither association publishes its budget, we compare fees and reserves from the estoppel, and we say when the record does not separate them.
The village takes its name from a lake, and Breckenridge has an 18-hole par 3 course, but we have not mapped which of the 56 homes front the lake or the course, and neither the roll nor the MLS extract carries the fact. A lake or course position can change a buyer's willingness to pay, so we record it at the home, and we do not price it from a record that does not exist.
Online estimates miss on Village on Crescent Lake homes because a village of 56 condominiums with three sales a year gives an automated model almost nothing to learn from, and one village name covers plans from 1,724 to 1,974 square feet. An estimate is a statistical guess; a valuation is an argument from matched sales and a site visit.
An automated estimate takes public-record and listing data, applies a model and returns one number, usually with a stated error band. It does not visit the home, does not know the floor or the condition, and does not read the association's documents. In a village where two identical-size sales were $45,000 apart within six months, a model has to resolve that gap from very little data.
A model cannot see the roof's age, whether the air conditioning was replaced, whether the lanai is enclosed, the floor, the building's reserve position or a pending special assessment. It also cannot see that two 2024 county sales never reached the MLS. Those are the facts that separate a $350,000 sale from a $395,000 sale of the same plan.
The county's assessed or just value serves the tax roll, is set as of January 1 and follows its own rules, including the homestead assessment cap under section 193.155. It does not track a sale price. An owner who anchors on the assessment may under- or overprice, and the county file we use for this guide carries sales, not each home's just value, so we do not print a village median assessment.
Keep it as one data point and ask what it assumed: plan size, condition, floor. Then compare it with the last three closings, $395,000, $372,500 and $350,000. If the estimate is above $395,000 for a 1,974 square foot home, it is above both 2026 sales; if it is near $350,000, it may be priced to the newest sale. A written valuation resolves the gap.
Village on Crescent Lake and Preserve at Breckenridge are Chapter 718 condominium villages built in the same years, and their values sit $167,500 apart at the 12-month medians, $372,500 against $227,500. Crescent Lake is 56 three-bedroom homes; Preserve is 160 mostly two-bedroom homes. The gap is mostly bedrooms and size, not the village name.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure is from each village's own MLS pull and county file, with the window and n beside it. If you own at Preserve, our Preserve at Breckenridge home valuation page values that village from its own 28 closings.
| Decision point | Village on Crescent Lake | Preserve at Breckenridge |
|---|---|---|
| Homes on the county roll | 56 (two phases of 28) | 160 (four phases of 40) |
| Bedrooms (roll) | 3 on all 56 | 2 on 155, 3 on 5 |
| Roll heated area | 1,724 to 1,973 sq ft, median 1,834 | 1,243 to 1,379 sq ft, median 1,331 |
| Year built (roll) | 2000 to 2005, median 2004 | 2002 to 2005, median 2004.5 |
| 12-month MLS closings and median sold | 3 (small sample), $372,500 | 8 (small sample), $227,500 (middle pair $220,000 and $235,000) |
| 24-month MLS closings and median sold | 3 (small sample), $372,500 | 12, $254,000 (middle pair $243,000 and $265,000) |
| 60-month MLS closings and median sold | 11, $395,000 | 28, $285,000 |
| Median $ per living sq ft, 12 months | $200.10 | $173.31 |
| Median $ per living sq ft, 60 months | $203.56 | $214.52 |
| 12-month median sold-to-list | 93.1% | 94.7% |
| 12-month median days on market | 39 | 108.5 |
| Active listings and months of supply | 1 listing, 4.0 months | 6 listings, 9.0 months |
| Qualified county sales since Sep 29, 2025 | 3, median $395,000 | 10, median $237,500 |
Source: Southwest Florida MLS Matrix and Lee County Property Appraiser data as of the dates above. Both villages pay the same master fee, so the difference is each association's own fee, which neither publishes on the master site.
At the 60-month medians the third bedroom and about 500 more square feet are worth $110,000, $395,000 against $285,000. Per living square foot the villages are close: $203.56 against $214.52 over 60 months, and $200.10 against $173.31 over the last twelve, when Preserve's prices fell. A Crescent Lake value is a bigger-home value, and a comparison per foot shows it.
Buyers choose Village on Crescent Lake for a third bedroom, more square feet and a village of 56 homes, and they accept a market of one or two listings at a time. Buyers choose Preserve at Breckenridge for a lower entry price and a deeper pool of homes. A valuation names the buyer your home will actually meet.
Preserve's 9.0 months of supply is the pressure a Preserve owner faces, and Crescent Lake's 4.0 months rests on one listing, so neither is a market signal for the other. Your comparison is your own plan's sales. We use Preserve as context for your buyer's alternatives, not as a comparable for your price.
Village on Crescent Lake's $372,500 12-month median heads Breckenridge's price ladder with Village on Golden Pond and Village on Crystal Lake, on three closings against their four and six. It is one of nine villages inside the gates, and the only condominium village priced with the single-family villages.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Village | Homes (roll) | Regime | MLS closings, 12 months | Median sold, 12 months |
|---|---|---|---|---|
| Villages on Lake Augusta | 180 | Condominium (Ch. 718) | 10 | $230,000 |
| Wellington at Breckenridge | 95 | Condominium (Ch. 718) | 8 | $187,250 |
| Preserve at Breckenridge | 160 | Condominium (Ch. 718) | 8 | $227,500 |
| Village on Crystal Lake | 64 | Homeowners' association (Ch. 720) | 6 | $363,000 |
| Village on Golden Pond | 51 | Homeowners' association (Ch. 720) | 4, small sample | $367,450 |
| Greenwood Village at Breckenridge | 73 | Condominium (Ch. 718) | 3, small sample | $268,500 |
| Village on Crescent Lake (this village) | 56 | Condominium (Ch. 718) | 3, small sample | $372,500 |
| Villages on Court Side Lake | 118 | Condominium (Ch. 718) | 2, small sample | $229,000 |
| Village on Lake Geneva | 44 | Homeowners' association (Ch. 720) | 0 (5 in 60 months) | none in 12 months |
Source: Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026; Lee County Property Appraiser 2026 roll. The nine villages hold 841 residences on the county roll against the master association's stated 842, and account for 44 MLS closings in twelve months, three of them here.
Village on Crescent Lake's $372,500 is 99 percent above the $187,250 of Wellington at Breckenridge and 62 percent above the $230,000 of Villages on Lake Augusta. The gap is a product gap: three-bedroom homes of about 1,800 to 2,000 square feet against mostly two-bedroom condominiums. It is within $9,500 of Golden Pond at $367,450 and Crystal Lake at $363,000.
The three homeowners' association villages fall under Chapter 720, and the six condominium villages under Chapter 718, where the resale document set and, for buildings of three or more stories, the milestone and reserve rules apply. Crescent Lake is the only condominium village priced with the single-family villages, so its buyers ask condominium questions at a single-family price.
The live competition for a Village on Crescent Lake home on September 29, 2026 was one listing: 2,014 square feet, three bedrooms, two baths, $419,000, on the market 90 days. It is a ceiling, not a comparable, and it says more about what the market has not paid than about what a home is worth.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The ask is $208 per living square foot, higher than every closed sale except the four earlier ones at $213 to $238, and it is 12.5 percent above the 12-month median and 6.1 percent above the highest closing of the last year, $395,000. It equals the $419,000 a 1,965 square foot home fetched in February 2023, in four days, a market that no longer exists.
In the last twelve months the three closings came in $15,000, $27,400 and $30,000 below their final list prices, $72,400 in all, 6.1 percent of the combined lists, with a median sold-to-list ratio of 93.1 percent and a mean of 93.9 percent. Across all eleven sales the median ratio is 97.8 percent. Asking prices in this village have run ahead of closing prices, so we value from closings.
For a Village on Crescent Lake owner the real competition is the buyer's other options: a Preserve two-bedroom at a lower price, a Crystal Lake or Golden Pond single-family home at about the same price, or waiting for the next Crescent Lake listing. We watch all three so the valuation says where the buyer's dollar goes.
The best time to have a Village on Crescent Lake home valued is before you choose a list price and again whenever a new sale closes, because one sale moves the village's picture. Closings fell between February and May in 7 of 11 sales, but with a sample this small the calendar is a hint, not a rule.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Across the 60-month window the closings by calendar month were February 2, March 2, April 2, May 1, July 1, August 2 and November 1, with none in January, June, September, October or December. March through May carried five of the eleven. A listing photographed before the new year would meet the late-winter buyers first.
A value is a snapshot, and this village's snapshot changes with each new closing. The three 2026 sales stepped from $395,000 to $372,500 to $350,000 in seven months. If you plan to list in the spring, ask for a valuation in the winter and another when a new sale posts.
We suggest a fresh valuation at each of three moments: before you decide to list, when a new Village on Crescent Lake sale closes, and when your association's budget, assessment or insurance news changes. A valuation costs nothing, and the 33 months with no MLS closing between May 2023 and February 2026 show how long a stale number can survive.
A buyer's costs reduce what a Village on Crescent Lake home is worth to them: $2,900 to the master association at closing, $2,800 a year to the master, the condominium association's own fee, taxes and insurance. On the $372,500 median the master fee alone is about 0.75 percent of price a year, about $233 a month.
| Layer | Amount | Period | Source |
|---|---|---|---|
| Master fee | $2,800 (or $725 a quarter, $2,900 a year) | Annual | 2026 master fee schedule |
| Condominium association fee | not published; brochure says $300 to $500 for a village, no period stated | Per the association | About Breckenridge brochure |
| Capital contribution, outside buyer | $2,800 | One time | 2026 master fee schedule |
| Transfer assessment, resale | $100 | One time | 2026 master fee schedule |
| Golf-cart and storage-lot fees | $100 and $200 to $225 a year, optional | Annual | 2026 master fee schedule |
| Community Development District | none on the tax bill, per community records | Not applicable | Community records |
Neither Crescent Lake association publishes its budget on the master site, so the exact fee, what it includes and whether it covers the building's insurance and the bulk internet and cable provider come from each association's estoppel or from Schoo Association Management. We do not convert the brochure's range to a yearly figure, because its period is not stated.
Under section 193.155 a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes benefit does not transfer to the buyer. Your buyer's tax bill will not equal yours, and a valuation should not anchor on it.
Zone X on FEMA's current map is the low-risk zone, and a buyer still gets an insurance quote inside the inspection period. In a Chapter 718 condominium the association insures the building, the owner insures the interior, contents and liability, and Florida requires at least $2,000 of loss assessment coverage under section 627.714. A high quote can reopen a price, so we hand over the association's insurance summary early.
Six Florida rules shape what a Village on Crescent Lake seller nets and what a buyer will pay: the deed stamp and the owner's title custom, the Chapter 718 resale documents and seven-day cancellation window, the estoppel caps, the property tax and flood disclosures, buyer representation after the NAR settlement, and the milestone and reserve rules.
The deed stamp is $0.70 per $100, $2,607.50 at $372,500, and in Lee County the seller customarily pays it and the owner's title policy, $1,937.50 at that price. Collier County's custom reverses the title policy. Nothing in the statutes assigns either cost, so the contract controls, and we confirm the split at offer.
Section 718.503 requires a nondeveloper condominium seller to give the buyer the declaration, articles, bylaws and rules, the budget and financial statement and the frequently asked questions document, and the contract carries a conspicuous seven-day cancellation legend. Section 720.401's homeowners' association summary does not apply to Chapter 718 condominiums, so it does not govern a sale here. Ask your closing agent or attorney about anything the record does not settle.
Section 718.116 caps the condominium estoppel at $299 for a current account, $119 more if delivered within three business days and $179 more if the account is delinquent, valid for 30 days. A sale here usually needs two, one from the Crescent Lake association and one from the master, the latter under the parallel cap in section 720.30851.
Section 689.261 requires a property tax disclosure summary before contract, and section 689.302 requires the seller to complete a flood disclosure at or before the contract is signed, asking about flooding damage, flood claims and flood assistance during your ownership. A value that ignores an undisclosed flood history is not a value a buyer will honor.
Since August 17, 2024, a buyer's agent needs a written agreement before touring, commissions are negotiable, and an offer of buyer-broker compensation cannot be advertised on the MLS, though a seller may still offer it off the MLS. It changes what you net, which is why a net sheet belongs beside every valuation.
Section 553.899 applies to buildings of three or more habitable stories, and we could not source the story count for either association. A building finished in 2000 to 2005 reaches the 30-year mark between 2030 and 2035. The contract must state whether a milestone inspection or reserve study is required and completed, so the answer belongs in your file before you list.
Four things move a Village on Crescent Lake number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the association documents, and knowing the rules a buyer will read. In a village where the same plan sold for $45,000 apart within six months, each of them can matter more than a market shift.
Homes built from 2000 to 2005 are 21 to 26 years old, so inspectors look at air conditioning age, water heater, plumbing, roof and window condition. In a condominium the association usually owns the roof and exterior schedule, so ask what it has done and planned, and fix what is yours.
Paint, lighting, clean flooring and a good kitchen and bath presentation usually return more than they cost, and a full remodel rarely does in a village where plan and timing move price more than finishes. We tell you which updates return more than they cost, for your plan.
The declaration, articles, bylaws and rules, the annual budget and financial statement, the frequently asked questions document, the estoppels, the insurance summary and any milestone or reserve study. A complete, current file helps a buyer's lender and is the best evidence that the association is well run.
Leasing terms, pet rules and architectural approval sit in each association's declaration and the master rules, which we could not source in public form. Read them before you list, because a buyer's attorney will. The master charges a $200 transfer assessment per lease, and age is not a condition of buying or renting in Breckenridge.
At the $372,500 12-month median, you net about $346,400 to $355,700 before mortgage payoff and property tax proration, after costs of roughly $16,800 to $26,100, or 4.5 to 7.0 percent of price, depending on whether you offer buyer-agent compensation. A net sheet belongs in every valuation because value and proceeds are different numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $372,500 | Village on Crescent Lake 12-month MLS median (n = 3) |
| Listing commission, example 2.75% | $10,244 | negotiated, not fixed |
| Buyer-agent compensation, example 2.5% (optional) | $9,313 | negotiated, off-MLS |
| Deed documentary stamp tax | $2,608 | 3,725 units at $0.70 per $100 (s. 201.02) |
| Owner's title policy, Lee County seller | $1,938 | promulgated premium schedule |
| Title search and settlement fee | $1,200 | estimate |
| Municipal lien search | $175 | estimate |
| Estoppel certificates, two associations | up to $598 | up to $299 each |
| Estimated net, with buyer-agent compensation | about $346,400 | before mortgage payoff and tax proration |
| Estimated net, without buyer-agent compensation | about $355,700 | before mortgage payoff and tax proration |
| Sale price | Deed stamps | Owner's title policy | Other fixed costs | Fixed subtotal |
|---|---|---|---|---|
| $350,000 | $2,450 | $1,825 | $1,973 | $6,248 |
| $372,500 | $2,607.50 | $1,937.50 | $1,973 | $6,518 |
| $395,000 | $2,765 | $2,050 | $1,973 | $6,788 |
| $419,000 | $2,933 | $2,170 | $1,973 | $7,076 |
Other fixed costs are the $1,200 search and settlement estimate, the $175 lien search and two estoppels at up to $299 each. Commission is added on top and is negotiated.
A Village on Crescent Lake owner who is weighing a rental against a sale has a permissive master rule and an unpublished association rule: the master charges a $200 transfer assessment per lease and gives renters amenity access, and each condominium association's lease term and cap sit in its declaration. Read the declaration before you decide.
Renters can reserve tennis and pickleball courts online, use the fitness room and join golf scrambles and open golf, according to the master association. Under section 718.110(13), an amendment that limits rentals applies only to owners who consent and to owners who acquire title after it takes effect. We ask for each association's leasing language, approval timeline and lease-transfer fee.
A valuation puts a sale price and net beside a rental's carrying cost, so the decision rests on numbers. We do not have a rent figure for the village, because the record we hold does not include one, and we do not print a guess. If you are weighing the two, ask us for the sale net and bring your own rent estimate.
Village on Crescent Lake 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 closed sales of your own plan size, with the adjustments, the live competition, your fee stack and a net sheet beside it. There is no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
You receive the closed sales that match your plan with dates and days on market, a per-square-foot cross-check on MLS living area, each adjustment for time, condition and position with its reason, the one live listing, the fee stack your buyer will underwrite, a net sheet and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a village where the same 1,974 square foot plan sold for $470,000 in 2022 and $350,000 in 2026, the price decides the sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next. When you are ready to list, our Village on Crescent Lake seller page lays out the plan.
Jesse McGreevy writes the opinion and Marc Comisar checks it against showing feedback and buyer's-agent conversations. Both of us have been in Southwest Florida real estate for years, and both personally negotiate the sales we value.
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. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Village on Crescent Lake 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 a 56-home condominium village with a thin record rewards a valuation that turns into a plan-by-plan price and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are thinking, "I need someone to sell my house in Village on Crescent Lake, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes or Breckenridge, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Listing-team credentials:
Start with a free Village on Crescent Lake home valuation. Jesse follows up with the sales that fit your home: the same plan size, adjusted for condition, updates and floor. For the neighborhood record, read the Village on Crescent Lake neighborhood guide and the Breckenridge community guide. Call or text Jesse at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Village on Crescent Lake 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.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is only as good as what happens after it. We stay in touch through pricing, showings and negotiation, and we bring ideas before the listing goes stale.
★★★★★ "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 Village on Crescent Lake owners are part-time or out of the area, and the valuation, the estoppels and the closing can all be handled from a distance.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Selling one home to buy another is common, and we coordinate the two sides. Marc is the person on the field for both.
Village on Crescent Lake specialists matter for a valuation because the facts that decide a value live in records, not a portal feed: two associations, a master above them, a Chapter 718 document set, an unconfirmed story count, a small sales record and a $120,000 gap in the price of one plan over about four and a half years.
Jesse has been in Southwest Florida real estate since October 2004, and as part of a Top 1% team nationally since 2008 he builds the written valuation from the recorded sales, showing the arithmetic. His habit in a small village is to read every sale before naming a number.
Marc runs the field side of a valuation: he walks the home, notes the condition, checks the building and talks to buyer's agents about what their clients are seeing. That is the information a record cannot carry, and it is what separates the low and high sales of the same plan.
The credentials are career honors across Lee and Collier counties. What we claim about Village on Crescent Lake is that we tracked its 11 MLS closings and 52 county-recorded qualified sales, and that we say plainly what the record does not show.
A general agent tends to value from the village median, which here moves with a single sale, to miss that Phase II is recorded under a differently worded name, and to skip the two 2024 county sales that never reached the MLS. Any of the three can move a number by tens of thousands of dollars.
Many Village on Crescent Lake owners who ask for a valuation are also buying, whether within Breckenridge, across Estero or out of state, and we coordinate the sale and the purchase so they close together. Our Village on Crescent Lake buyer page explains the purchase side, and Marc Comisar is at (239) 287-5873.
We line up the sale's closing date with the purchase's, arrange contingencies and keep the two contracts in step. A seller who has to close before buying needs a plan for the gap, and a buyer who buys first needs a plan for the carry. A valuation with a net sheet tells you how much you will have to put toward the next home.
If your next home is in another Estero community, our Estero buyer guide covers the market. The Florida Department of Revenue's PT-112 guide describes how the Save Our Homes benefit can be carried to a new Florida homestead, and we can help you time the two closings around it.
These Village on Crescent Lake valuation questions draw on the same records as the guide above: Southwest Florida MLS closings pulled September 29, 2026, Lee County recorded sales, the master association's fee schedule, Chapter 718 of the Florida Statutes and the shared cost-of-selling research. Each answer is specific to this village.
Start with your plan size and the last three closings: 1,974 square foot homes closed at $395,000 and $350,000 in 2026, and an 1,800 square foot home at $372,500. A free valuation applies your condition and floor.
By matching your plan size to the closed sales of the same size, adjusting for time, condition and position, adding the fee stack and testing against the live listing. Every step is written down for you.
Three in the Southwest Florida MLS, from $350,000 to $395,000, with a $372,500 median. The county file shows three qualified recorded sales since September 29, 2025, at a $395,000 median.
$372,500 over the last 12 months (n = 3, a small sample) and $395,000 over 60 months (n = 11). We lead with the 60-month window and show every sale.
The 12-month median is $200.10 per MLS living square foot (n = 3) and the 60-month median is $203.56 (n = 11). The range across the eleven sales is $167 to $238.
In the five-year MLS record, $470,000 in March 2022 for 1,974 square feet, after one day on the market. The plan has not returned to that price.
August 2026: $350,000 for 1,974 square feet. April 2026: $372,500 for 1,800. February 2026: $395,000 for 1,974. The one before those closed in May 2023 at $400,000.
Both, depending on the window. The county median rose from $177,500 in 2010 to $400,000 in 2023, and the three 2026 MLS closings stepped down from $395,000 to $372,500 to $350,000.
Yes, but less than timing. The 1,974 square foot sales alone span $330,000 to $470,000, and the 1,965 and 1,966 square foot sales ran $400,000 to $420,000.
Not clearly. Five three-bath closings had a median of $395,000 and six two-bath closings $389,997.50, both small samples with about $5,000 between them.
Probably, but the MLS and county records do not carry floor, view or building position, so we cannot show a number. We record them at your home and disclose what we cannot verify.
We do not know which of the 56 homes front the lake or the course, and no record we hold says. We check your home's position on site and do not price it from a record that does not exist.
They cannot tell a 1,724 square foot home from a 1,974 square foot one under the same village name, and the village has had months with no sale to learn from. Price from matched sales and condition.
No. The March 2022 sale was $470,000 for 1,974 square feet; the same size sold for $395,000 in February 2026 and $350,000 in August 2026.
In the last twelve months the three sales closed 3.7, 6.9 and 7.9 percent under their final lists, a median sold-to-list of 93.1 percent. Across all eleven sales the median is 97.8 percent.
The 12-month median is 39 days on market (n = 3), with a range of 19 to 280 days. The 60-month median is 19 days (n = 11), and two of the eleven sales took 187 and 280 days.
One on September 29, 2026: three bedrooms, two baths, 2,014 square feet, listed at $419,000 after 90 days on the market.
As a ceiling. It asks 12.5 percent above the 12-month median and 6.1 percent above the highest closing of the last year, at 2,014 square feet, a size that has not traded.
The county holds 52 qualified sales since 2009, with medians from $177,500 in 2010 to $400,000 in 2023 and $395,000 in 2026 to date. It records two 2024 sales that the MLS never marketed.
We cannot say why. The MLS shows none between May 30, 2023 and February 27, 2026, while the county records two qualified sales in 2024 and none in 2025, so a sale here can happen without a marketed listing.
A $2,800 capital contribution and $100 transfer assessment at closing, the $2,800 master fee each year and the condominium association's own fee, which neither association publishes. The estoppel gives the number.
About $16,800 to $26,100 at a $372,500 price, 4.5 to 7.0 percent, before any mortgage payoff, depending on whether you offer buyer-agent compensation. The net sheet above shows each line.
In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and the buyer pays the lender's policy. The contract controls, and in Collier County the custom is the reverse.
$0.70 per $100 of price, customarily paid by the seller: $2,607.50 on a $372,500 sale, under section 201.02.
Under section 718.503, the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget and the frequently asked questions document. The contract carries a seven-day cancellation legend.
No. Section 720.401 does not apply to associations under Chapter 718, and both Crescent Lake associations are condominium associations. Ask your closing agent or attorney about anything the record does not settle.
A sale here usually needs two, one from the Crescent Lake association and one from the master, each capped near $299 for a current account and valid for 30 days. Any unpaid dues come out of your proceeds.
Yes. Section 689.302 requires a flood disclosure at or before contract, asking about flood damage, flood claims and flood assistance during your ownership. FEMA's map puts the association address in Zone X.
Only if the building has three or more habitable stories. We could not source the story count, so we confirm it from the declaration and the building, and the contract must state whether a milestone inspection or reserve study is required.
Rentals are possible under the master rules with a $200 transfer assessment per lease, and each association's minimum term and cap sit in its declaration. We give you the sale net to weigh against your own rent estimate.
Before you choose a list price and again when a new sale closes. Closings fell from February to May in 7 of 11 sales, but with a sample this small the calendar is a hint, not a rule.
It is free, and you owe nothing. You receive a written opinion with the comparable sales, adjustments, fee stack and net sheet, and you decide whether to list this season, next season or not at all.
Ask for the last three closings, the plan-by-plan price, the documents file and who negotiates. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer all four in writing. Call Jesse direct at (239) 898-6072.
Village on Crescent Lake owners and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded sale inside the village, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse started in Southwest Florida real estate in October 2004, and the team launched in October 2008. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
We tracked every one of the 11 Village on Crescent Lake closings in the Southwest Florida MLS since November 2021, and we tracked all 52 county-recorded qualified sales on file back to 2009, before writing this guide. We also tracked both condominium associations' filings on the state's corporate and condominium records. 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.
McGreevy and Comisar is a top-reviewed Village on Crescent Lake realtor; read every verified review on our Google profile.
Contact McGreevy and Comisar:
Jesse McGreevy (Sales Associate, FL license SL3101296) and Marc Comisar (Broker Associate, FL license BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Wondering what your home is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Every fact on this Village on Crescent Lake valuation guide traces to a primary record below: the master association's published documents, the State of Florida, Lee County, the Village of Estero, FEMA and federal records, school and hospital sources, and Florida statutes. No brokerage, listing portal or IDX feed is cited. Sources were accessed in September 2026 unless dated.
Village on Crescent Lake owners can pull the documents behind this valuation from the authority that issues each one, so you always see the official, current version. The recorded declarations of the two condominium associations are available through the Lee County Clerk's official records search under the association names, and the estoppels come from the associations' manager.
| Document | Issued by | Link |
|---|---|---|
| 2026 Schedule of Master Association Fees | Breckenridge Association, Inc. | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge Association, Inc. | Brochure, PDF |
| Association Management Companies list | Breckenridge Association, Inc. | Management list, PDF |
| Breckenridge Property Map | Breckenridge Association, Inc. | Property map, PDF |
| For Sale Sign and Color Specs | Breckenridge Association, Inc. | Sign specs, PDF |
| Condominium project extract, Central Florida West | Florida Division of Condominiums | Condo_CW extract, CSV |
| Section 718.503, resale disclosure and the 7-day voidability legend | Florida Legislature | Statute text |
| Section 718.116, condominium assessments and estoppel certificates | Florida Legislature | Statute text |
| Section 720.30851, HOA estoppel certificates | Florida Legislature | Statute text |
| Section 553.899, milestone inspections | Florida Legislature | Statute text |
| Section 689.302, seller flood disclosure | Florida Legislature | Statute text |
| Section 689.261, property tax disclosure summary | Florida Legislature | Statute text |
| Documentary stamp tax overview | Florida Department of Revenue | DOR page |
| Title insurance rates, Rule 69O-186.003 | Florida Administrative Code | Rule text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | OIR-B1-1802, PDF |
| 2024 HB 979 estoppel certificates analysis | Florida House of Representatives | Staff analysis, PDF |
| NAR settlement FAQs | National Association of REALTORS | NAR page |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | AL092022, PDF |
| Lee County Property Appraiser subdivision report | Lee County Property Appraiser | Subdivision report |
| FEMA Map Service Center flood map search | FEMA | Map search |
Reach the Village on Crescent Lake valuation team by calling Jesse McGreevy direct at (239) 898-6072 or by requesting a free valuation on this page. It is free, it starts with your plan and your timeline, and it works whether you plan to sell 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, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.