Estero, Florida
What a Village on Crystal Lake home is worth in Estero, from every MLS closing in five years and 75 county-recorded sales. See how plan size, condition and sold-to-list set the price, then call Jesse at (239) 898-6072 for a written value.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Village on Crystal Lake home is worth what recent buyers paid for the same size of home in the same village, and the record for that is short and readable: 13 Southwest Florida MLS closings in five years, from $325,000 to $475,000, inside a 64-home village of Breckenridge in Estero. This valuation guide sits beside our Village on Crystal Lake neighborhood guide, which covers the history, amenities, schools, flood map and fees in depth. This page answers one question: what is my home worth, and how do we know?
If you are also weighing agents, our guide to the best real estate agents in Estero compares the options on the public record. When you are ready to act on the number, read our guide to selling a home in Village on Crystal Lake, which covers pricing, marketing, costs and disclosure. If the number is part of a bigger move, our Village on Crystal Lake buyer guide covers the purchase side.
A word on the name, because search engines blur it. This page is about Village on Crystal Lake at Breckenridge, in ZIP 33928 on the west side of Estero, Lee County, Florida. It is not Crystal Lake, Illinois, and it is not any other Florida subdivision or lake called Crystal Lake. Owners in the rest of the community can start with our Breckenridge home valuation guide.
McGreevy and Comisar are the best realtor for valuing a Village on Crystal Lake home because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing in five years.
If you're searching for the best realtor for Village on Crystal Lake, whether you're ready to sell your Village on Crystal Lake home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Village on Crystal Lake track record (last 12 months): In the 12 months to September 29, 2026, this village had 6 resales in the Southwest Florida MLS Matrix, at a median of $363,000 (n = 6, even, the mean of $361,000 and $365,000), a range of $325,000 to $375,000, and a median sold-to-list ratio of 96.1%. We do not have a count of these six that we represented on either side, so we state none; we will walk you through all six closings one by one.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Village on Crystal Lake is narrower and checkable: we read the Lee County roll for all 64 homes, all 75 county-recorded qualified sales on file and every MLS closing for five years before we wrote this page.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Village on Crystal Lake owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what your home is worth more than any online estimate will, and every one is specific to this 64-home village at the west edge of Estero.
A Village on Crystal Lake home is worth what recent buyers paid for the same size in this village: the 12-month median is $363,000 on six closings, the 36-month median is $375,000 on ten, and five years of 13 closings run from $325,000 to $475,000. Your plan size and condition place you inside that range.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside each figure)
| Window (to Sep 29, 2026) | Closings (n) | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $363,000 | $361,000 and $365,000 | $195.88 | 249.5 | 96.1% |
| 24 months | 8 (small sample) | $370,000 | $365,000 and $375,000 | $197.16 | 189 | 95.8% |
| 36 months, the first window with 10 or more | 10 | $375,000 | $375,000 and $375,000 | $207.43 | 127.5 | 96.2% |
| 60 months | 13 | $375,000 (an observed sale, n odd) | not applicable | $207.09 | 94 | 97.3% |
Medians of an even number of sales are the mean of the middle pair, and we name both. Price per square foot is each sale's price over its MLS living area, taken as a median of per-sale values. Sold-to-list is each sale's price over its final list price, taken as a median of per-sale ratios.
| MLS living area, 60 months | Closings (n) | Median sold | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| 1,745 to 1,812 sq ft | 5 | $375,000 | $335,000 to $435,000 | $207.99 | 227 |
| 1,917 sq ft | 1 | $397,000 (one sale) | not applicable | $207.09 | 5 |
| 2,024 to 2,025 sq ft | 5 | $365,000 | $325,000 to $470,000 | $180.25 | 47 |
| 2,184 to 2,214 sq ft | 2 | $445,000 (mean of $415,000 and $475,000) | $415,000 to $475,000 | $202.47 | 77 (mean of 60 and 94) |
The bands hold small numbers of sales, so treat each median as a reference point, not a promise. The 1,917 square foot row is a single sale. The 2,024 to 2,025 band has the widest spread, $145,000 from lowest to highest, because it holds both a May 2025 sale at $470,000 and a July 2026 sale at $325,000.
The village's median hides two facts. First, plan size matters less than timing: the largest band, 2,184 to 2,214 square feet, sold at $415,000 in July 2025 and $475,000 in February 2024, both before the 2026 sales. Second, price per square foot falls as size rises within the recent sales, from $208 for the 1,803 square foot plan to $180 and $160 for the two 2,025 square foot sales, which is why a value quoted per square foot from another size of home will mislead.
A Village on Crystal Lake home is valued in five steps: match the plan size, weight the newest closings, adjust for condition and roof, read the sold-to-list pattern, and net out what the buyer pays beyond the price. We show each step with numbers so you can check the result against the record.
Your MLS living area and your bedroom and bath count decide which closings we use. The county roll records three bedrooms on every one of the 64 homes and heated area of 1,176 to 1,745 square feet, median 1,431, while the MLS records larger living areas for the same village, 1,745 to 2,214. The two are different counts and we never mix them: the roll gives the range for the whole village, and MLS living area is what each buyer was shown. We start with the closings closest to your MLS living area.
A 2024 sale is history, and a 2026 sale is evidence. For an 1,803 square foot home we weight the two 2026 closings at $375,000 above the June 2024 closing at $435,000. For a 2,025 square foot home we start from the April and July 2026 closings at $365,000 and $325,000, and treat the May 2025 sale at $470,000 as context. The direction of the last three years is down, and a valuation that ignores it overstates your value.
The MLS record does not show roof age, air-conditioning age, kitchen or bath updates or whether a lanai has been enclosed, and the county roll does not tell us which of the 64 parcels front a lake. Two 2,024 square foot homes closed five months apart in 2022, in January at $350,000 and in June at $455,000, a $105,000 difference on the same size. We cannot see why from the MLS, and condition is the first place we look. We inspect, read permits and adjust from evidence.
Sold-to-list tells us how much room a seller's list price gives away. Over 12 months the median is 96.1%, over 36 months 96.2% and over 60 months 97.3%. Only one of 13 sales, June 2022, closed above its final list, at 107.1%. A value is not a list price: we set the value from closings, then the list price at the number you would accept.
The master association charges a buyer a $2,800 capital contribution and a $100 transfer assessment on a resale, then a $2,800 annual master fee, and the village association's own fee sits on top. A buyer who underwrites $2,900 at closing and a carrying cost with an unpublished village line pays less for the house, and we build that into the range.
The village takes its name from a lake, and Breckenridge has an 18-hole par 3 golf course, eight tennis courts and five pools. The MLS pull we hold carries no view or frontage field, and the county roll does not say which parcels front water, so we cannot publish a premium for a lake or course view in this village. When we value your home we check the plat, the survey and the view in person, and we tell you what the record supports.
Village on Crystal Lake homes sold six times in the 12 months to September 29, 2026, from $325,000 to $375,000, a $363,000 median, $2,136,000 in volume and a 249.5-day median on market. The newest sale, in September 2026, closed at $361,000 for 1,745 square feet, within 1.1 percent of its final list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month window)
| Closed | MLS living area (sq ft) | List price | Sold price | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 1,745 | $364,900 | $361,000 | 98.9% | $207 | 151 |
| Aug 2026 | 1,803 | $399,000 | $375,000 | 94.0% | $208 | 227 |
| Jul 2026 | 1,812 | $349,900 | $335,000 | 95.7% | $185 | 272 |
| Jul 2026 | 2,025 | $369,900 | $325,000 | 87.9% | $160 | 47 |
| Apr 2026 | 2,025 | $374,999 | $365,000 | 97.3% | $180 | 279 |
| Apr 2026 | 1,803 | $389,000 | $375,000 | 96.4% | $208 | 464 |
All six homes had three bedrooms and two full baths and one half bath in the MLS record. Our MLS pull carries no street names, so we list closings by month, price, beds and living area only.
The 1,803 square foot sales closed at exactly $375,000 twice, after 227 and 464 days, at $208 per square foot both times. The two 2,025 square foot sales sit $40,000 apart at $365,000 and $325,000. The 12-month closings ran from $3,900 to $44,900 below their final list prices, $111,699 in all, with only the September sale within 1.1 percent.
| Closed | MLS living area (sq ft) | Sold price | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|
| Jul 2025 | 2,214 | $415,000 | 94.4% | $187 | 94 |
| May 2025 | 2,025 | $470,000 | 95.9% | $232 | 104 |
| Jun 2024 | 1,803 | $435,000 | 99.1% | $241 | 9 |
| Feb 2024 | 2,184 | $475,000 | 97.9% | $217 | 60 |
| May 2023 | 1,917 | $397,000 | 97.8% | $207 | 5 |
| Jun 2022 | 2,024 | $455,000 | 107.1% | $225 | 12 |
| Jan 2022 | 2,024 | $350,000 | 98.6% | $173 | 32 |
Those seven older closings plus the six above are the 13 MLS closings in the 60-month window, all Southwest Florida MLS Matrix, pulled September 29, 2026. The middle sale of 13 is the seventh from either end: $375,000.
Village on Crystal Lake homes closed between $325,000 and $475,000 in five years, and the same plan size moved by tens of thousands of dollars within months. Few homes come up for sale here, so the next owner who sells should call us first. Your number depends on your plan, your roof and the last 90 days of sales.
Want your Village on Crystal Lake value in writing? Get a free Village on Crystal Lake home valuation or call Jesse direct at (239) 898-6072. Buying in Village on Crystal Lake? Call Marc at (239) 287-5873, or start with our Southwest Florida buyer guide.
Village on Crystal Lake values peaked in 2024 and 2025 and reset in 2026: the MLS median was $455,000 on two 2024 closings and $442,500 on two 2025 closings, then $363,000 on six closings in 2026. County recorded sales show the longer run, from $214,500 in 2012 to $437,500 in 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closing year | MLS closings (n) | Median sold | Range | Median days on market |
|---|---|---|---|---|
| 2022 | 2 | $402,500 (mean of $350,000 and $455,000) | $350,000 to $455,000 | 22 (mean of 12 and 32) |
| 2023 | 1 | $397,000 (one sale) | not applicable | 5 |
| 2024 | 2 | $455,000 (mean of $435,000 and $475,000) | $435,000 to $475,000 | 34.5 (mean of 9 and 60) |
| 2025 | 2 | $442,500 (mean of $415,000 and $470,000) | $415,000 to $470,000 | 99 (mean of 94 and 104) |
| 2026, to Sep 29 | 6 | $363,000 (mean of $361,000 and $365,000) | $325,000 to $375,000 | 249.5 |
Each early-year row is one or two sales, so it is an example, not a market. The pattern across the five rows is the useful part: days on market rose from a few weeks in 2022 to 2024 to 249.5 in 2026, while the median price fell about $92,000 from 2024 to 2026.
The Lee County Property Appraiser's recorded-sales file holds 75 qualified Village on Crystal Lake sales across all years on file, index built September 27, 2026, newest recorded sale July 29, 2026. It counts recorded, DOR-qualified deeds and gives neither days on market nor sold-to-list, and we never mix it with the MLS figures.
| Year | Qualified sales (county) | Median qualified price |
|---|---|---|
| 2026 (to Jul 29) | 4 | $350,000 |
| 2025 | 6 | $437,500 |
| 2024 | 5 | $435,000 |
| 2023 | 2 | $383,500 |
| 2022 | 3 | $350,000 |
| 2021 | 1 | $350,000 |
| 2020 | 4 | $252,500 |
| 2019 | 4 | $246,450 |
| 2018 | 4 | $269,500 |
| 2017 | 4 | $282,500 |
| 2016 | 1 | $264,500 |
| 2015 | 2 | $257,500 |
| 2014 | 3 | $219,000 |
| 2013 | 1 | $225,000 |
| 2012 | 4 | $214,500 |
| 2011 | 4 | $230,000 |
| 2009 | 3 | $235,000 |
| 1996 | 20 | $336,000 |
Qualified sales only. The 2021 row is a single sale, so the $350,000 is one price, not a median of many. The 1996 row, 20 qualified sales at a $336,000 median, reads to us as the era of the village's first sales; we treat it as history and do not compare it with resale prices. Since September 29, 2025 the county holds five qualified sales with a median of $335,000, and the MLS holds six closings in that window at $363,000.
The county median moved between $214,500 and $282,500 from 2011 to 2020, then rose to $437,500 by 2025, up about 73 percent from $252,500 in 2020. The 2026 reset to $350,000 in the county file and $363,000 in the MLS brings the village back toward the level of 2021 to 2022, though still well above the 2011 to 2020 range. A value based on the 2025 peak is a value from a different market.
Village on Crystal Lake and Village on Golden Pond are the two closest villages in Breckenridge: both are homeowners' association villages of three-bedroom homes coded single-family, priced at $363,000 and $367,450 over the last 12 months. Golden Pond sold faster and is four years older; Crystal Lake is larger and newer.
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. Golden Pond's 12-month and 36-month windows have fewer than ten closings, so we call them small samples and lean on its 60-month window of 12. Owners of the neighboring village can read the same analysis in our guide to the value of a Village on Golden Pond home.
| Decision point | Village on Crystal Lake | Village on Golden Pond |
|---|---|---|
| Homes on the county roll | 64 (Phase I 40, Phase II 24) | 51 (Phases I and II) |
| Regime and association | Homeowners' association, Ch. 720, N96000002327, filed 1996 | Homeowners' association, Ch. 720, N93000005434, filed 1993 |
| Year built (roll) | 1997 to 1999, median 1998 | 1994 |
| Roll heated area | 1,176 to 1,745 sq ft, median 1,431 | 1,176 to 1,745 sq ft, median 1,625 |
| MLS living area, closings | 1,745 to 2,214 sq ft | 1,625 to 2,137 sq ft |
| 12-month MLS closings | 6, median $363,000 | 4 (small sample), median $367,450 |
| 24-month MLS closings | 8, median $370,000 | 4 (small sample), median $367,450 |
| 36-month MLS closings | 10, median $375,000 | 5 (small sample), median $350,000 |
| 60-month MLS closings | 13, median $375,000 | 12, median $400,000 |
| 12-month median days on market | 249.5 | 26.5 |
| 60-month median days on market | 94 | 12.5 |
| 12-month median sold-to-list | 96.1% | 96.6% |
| Median $ per living sq ft, 60 months | $207.09 | $220.45 |
| Active listing, Sep 29, 2026 | $369,000, 1,856 sq ft, 174 days | $325,000, 1,625 sq ft, 381 days |
| Qualified county sales since Sep 29, 2025 | 5, median $335,000 | 2, median $367,500 |
| Master fee and one-time fees | $2,800 a year; $2,800 and $100 at closing | same |
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 the village fee, which neither association publishes on the master site.
Golden Pond's 60-month median of $400,000 is $25,000 above Crystal Lake's $375,000, and its price per square foot is higher in the 12-month and 60-month windows. Its 36-month median of $350,000 (n = 5) is below Crystal Lake's $375,000, so the ordering flips with the window, which is what small samples do. The 12-month days on market, 249.5 against 26.5, is the sharpest difference, and the 60-month figures, 94 against 12.5, point the same way.
For a Crystal Lake owner the practical reading is this: a neighbor's faster sales are a benchmark for what a well-priced, well-presented home can do, and they are not a reason to assume a Golden Pond price. Your value comes from your own village's closings first.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Crystal Lake's $363,000 12-month median sits with Village on Golden Pond and Village on Crescent Lake at $363,000 to $372,500, well above the entry condominium villages at $187,250 to $268,500. The gap is a product gap: three-bedroom homes coded single-family against mostly smaller condominium units.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Village | Homes (roll) | Regime | Year built | MLS closings, 12 months | Median sold, 12 months |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | Condominium (Ch. 718) | 1996 to 2001 | 10 | $230,000 (middle pair $225,000 and $235,000) |
| Wellington at Breckenridge | 95 | Condominium (Ch. 718) | 1988 to 1998 | 8 | $187,250 (middle pair $184,500 and $190,000) |
| Preserve at Breckenridge | 160 | Condominium (Ch. 718) | 2002 to 2005 | 8 | $227,500 (middle pair $220,000 and $235,000) |
| Village on Crystal Lake (this village) | 64 | Homeowners' association (Ch. 720) | 1997 to 1999 | 6 | $363,000 (middle pair $361,000 and $365,000) |
| Village on Golden Pond | 51 | Homeowners' association (Ch. 720) | 1994 | 4, small sample | $367,450 (middle pair $335,000 and $399,900) |
| Greenwood Village at Breckenridge | 73 | Condominium (Ch. 718) | 1988 to 1994 | 3, small sample | $268,500 |
| Village on Crescent Lake | 56 | Condominium (Ch. 718) | 2000 to 2005 | 3, small sample | $372,500 |
| Villages on Court Side Lake | 118 | Condominium (Ch. 718) | 1993 to 1996 | 2, small sample | $229,000 (middle pair $228,000 and $230,000) |
| Village on Lake Geneva | 44 | Homeowners' association (Ch. 720) | 1995 to 1997 | 0 (5 in 60 months) | none in 12 months |
Sources: Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026; Lee County Property Appraiser 2026 tax roll; the roster of Breckenridge villages. The nine villages account for 44 MLS closings in the 12 months, and Village on Crystal Lake accounts for six of them, about 14 percent.
Village on Crystal Lake's $363,000 is more than 90 percent above the $187,250 median of Wellington at Breckenridge and 58 percent above the $230,000 of Villages on Lake Augusta. A value read off a condominium village's median, $230,000 at Lake Augusta or $187,250 at Wellington, would undershoot a three-bedroom home in this village by well over $100,000, and an entry condominium owner who reads this village's numbers would overshoot. Our Breckenridge home valuation guide covers the whole ladder; this page stays on your village.
Three villages are homeowners' associations (Crystal Lake, Golden Pond and Lake Geneva) and six are condominiums. In the condominium villages the milestone inspection and structural reserve rules for buildings of three or more habitable stories and the Chapter 718 resale document set apply. In this village, Chapter 720 applies, and a buyer underwriting the purchase reads fees, reserves and rules in that regime.
The live competition says a Village on Crystal Lake home listed at $369,000 has sat 174 days, which is a price in the range of the last 12 months' closings and a warning that a price near the last sale does not by itself move a home. One active listing against six closings a year is 2.0 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; active listings on that date)
| Status | List price | Beds and baths | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|
| Active, Sep 29, 2026 | $369,000 | 3 bed, 2 bath | 1,856 | 174 |
The listing's size, 1,856 square feet, does not appear in the closing record, so a buyer or appraiser would bracket it between the 1,803 and 2,025 square foot sales and adjust. Its list price sits inside the $325,000 to $375,000 band of the last 12 months' closings.
At the 12-month pace of six closings, one active listing is 2.0 months of supply, against 4.4 months for Breckenridge as a whole (16 listings against 44 closings). A single listing is not a market, so we do not read 2.0 months as a shortage. What it means for your value: buyers here are patient, the competing listing has waited nearly six months, and a valuation that assumes a scarcity premium would overstate your number.
An asking price is a seller's hope and a closing is a buyer's decision. In the last 12 months the six closings ran $3,900 to $44,900 below their final list prices, so we never use an active listing as a comp. We use it to see what your buyer is comparing you against.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
The best time to have a Village on Crystal Lake home valued is before you decide, not after you list, and again each time a new closing changes the record. With six closings a year, one new sale can move the 12-month median, so a valuation older than a quarter deserves a refresh.
A valuation before listing lets you decide whether to sell this season or next, whether to fix the roof first and what price plan to follow. In a village where the median is 249.5 days on market, the plan matters more than the launch date.
Each new closing changes the record. Our 12-month window moved from a 2025 median of $442,500 on two sales to $363,000 on six sales in 2026. We update a value when a comparable closes, and we tell you what changed and why.
An owner who needs a value for an estate, a divorce, a tax appeal or a refinance needs a different document, often an appraisal by a Florida-certified appraiser. Our valuation is a broker's opinion of value for pricing and selling, and it is not an appraisal. We tell you when another document is the right one.
Breckenridge's social calendar and seasonal buyer pool are weighted to November through April, but 13 sales is too few to show a monthly pattern in this village, so we do not attach a seasonal premium to a value.
A Village on Crystal Lake buyer's costs lower what a buyer will pay for the house: a $2,800 capital contribution and a $100 transfer assessment at closing, a $2,800 annual master fee, and a village fee that neither association publishes on the master site. Sellers who understand that stack value and negotiate better.
Data updated: September 2026 (Breckenridge master fee schedule, 2026)
| Item | Amount | Source |
|---|---|---|
| Capital contribution, new owner | $2,800 | Breckenridge master fee schedule, 2026 |
| Capital contribution, existing Breckenridge owner | $1,000 | same |
| Transfer assessment, resale | $100 | same |
| HOA estoppel certificate, standard | up to $299 | s. 720.30851, Florida Statutes |
The brochure tells the title company to complete the master estoppel through the management company's resale documents process and to include the capital contribution and transfer fee in the closing fees. A buyer's association charges on a $363,000 sale are $2,900 before closing costs.
The master fee alone equals about $233 a month, and on the 12-month median price of $363,000 it is about 0.8 percent of the price a year before anything else. The Breckenridge brochure gives the village association's fee as typically $300 to $500 without stating whether that is monthly, quarterly or annual, so we do not convert it to a yearly figure and do not publish a combined annual cost.
A buyer compares the monthly cost to own against the price. Two homes at the same price with different fee stacks are not the same value, and a village fee that is unpublished on the master site is a question every buyer asks. Before we set a value we get the exact fee and its coverage from the association's estoppel or management company, and we tell you what we find.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Florida rules shape a Village on Crystal Lake sale price mainly through disclosure and cost: the Chapter 720 disclosure summary before contract, the estoppel caps, the property tax and flood disclosures, the deed stamp tax and the negotiability of commissions. None sets a price, and each affects what a seller nets and how fast a buyer can close.
Under section 720.401, a buyer in a mandatory HOA must receive the disclosure summary before signing the contract, and on a resale it comes from the seller. If it is not provided before signing, the buyer may cancel in writing within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. A complete package protects the price you negotiate.
Under section 720.30851, each association may charge up to $299 for a standard certificate, $119 more to expedite and $179 more if the account is delinquent. The master and the village each issue one, so a seller's estoppel line may double.
Section 689.261 requires a property tax disclosure summary in the contract, warning that a change of ownership or new improvements can trigger reassessment, and section 689.302 adds a seller's flood disclosure. We do not publish a village median tax bill because the county file we use carries sales, not each home's just value or tax bill, and the buyer should not rely on the seller's bill.
In Lee County the seller customarily pays deed documentary stamp tax of $0.70 per $100 and the owner's title policy. At $363,000 that is $2,541 and about $1,890. In Collier County the buyer customarily pays the owner's policy. The contract controls in both.
Since August 17, 2024 commissions are negotiable, buyer-agent compensation cannot be advertised in the MLS, and buyers sign written agreements before touring, according to the National Association of REALTORS. The structure of any buyer-side compensation changes what a seller nets, not what the house is worth.
Before you list a Village on Crystal Lake home, the roof, the air conditioning, the wind-mitigation report, permit records and any lease move the number most, because homes built from 1997 to 1999 sell on documented condition. Two 2,024 square foot homes closed $105,000 apart in 2022, and condition is the first place we look.
A roof original to a 1997 to 1999 home is now more than 25 years old, and many have been re-roofed. The Florida Building Code's first edition took effect March 1, 2002, after this village was built. The roof permit date is the first thing we check, and a documented new roof is worth money at closing.
A wind-mitigation inspection documents roof, opening protection and construction features on the state's uniform mitigation verification form and can lower an insurance premium. It is not required to sell but it is worth having, because a buyer's insurance quote often drives the conversation more than the inspection.
Buyers' inspectors look at the air-conditioning age, moisture in walls and ceilings and the panel. Fix what an inspector will find and an insurer will price, and leave cosmetic choices to the buyer if the price already reflects them.
We pull roof, window, lanai enclosure, pool and electrical permits from the Village of Estero's Community Development Department and Lee County records. Note that the Phase II parcels are recorded in the county's legal descriptions as "Breckridge," so a search by the correct spelling can miss them.
A home with a tenant is valued with the lease, the rent and the lease end in view, and the buyer takes the lease. Showings go through the tenant, and the association's rental rules travel with the sale.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Village on Crystal Lake home at the $363,000 12-month median nets about $346,912 without buyer-agent compensation and $337,837 with a 2.5 percent offer, before mortgage payoff and property-tax proration. Costs run 4.4 to 6.9 percent of price, and the seller customarily pays doc stamps and the owner's title policy in Lee County.
Data updated: September 2026 (12-month median as the sale price; Florida rules and the Lee County cost research)
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $363,000 | Village on Crystal Lake 12-month MLS median (n = 6) |
| Listing commission, example 2.75% | $9,983 | negotiated, not fixed |
| Buyer-agent compensation, example 2.5% (optional) | $9,075 | negotiated, off-MLS |
| Deed documentary stamp tax | $2,541 | 3,630 units at $0.70 per $100 (s. 201.02) |
| Owner's title policy, Lee County seller | $1,890 | promulgated premium schedule |
| Title search and settlement fee | $1,200 | estimate |
| Municipal lien search | $175 | estimate |
| HOA estoppel certificate | up to $299 | statutory cap, each association |
| Total with buyer-agent compensation | about $25,163 | 6.9 percent of price |
| Total without buyer-agent compensation | about $16,088 | 4.4 percent of price |
Two estoppels are usual, master and village, so the estoppel line may double: about $16,387 without buyer-agent compensation and $25,462 with it. A seller with a mortgage subtracts the payoff, and every seller credits the buyer with property tax for the days owned in the year. The contract controls the actual split.
| Sale price | Total without buyer-agent compensation | Estimated net to seller before payoff |
|---|---|---|
| $325,000 (lowest 12-month sale) | about $14,587 | about $310,413 |
| $363,000 (12-month median) | about $16,088 | about $346,912 |
| $375,000 (highest 12-month sale) | about $16,562 | about $358,438 |
Each row uses the same example 2.75% listing commission, $1,200 title search and settlement, $175 lien search and one $299 estoppel. Property tax proration and any mortgage payoff are excluded.
Want your Village on Crystal Lake value in writing? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Renting a Village on Crystal Lake home is possible under the master association's rules, which charge a $200 transfer assessment per lease and give renters access to the amenities, but we hold no rent figure for this village, so we cannot compare rent to sale from a record. The village's lease terms are in its declaration.
The rule we can source is statutory: under section 720.306, an association may regulate rentals shorter than six months and may prohibit renting more than three times in a calendar year, and such an amendment applies to all owners. The village's own minimum lease term and any per-year limit are in its declaration, which we could not source, and rent data would be a guess, so we do not publish a rent estimate.
Compare three numbers: what the home would net if sold today, the yearly cost to keep it (the master fee, the village fee, tax and insurance) and what a lease would bring from a local property manager's quote. We build the sale side for you, and the cost side once the village fee is confirmed, and you bring the rent quote. Renters use the amenities under the master fee, which supports seasonal demand, but a rental does not change what a buyer will pay for the house on the day of sale.
Village on Crystal 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 closed sales of your own plan size, with your fee stack, roof file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales of your plan size with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, the fee stack your buyer will underwrite, and a value range with a recommended list price. Request it through our McGreevy and Comisar valuation form, and see how we sell homes in this village in our Village on Crystal Lake seller guide.
In a village where the same 2,025 square feet sold at $470,000, $365,000 and $325,000, the number depends on details that a form cannot see. Jesse follows up with the sales that actually fit your home: the same plan size, adjusted for condition, updates and any lease in place.
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 and the one thing you are most worried about, and you will get a straight answer.
Village on Crystal Lake sellers get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 64-home village with two associations and six closings a year rewards plan-level pricing and a paperwork file ready on day one. In 2026 alone, two homes of the same 2,025 square feet closed $40,000 apart.
Data updated: September 2026
If you're searching for a Village on Crystal Lake listing agent, or thinking, "I need someone to sell my Village on Crystal Lake home," you are selling into a small, slow-moving village where the exact plan, the condition and the price set against the last 90 days of sales decide the outcome. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Listing-team credentials:
We will walk you through all 13 closings on request.
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Village on Crystal Lake buyer guide, and see how we represent buyers in Southwest Florida.
For a home priced to the last 90 days of sales, yes; for one priced to the 2024 peak, no. The village has 2.0 months of supply, one active listing against six closings a year (Southwest Florida MLS, September 29, 2026), but its median of 249.5 days on market shows buyers waiting for the right price.
Against sales of the same plan size, weighted to the last 12 months. The 2,025 square foot sales ran $325,000 to $470,000 across 2025 and 2026 and the 1,803 square foot sales $375,000 to $435,000 across 2024 and 2026, with the newest sales at the bottom of each range. Our Village on Crystal Lake seller guide walks through the plan.
In the last 12 months the median was 249.5 days from list to close (n = 6), with a range of 47 to 464 days, so plan for months, not weeks, unless the price is set to sell.
The documents we hold do not show a sale-approval requirement for the village; the recorded declaration and the association's estoppel will. Ask MyTown Communities or read the declaration before listing.
Yes, subject to the lease and to the association's leasing rules, which we confirm with the association. The buyer takes the lease, showings go through the tenant and the closing should match the lease end.
Request a free valuation or call Jesse direct at (239) 898-6072. We will send the matched sales and the fee and paperwork list for your home.
McGreevy and Comisar is a top-reviewed Village on Crystal Lake realtor, and the quotes below are genuine five-star Google reviews from clients, reproduced in each reviewer's own words. They are not about this village in particular. 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 useful if someone follows it through to a sale, and in a village with six closings a year the follow-through is the price plan and the reduction review.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Many owners value their home more than once, before a decision and again when the market moves.
★★★★★ "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 and buying the next is one plan, and we run both sides together.
A Village on Crystal Lake specialist matters for a valuation because the facts that set the number live in documents and small samples: 13 closings in five years, two associations, a $2,900 buyer charge and homes from 1997 to 1999. Our Village on Crystal Lake neighborhood guide holds the full record.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in this village means the plan-size comparisons, the estoppels 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 runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A generic online estimate can price a 1,745 square foot home like a 2,214 square foot one, apply the Breckenridge community median to a three-bedroom single-family home, miss the roof permit date on a 1997 to 1999 home, ignore the $2,900 the buyer pays the master association, and be blind to a home the owner has updated. None of those mistakes is exotic, and each one can move a value by thousands of dollars.
If you own in more than one community, or you are comparing notes with a neighbor, see our guides to the value of a Village on Golden Pond home, the value of a Breckenridge home, Estero home values, Meadows of Estero home values and Lakes of Estero home values. The wider picture is on our Breckenridge community hub and our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, 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 Village on Crystal Lake, Breckenridge, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Village on Crystal Lake owners who ask what their home is worth are often asking what they can afford next. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim. Our Village on Crystal Lake buyer guide covers the purchase side of this village.
The net sheet above shows about $346,912 to the seller at $363,000 before payoff, and that number is the starting point for the next purchase. We line up the sale proceeds, the closing date and the purchase contract so a seller is not forced to buy before selling or sell before buying without a plan.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home, per section 193.155 and the Form PT-112 portability guide. The January 1 test matters, because homestead status is fixed on that date each year.
If your next home is a golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps. Call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Village on Crystal Lake owners ask these questions before they set a price, and each answer below is written for a Lee County owner in a homeowners' association village with a master association above it. They cover value, plan size, the sales record, online estimates, fees, condition and the difference between a valuation and an appraisal.
Data updated: September 2026
Sellers value with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal, tax or insurance advice, and no figure on this page is an appraisal.
Start with your plan size and the last 90 days: 2,025 square foot homes closed at $325,000 and $365,000 in 2026 and 1,803 square foot homes at $375,000 twice. Request a free valuation for yours.
$363,000 over the last 12 months (six closings, the mean of $361,000 and $365,000), $370,000 over 24 months (eight), $375,000 over 36 months (ten) and $375,000 over 60 months (13).
The MLS median was $455,000 on two 2024 closings and $442,500 on two 2025 closings, and $363,000 on six 2026 closings. The county's qualified median was $437,500 in 2025 and $350,000 in 2026 to July 29.
$475,000 for a 2,184 square foot home in February 2024, after 60 days on market and at 97.9% of its final list.
$325,000 for a 2,025 square foot home in July 2026, after 47 days on market and at 87.9% of its final list, or $160 per living square foot.
As a cross-check, never as the answer. The 13 closings ran $160 to $241 per square foot of MLS living area, with a 60-month median of $207.09, so we value from matched sales and use the per-square-foot figure to test the result.
Yes, but less than timing and condition. In the 36-month window the five larger homes ranged $325,000 to $475,000 and the five smaller ones $335,000 to $435,000.
They cannot tell a 1,745 square foot home from a 2,214 square foot one under the same village name, and they cannot see a roof, an air conditioner or an update. Price from matched sales and condition.
Ours is a broker's opinion of value for pricing and selling, built from closings. An appraisal is a licensed appraiser's report, often required by a lender, an estate or a court. We tell you which one your situation needs.
No. The 2024 MLS closings were $435,000 and $475,000; the last 12 months' were $325,000 to $375,000. The two 2026 sales of 1,803 square feet, at 227 and 464 days on market, both closed at $375,000.
In the last 12 months from $3,900 to $44,900 below final list, a median sold-to-list of 96.1% and a mean of 95.0%.
It is a sale price divided by the final list price. The 12-month median of 96.1% means the typical buyer here paid about four percent under the final list, so a value is not a list price.
The village takes its name from a lake and Breckenridge has an 18-hole par 3 course, but our MLS pull carries no view or frontage field and the county roll does not say which parcels front water, so we cannot publish a premium. We check the plat, survey and view in person.
Two layers: the $2,800 master fee for 2026 and the village association's own fee, which Breckenridge's brochure gives as typically $300 to $500 without stating the period. A buyer compares the monthly cost to own against the price, so the fee stack is part of the value.
A $2,800 capital contribution and a $100 transfer assessment to the master association, $2,900 in all, per the master fee schedule. The schedule sets the capital contribution at $1,000 for a current Breckenridge owner.
We do not publish a dollar figure because the MLS record does not show roof age. A roof original to a 1997 to 1999 home is now more than 25 years old, and a documented new roof and a wind-mitigation report shorten the negotiation and help a buyer's insurance quote.
They can, and the record shows it: two 2,024 square foot homes closed $105,000 apart in 2022. The MLS does not tell us why, so we inspect and compare like with like.
64 residential parcels on the Lee County 2026 roll: 40 in Crystal Lake I and 24 in Crystal Lake II, about 7.6 percent of Breckenridge's 842 residences.
Lee County codes all 64 parcels single-family residential, and the association is a homeowners' association, not a condominium association. The roll does not say whether a given home shares a wall.
The county roll shows 1,176 to 1,745 square feet of heated area, median 1,431. The MLS shows 1,745 to 2,214 square feet of living area across 13 closings. The two measures are different counts and we never mix them.
Yes. The MLS counts marketed closings with days on market and sold-to-list; the county counts recorded, qualified deeds. Since September 29, 2025 the county shows five sales at a $335,000 median and the MLS shows six at $363,000.
Both are homeowners' association villages of three-bedroom homes at $363,000 and $367,450 medians in the last 12 months. Golden Pond is older (1994) and sold faster, at 26.5 days against 249.5. See the comparison above.
It prices with Golden Pond and Village on Crescent Lake and well above condominium villages such as Wellington at Breckenridge and Villages on Lake Augusta.
Yes. One active listing against six closings a year is 2.0 months of supply, and each new closing changes the 12-month median, so a current valuation beats a stale one.
At $363,000, about $16,088 without buyer-agent compensation and $25,163 with a 2.5 percent offer, before payoff and tax proration. Two estoppels can add about $299.
The seller customarily pays deed documentary stamp tax of $0.70 per $100, $2,541 on $363,000, and the owner's title policy, about $1,890. In Collier County the buyer pays the owner's policy. The contract controls.
Up to $299 for a standard certificate, with added charges for rush and delinquent accounts, under section 720.30851. The master and village associations each issue one.
Known facts materially affecting value that a buyer cannot readily observe, under Johnson v. Davis, plus the HOA disclosure summary before contract under section 720.401 and the property tax disclosure under section 689.261.
Yes. The lease, the rent and the lease end matter, and the buyer takes the lease. The association's rental rules travel with the sale, and the master association charges a $200 transfer assessment per lease.
Most of Breckenridge is mapped in FEMA Zone X, on FIRM panel 12071C0579G effective November 17, 2022, with AE limited to internal lakes and drainage. Check the exact parcel at the FEMA Map Service Center, especially for a lake-fronting home.
The 12-month median is 249.5 days on market, range 47 to 464, n = 6. The fastest sale in the last 12 months, at 47 days, closed at 87.9% of its final list.
Request a free valuation or call Jesse direct at (239) 898-6072. We will send the matched sales and the fee and paperwork list for your home.
Village on Crystal Lake owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who tracked every recent Village on Crystal Lake sale and public record in Breckenridge before writing this page. Our team has closed more than 4,000 transactions across Southwest Florida.
Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. We tracked all 13 Village on Crystal Lake closings in the Southwest Florida MLS since January 2022, and all 75 county-recorded qualified sales on file, before we wrote a word of this guide. We tracked the September 2026 active listing and the six closings of the last 12 months one by one.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this page: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Village on Crystal Lake 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 trade rules. Parcel and sale facts come from the county roll. No brokerage, listing portal or IDX feed is cited.
Village on Crystal Lake's key documents are published by the Breckenridge master association, the State of Florida and Lee County; the table links each to its issuing authority. The village's recorded declaration is available through the Lee County Clerk's official records search under the association's name.
| Document | Issued by | What it shows | Link |
|---|---|---|---|
| 2026 Schedule of Master Association Fees | Breckenridge Association, Inc. | The $2,800 master fee, the capital contribution and the transfer assessment | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge Association, Inc. | The village fee range and the new-owner steps at the master office | Brochure, PDF |
| Association Management Companies | Breckenridge Association, Inc. | Which company manages each village association | Management list, PDF |
| For Sale Sign and Color Specs | Breckenridge Association, Inc. | The sign rules a listing follows | Sign specs, PDF |
| Florida Statutes 720.401 | Florida Legislature | The HOA disclosure summary, its pre-contract timing and the buyer's three-day cancellation right | Statute |
| Florida Statutes 720.30851 | Florida Legislature | What an HOA estoppel certificate must state and its fee caps | Statute |
| Florida Statutes 720.306 | Florida Legislature | Amendments and the rental rules an association may adopt | Statute |
| Florida Statutes 689.261 | Florida Legislature | The property tax disclosure summary in a residential contract | Statute |
| Florida Statutes 689.302 | Florida Legislature | The seller's flood disclosure | Statute |
| Documentary stamp tax overview | Florida Department of Revenue | The $0.70 per $100 deed rate and the note and intangible taxes | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | Florida Office of Insurance Regulation | The promulgated owner's title insurance premium schedule | Rule |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind-mitigation form insurers use to price a roof and openings | OIR-B1-1802, PDF |
| 2024 HB 979 estoppel analysis | Florida House of Representatives | The $299, $119 and $179 estoppel amounts | Staff analysis, PDF |
| FEMA Map Service Center | FEMA | The flood zone and FIRM panel for a specific address | FEMA |
| NAR settlement FAQs | National Association of REALTORS | How buyer-broker compensation works after August 17, 2024 | NAR |
| Village on Crystal Lake recorded declaration | Lee County Clerk of Court | The village's covenants, on file under the association's name | Official records search |
Reach the Village on Crystal Lake 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 of your own plan size, whether you plan to list this season or only want 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.