Estero, Florida
Find out what your Village on Golden Pond home is worth with McGreevy and Comisar. We match your plan to the 12 MLS closings in five years and the county record, then give a written opinion. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Village on Golden Pond home is worth what its own plan has sold for, adjusted for what your home has that those sales did not, and in a 51-home village inside Breckenridge in Estero that means reading twelve MLS closings one at a time. This guide sits beside our full Village on Golden Pond neighborhood guide and shows how a home here is priced from the sold record: by plan and size, by condition, by the sold-to-list pattern and by what a buyer will pay each month to own it. If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side.
Once you have a number, two companion pages take it further. Our Village on Golden Pond seller guide turns a value into a listing plan and a net sheet, and our Village on Golden Pond buyer guide shows the same twelve sales from the buyer's side. Neighbors and rivals get the same treatment: our Village on Crystal Lake home valuation guide prices the village next door, and our Breckenridge home valuation guide prices the whole community.
A word on the name, because search engines blur it. This page covers Village on Golden Pond at Breckenridge Homeowners' Association, Inc. in ZIP 33928, Lee County, Florida. It is not Breckenridge, Colorado, and it is not any other Golden Pond in Florida. Every figure comes from a recorded, state, county, FEMA, association or MLS record, and where the record stops we say so.
McGreevy and Comisar are the best realtor to value a Village on Golden Pond home because we read all twelve of the village's MLS closings and its recorded county sales back to 1994, and we say plainly where they run thin. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy writes the valuation and Marc Comisar walks the home. That is the whole process, and there is no valuation desk between you and the people whose names are on the page. 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.
Recent Village on Golden Pond market record (12 months to September 29, 2026): 4 closed sales, a small sample, at a $367,450 median, a range of $317,500 to $400,000, a median 26.5 days on market and a median 96.6% of final list price, with one active listing at $325,000 after 381 days. Over five years, 12 closings at a $400,000 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Honors and recognition:
Those are career honors across Lee and Collier County. What we can state is checkable: we tracked all 12 closings since September 2021 before writing this guide. This page is also not an appraisal: an appraisal is a licensed appraiser's opinion for a lender, and a valuation here is a real estate professional's opinion of a likely sale price.
This page tells you what your home is worth. The seller guide tells you how to sell it, and the buyer guide tells you how a buyer will read your numbers. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Want a number first? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Village on Golden Pond owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your number more than any online estimate will, and every one is specific to this 51-home village in Estero.
Village on Golden Pond owners can use the links below to jump straight to the value by plan, the method, the sales, the Crystal Lake comparison or the valuation FAQ. The guide runs in the order most owners ask: the number first, then how it is built, then what can move it.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Village on Golden Pond · Key Takeaways
The Essentials: What Is My Village on Golden Pond Home Worth? · How Is a Village on Golden Pond Home Actually Valued? · What Have Village on Golden Pond Homes Sold For Since 2021? · How Have Village on Golden Pond Home Values Changed Over Time? · How Does Plan or Size Change a Village on Golden Pond Value? · Do Lake, Golf and Position Change the Value of a Village on Golden Pond Home? · Why Do Online Estimates Miss on Village on Golden Pond Homes? · Village on Golden Pond vs Village on Crystal Lake: How Do Their Values Compare? · How Do Village on Golden Pond Values Compare With the Other Breckenridge Villages?
The Details: What Does the Live Competition Say About a Village on Golden Pond Value? · When Is the Best Time to Have a Village on Golden Pond Home Valued? · What Do a Buyer's Costs Do to Your Village on Golden Pond Home's Value? · Which Florida Rules Shape a Village on Golden Pond Sale Price? · What Moves the Number Before You List a Village on Golden Pond Home? · What Will You Net From a Village on Golden Pond Sale? · Should You Rent or Sell Your Village on Golden Pond Home? · How Do You Get a Free Village on Golden Pond Home Valuation? · Thinking of Selling Your Village on Golden Pond Home? List With the #1 Team in Southwest Florida Since 2012
Questions, Contacts and Sources: What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Village on Golden Pond Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Village on Golden Pond · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Village on Golden Pond Valuation Team Today?
A Village on Golden Pond home has sold for $317,500 to $430,000 over five years, with a $400,000 median on twelve closings, and $367,450 in the last 12 months on four. Your number depends on your plan, your condition and the sales closest to yours, which is why a valuation names them.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Plan is the first cut. The table groups the twelve closings by MLS living area, and it is a description of what sold, not a price for your home.
| MLS living area | Closings | Sold prices | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,812 sq ft | 6 | $399,000 to $419,000 | $400,000 | 7.5 | 100.0% |
| 1,625 sq ft | 3 | $317,500 to $405,000 | $335,000 | 35 | 97.6% |
| 1,932 sq ft | 1 | $350,000 | one sale | 154 | 94.6% |
| 2,075 sq ft | 1 | $430,000 | one sale | 11 | 95.6% |
| 2,137 sq ft | 1 | $400,000 | one sale | 18 | 95.5% |
Southwest Florida MLS Matrix, pulled September 29, 2026; medians and ratios are ours, computed from sold and final list prices. Where a size has fewer than three sales, no median is meaningful, and we list the sale itself.
Over 12 months the median is $367,450 on four closings (the mean of $335,000 and $399,900), over 36 months $350,000 on five, and over 60 months $400,000 on twelve, which is the first window that reaches ten. The windows differ because the mix of plans in each window differs: the 12-month window holds two 1,625 square foot homes, one 1,812, and one 2,137.
A median tells you where the middle of the past sits, and a village with two rungs has a middle that belongs to neither rung. The 60-month median of $400,000 equals the 1,812 square foot median, so an owner of a 1,625 square foot home who anchors to it is anchoring to the wrong house. Use the median to orient, and the same-plan sales to price.
The form on this page takes your address and contact details, and Jesse follows up with a written opinion that names the sales behind it. If you would rather talk, call Jesse direct at (239) 898-6072. There is no cost and no obligation.
We value a Village on Golden Pond home in nine steps: confirm the village and regime, confirm living area, select the same-plan sales, adjust for time, condition, position and flood zone, add the fee stack and test the number against the live competition. Each step uses a record you can check.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
The county roll matches 72 parcels to the village name, of which 51 are homes and the rest are common-element parcels the association owns. Two recorded phases exist, 33 homes in the first and 18 in the second, and we check which phase a home is in. The regime is a Chapter 720 homeowners' association, not a condominium, which decides which disclosure statutes apply and whether condominium reserves are in your fees.
The county's heated area runs from 1,176 to 1,745 square feet with a median of 1,625, and the MLS records 1,625 to 2,137 square feet in the twelve sales. We confirm your size against both and use the MLS figure to compare with MLS sales. The two are never mixed, and the gap between the county's 1,745 square foot maximum and the MLS's 2,137 shows how far apart they can sit.
In this village the set is short, one to six sales, and we say so. A 1,812 square foot home has six same-plan comparables, a 1,625 square foot home three, and a larger home one. We never pad the set with Crystal Lake or condominium sales to make it look fuller, because a padded set is a wrong set.
The twelve sales run from September 2021 to September 2026. We weight the 2023 and 2026 sales more than the 2021 and 2022 sales, because the market has changed since the run-up. We do not apply a made-up monthly adjustment, and we tell you which sales carry the most weight and why.
A 32-year-old home is valued on its roof, air conditioning, windows, plumbing and interior. Two homes 187 square feet apart closed a day apart at prices 26 percent apart, and the MLS data cannot say why, so the only way to value the difference is to walk the home. That is the reason Marc, one of the Top 1% Real Estate Agents Nationally Since 2008, walks every home we value.
Whether a lot fronts a lake or the golf course, or how close it sits to the clubhouse, is a value question the MLS extract does not carry for this village. We assess position on the ground and from the plat, and we say when it is a judgment.
Three tested Jace Court points map in FEMA shaded Zone X on panel 12071C0579G, effective November 17, 2022. A nearby AE polygon near the lakes means we check the address against a lender's flood determination before we lean on that fact, because a home that touches an AE area can carry a flood insurance requirement.
A buyer values a home net of what it costs to own. We add the $2,800 master fee for 2026, the village fee from the estoppel and the one-time $2,900 to the value conversation, since a buyer's payment includes all of it.
On September 29, 2026 the live competition was one listing, a 1,625 square foot home asking $325,000 after 381 days. A number that ignores what is on the shelf is a number a buyer will not pay.
A Village on Golden Pond value starts with the plan: six 1,812 square foot sales sit between $399,000 and $419,000, while three 1,625 square foot sales fell from $405,000 to $317,500. Ready for your number? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
Village on Golden Pond homes closed 12 times in the Southwest Florida MLS between September 2021 and September 2026, from $317,500 to $430,000, for $4,665,400 in total volume and a $400,000 median. Every sale is listed below, because a valuation of a 51-home village should show its evidence.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Streets and house numbers are omitted by design. Beds and baths are as the MLS records them, and living area is MLS living area.
| Closed | Beds and baths | MLS living area | Sold price | Final list | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 10, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $317,500 | $325,000 | 97.7% | $195 | 35 |
| Sep 9, 2026 | 3 bed, 2 bath, 1 half | 1,812 | $399,900 | $399,900 | 100.0% | $221 | 8 |
| May 19, 2026 | 3 bed, 2 bath, 1 half | 2,137 | $400,000 | $419,000 | 95.5% | $187 | 18 |
| May 18, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $335,000 | $385,000 | 87.0% | $206 | 155 |
| Aug 19, 2024 | 3 bed, 2 bath | 1,932 | $350,000 | $369,900 | 94.6% | $181 | 154 |
| Apr 17, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $419,000 | $419,000 | 100.0% | $231 | 14 |
| Mar 20, 2023 | 3 bed, 2 bath | 2,075 | $430,000 | $449,900 | 95.6% | $207 | 11 |
| Oct 14, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $409,000 | 97.8% | $221 | 51 |
| Jun 21, 2022 | 3 bed, 2 bath, 1 half | 1,625 | $405,000 | $415,000 | 97.6% | $249 | 9 |
| May 26, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $399,000 | $399,000 | 100.0% | $220 | 7 |
| Apr 20, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $375,000 | 106.7% | $221 | 7 |
| Sep 29, 2021 | 3 bed, 2 bath, 1 half | 1,812 | $410,000 | $399,000 | 102.8% | $226 | 0 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The per-sale ratios are ours. Across the twelve, two sold above final list, three sold exactly at it and seven sold below it.
The highest price is $430,000, a 2,075 square foot home in March 2023 after 11 days. The lowest is $317,500, a 1,625 square foot home in September 2026 after 35 days. The spread of $112,500 is 35 percent of the low end, and almost all of it is explained by plan and date, which is why the valuation starts there.
Ten of the twelve sales are three bedrooms with two full baths and a half bath, and two, the 1,932 and 2,075 square foot homes, are recorded as three bedrooms and two baths. Every home is three bedrooms, so bedroom count adds nothing to a Golden Pond valuation. What adds value is size, condition and the systems, and the half bath is a marker of plan, not a premium we can measure.
The county's recorded-sales file holds 42 qualified sales from 1994 to July 29, 2026. It counts sales the MLS did not market, and it answers a longer question: what this village has traded at since the homes were new. Yearly medians rose from $194,875 in 2018 to $400,000 in 2022, and the 2026 median through July is $367,500 on two sales. Each year holds one to five sales, so every yearly median is a small sample. The neighborhood guide holds the full table, and the time-series section below uses it.
We can show you every closing above, the county's yearly medians, the asks against the sold prices, and the flood and fee files. We will walk you through all twelve closings on request.
Village on Golden Pond values, read from county recorded sales, roughly doubled from $194,875 in 2018 to $400,000 in 2022 and eased to $367,500 in 2026, while the MLS shows the 1,812 square foot plan holding near $400,000 and the 1,625 square foot plan falling. Each yearly median rests on two to five sales.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS, pulled September 29, 2026)
| Window | MLS closings | Median sold | Median $ per living sq ft |
|---|---|---|---|
| 12 months (small sample) | 4 | $367,450 | $200.77 |
| 24 months (small sample) | 4 | $367,450 | $200.77 |
| 36 months (small sample) | 5 | $350,000 | $195.38 |
| 60 months | 12 | $400,000 | $220.45 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The first two windows are identical because no sale closed between August 19, 2024 and May 18, 2026.
The county file's yearly medians for qualified sales:
| Year | Qualified sales | Median recorded price |
|---|---|---|
| 2026 (through July 29) | 2 | $367,500 |
| 2025 | none on file | not applicable |
| 2024 | 1 | $350,000 |
| 2023 | 2 | $424,500 |
| 2022 | 4 | $400,000 |
| 2021 | 3 | $315,000 |
| 2020 | 5 | $220,000 |
| 2019 | 3 | $232,000 |
| 2018 | 2 | $194,875 |
| 2017 | 2 | $225,000 |
| 2016 | 2 | $265,250 |
| 2015 | 2 | $242,450 |
| 2014 | 2 | $228,750 |
| 2013 | 5 | $225,000 |
Lee County Property Appraiser recorded-sales file, qualified sales only. Earlier rows are in the neighborhood guide. Where a year holds two sales the median is the mean of the two.
The 2018 median of $194,875 and the 2022 median of $400,000 are about 105 percent apart, and the step from the 2020 median of $220,000 to 2022 is about 82 percent. From 2022 to 2026 the median eased 8.1 percent, and from the 2023 median of $424,500 the drop is 13.4 percent. These are directions, not precision: a median of two sales moves when one house sells.
The MLS record explains part of the reset. The 1,812 square foot plan held between $399,000 and $419,000 across 2021 to 2026, while the 1,625 square foot plan slid from $405,000 in June 2022 to $317,500 in September 2026. A county median blends both rungs, so it can ease while one rung holds.
The 2026 county median of $367,500 is 63.3 percent above the 2013 median of $225,000, 88.6 percent above 2018 at $194,875, 67.0 percent above 2020 at $220,000, 16.7 percent above 2021 at $315,000 and 5.0 percent above 2024 at $350,000. It is 8.1 percent below 2022 at $400,000 and 13.4 percent below 2023 at $424,500. Those are descriptions of medians, not the return on any one home, and improvements, financing and carrying costs change your own math.
Plan and size change a Village on Golden Pond value more than any other measurable factor: the 1,812 square foot plan has closed inside a $20,000 band near $400,000 six times, the 1,625 square foot plan has closed from $405,000 down to $317,500 three times, and the larger homes have one sale each.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Six sales: $410,000 in September 2021, $400,000 in April 2022, $399,000 in May 2022, $400,000 in October 2022, $419,000 in April 2023 and $399,900 in September 2026. The median is $400,000, all six closed in 51 days or fewer, and the median sold-to-list ratio was 100.0 percent. For a home of this plan in good order, a valuation begins near the $400,000 band and moves only for condition, position and time.
Three sales: $405,000 in June 2022 after 9 days, $335,000 in May 2026 after 155 days and $317,500 in September 2026 after 35 days. The June 2022 sale was $249 per living square foot and the September 2026 sale was $195, a fall of 21.6 percent in price. The county roll's median heated area for the village is 1,625 square feet, so this is the median-size home. A valuation for this plan starts from the two 2026 sales and asks what the 2022 sale still says.
Each of the larger sizes has one sale: $350,000 in August 2024 after 154 days, $430,000 in March 2023 after 11 days and $400,000 in May 2026 after 18 days. A valuation for a larger home is built by hand from the single sale, the county's recorded history and a walk through the home, and we say plainly that one sale is not a market.
A valuation also names the likely gap between asking and closing. The 1,812 square foot plan closed at a median 100.0 percent of final list, with a range of 97.8 to 106.7 percent. The 1,625 square foot plan closed at a median 97.6 percent, with a range of 87.0 to 97.7 percent. The three larger homes closed at 94.6, 95.6 and 95.5 percent. So a valuation for a larger plan, and for a home in average condition, expects a closing a few points under the ask.
The county roll records a maximum heated area of 1,745 square feet in the village, while MLS living areas run to 2,137. The two measures differ by design, so we never compare them. If your home's county size is the only size you know, ask us to confirm the MLS-basis size before you compare it with any sale in this guide.
Lake, golf and position may change a Village on Golden Pond value, but the MLS extract we hold carries no lake, golf, view or waterfront field for this village, so we cannot measure a premium from the twelve sales and we do not invent one. We assess position on the ground.
The extract has price, size, beds, baths, days on market and dates. It does not carry lot, view, garage or waterfront fields, so any claim that a lake-front Golden Pond lot sells for a specific premium would be unsupported. The two homes that closed a day apart at prices 26 percent apart are a reminder that something other than size drives value, and that we cannot see it in the data.
Marc walks the home and the lot, notes what the lot faces, what the lanai faces and how close the home sits to the amenities, and we record it in the valuation. The Breckenridge clubhouse is about 900 feet on a straight line from a Jace Court point in the village, and the golf course, courts and pools are within the same short distance of much of the village. Those are facts about the village, not a lot premium.
The master fee bundles the 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse, with no equity buy-in and no resident green fee. That is why a village with sales near $400,000 competes with communities where golf costs tens of thousands to join, and it is why we value the amenities as part of the carrying cost, not as an extra line on the price.
Online estimates miss on Village on Golden Pond homes because a model needs many recent sales, and this village has four in a year and twelve in five. It also sees county size and year built, not condition, position or whether a home sits on the $400,000 rung or the $317,500 to $335,000 rung of its own village.
An automated estimate is a statistical guess built from public records and recent sales, and it is best used as a starting point. It works best where thousands of similar homes trade every year. A 51-home village where 1,625 and 1,812 square foot homes trade far apart and no sale closed for 21 months gives a model very little to learn from.
Each new sale moves a model's number, and a single sale in a village of this size can shift it a great deal. The 12-month median is $367,450 while the 2022 county median was $400,000, so the direction of the village changes with the plans that happen to sell. A model updated after the last sale may not yet have seen the next.
A model cannot see a new roof, an updated air conditioner, a lanai enclosure, what the lot faces, the paint, the floors or the smell of a kitchen. It cannot see a 155-day listing that sold $50,000 under its final list, or a 7-day sale at $399,000. Those facts are on the sold record and in the home, and neither is in a model.
The county's just value is a mass-appraisal figure for tax purposes as of January 1, and it is bounded by Florida's assessment caps for homesteaded homes. It uses heated area from the roll, not MLS living area. A homestead assessment can sit well below what your home would sell for, and it resets for a buyer, which is why a buyer's tax bill is not yours.
Keep it as a question, not an answer. Ask what plan and size it assumed, ask whether it used the county's heated area or MLS living area, and then ask us for the same-plan sales. If the estimate is far from the sold record, the record wins.
Village on Golden Pond values sit higher on the 60-month median, $400,000 against $375,000, and sell faster, 26.5 median days against 249.5, while Village on Crystal Lake has more homes, 64 against 51, and larger MLS sizes. Both are Chapter 720 single-family villages inside the same gate.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Village on Golden Pond | Village on Crystal Lake |
|---|---|---|
| Homes | 51 | 64 |
| Built | 1994 for all 51 | 1997 to 1999, median 1998 |
| Roll heated area | 1,176 to 1,745 sq ft, median 1,625 | 1,176 to 1,745 sq ft, median 1,431 |
| MLS living area in sales | 1,625 to 2,137 sq ft | 1,745 to 2,214 sq ft |
| MLS closings, 12 months | 4, median $367,450 | 6, median $363,000 |
| MLS closings, 36 months | 5, median $350,000 | 10, median $375,000 |
| MLS closings, 60 months | 12, median $400,000 | 13, median $375,000 |
| Median $ per living sq ft, 12 months | $200.77 | $195.88 |
| Median sold-to-list, 12 months | 96.6% | 96.1% |
| Median days on market, 12 months | 26.5 | 249.5 |
| Range of MLS prices, 60 months | $317,500 to $430,000 | $325,000 to $475,000 |
| County qualified sales since September 2025 | 2, median $367,500 | 5, median $335,000 |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026.
The 12-month medians are close, $367,450 and $363,000, and the 60-month medians differ by $25,000. The difference in pace is larger: 26.5 days against 249.5. A valuation in Crystal Lake has to reckon with a market that has been slow and negotiable, and a Golden Pond valuation with a market that has been quick for well-priced homes, on smaller samples.
A buyer who wants the older, smaller village and a documented $400,000 band on the larger plan tends to choose Golden Pond, and a buyer who wants more homes to choose from, a later build year and larger MLS sizes tends to choose Crystal Lake. That is what your buyer is comparing when they compare values.
When a buyer's agent cites a Crystal Lake sale against your home, we answer with the same-plan Golden Pond sales, and we do the same in reverse. Our Village on Crystal Lake neighborhood guide sets out the other village's record.
Village on Golden Pond's 12-month median of $367,450 is the second highest of the Breckenridge villages that publish one, behind Village on Crescent Lake at $372,500 and ahead of Village on Crystal Lake at $363,000, and about 56 percent above the community-wide median of $235,000 on 44 closings.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
The community picture is in our Breckenridge community guide. The yardstick is the 12-month median sold price from the Breckenridge sub-community roster, September 29, 2026, with the home count and legal form from the county roll and the state's records.
| Village | Homes | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | Condominium, Chapter 718 | 1996 to 2001 | 10 | not given in the roster |
| Wellington at Breckenridge | 95 | Condominium, Chapter 718 | 1988 to 1998 | 8 | $187,250 |
| Preserve at Breckenridge | 160 | Condominium, Chapter 718 | 2002 to 2005 | 8 | not given in the roster |
| Village on Crystal Lake | 64 | Homeowners' association, Chapter 720 | 1997 to 1999 | 6 | $363,000 |
| Village on Golden Pond | 51 | Homeowners' association, Chapter 720 | 1994 | 4 | $367,450 |
| Greenwood Village at Breckenridge | 73 | Condominium, Chapter 718 | 1988 to 1994 | 3 | $268,500 |
| Village on Crescent Lake | 56 | Condominium, Chapter 718 | 2000 to 2005 | 3 | $372,500 |
| Villages on Court Side Lake | 118 | Condominium, Chapter 718 | 1993 to 1996 | 2 | not given in the roster |
| Village on Lake Geneva | 44 | Homeowners' association, Chapter 720 | 1995 to 1997 | 0 (5 in months 13 to 60) | none in 12 months |
| Breckenridge total | 841 on the roll | 44 | $235,000 |
Sources: Breckenridge sub-community roster (Lee County 2026 roll, Florida Division of Corporations, Southwest Florida MLS Matrix, September 29, 2026). Where the roster gives no median we print none.
A buyer who can afford Golden Pond is also looking at Village on Crystal Lake, Village on Lake Geneva, the other single-family village, and Village on Crescent Lake, whose 12-month median is $372,500 on three. The condominium villages, such as Wellington at Breckenridge, close far lower and serve a different budget.
The regime line is the largest difference. In the three single-family Chapter 720 villages, an owner insures and, unless the declaration says otherwise, maintains the home, and the condominium safety laws do not apply. In the six condominium villages, building insurance, reserves and, for buildings of three stories or more, milestone inspections sit in the association's budget, which changes what a buyer will pay for the unit. A valuation that compares across that line without saying so is comparing two products.
The live competition on September 29, 2026 was a single Village on Golden Pond listing, a 1,625 square foot home asking $325,000 after 381 days, and one Village on Crystal Lake listing at $369,000 for 1,856 square feet after 174 days. Both are long listings, and buyers read that.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Village | List price | Beds and baths | MLS living area | Days on market |
|---|---|---|---|---|
| Village on Golden Pond | $325,000 | 3 bed, 2 bath, 1 half | 1,625 | 381 |
| Village on Crystal Lake | $369,000 | 3 bed, 2 bath | 1,856 | 174 |
Southwest Florida MLS Matrix, September 29, 2026. Golden Pond's 381 days is the longest days-on-market figure in the village's five-year data, against a longest closed figure of 155 days.
The Golden Pond ask of $325,000 equals the final list price of the September 10, 2026 closing on the same 1,625 square foot size, which sold at $317,500, or $7,500 lower. So the market has already priced this size below that ask. The Crystal Lake ask of $369,000 sits near the two 1,803 square foot Crystal Lake closings of 2026, both at $375,000, though the listing is 53 square feet larger and the sample is two sales.
For a Golden Pond seller of a 1,625 square foot home, the real competition is the $325,000 listing and the two 2026 sales beneath it. For a 1,812 square foot home the shelf is empty, and the competition is the record of six sales inside a $20,000 band. For any home, a buyer touring Golden Pond in this market is also touring Crystal Lake, so a valuation prices against both.
The best time to have a Village on Golden Pond home valued is before you choose a listing date, and again when a new sale closes, because a village with four sales a year can move its own median with one closing. A valuation is a snapshot, and it ages with the record.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
The twelve closings fall in seven calendar months: three in September, three in May, two in April, and one each in March, June, August and October. None closed in November, December, January, February or July. Twelve sales is too few to call a season, so we report the pattern and do not rely on it.
A calendar pattern from twelve sales is not a reason to wait or to rush. What does matter is the record's age: the newest sale in a valuation should be the newest sale in the village. In September 2026 that is the September 10 and September 9 pair, and any valuation dated before them missed the largest spread in the record.
Update when a new closing is recorded in the village, when you finish a major system replacement, or when you decide to list. Between those, the number moves slowly. Ask us for an update, whether you stay in Breckenridge or leave it, and we will re-run it from the latest sold record with no charge.
A buyer's costs do a lot: a $2,800 master fee for 2026, an unpublished village fee the brochure puts at $300 to $500 without stating the period, and $2,900 in one-time master charges at purchase all reduce what a Village on Golden Pond buyer will pay for the same home. We put them beside the value.
Data updated: September 2026 (Breckenridge 2026 fee schedule and About Breckenridge brochure, read September 30, 2026)
| Item | Amount |
|---|---|
| Master amenity fee, 2026 | $2,800 a year, or $725 a quarter |
| Village association fee | brochure range $300 to $500, period not stated; confirm from the estoppel |
| Capital contribution, new owner | $2,800 |
| Transfer assessment | $100 |
| Golf cart, if kept | $100 a year plus $25 first registration |
| Golf | included, no green fee |
| Property tax | reset at purchase |
| Homeowners insurance | quote-specific; none obtained for Golden Pond |
Sources: Breckenridge 2026 fee schedule and the About Breckenridge brochure. At the $400,000 five-year median, the master fee alone is 0.7 percent of price a year.
The brochure's $300 to $500 range does not say whether it is monthly, quarterly or annual, and it does not say where Golden Pond sits. If it is monthly, the village fee is $3,600 to $6,000 a year, and total annual dues with the master fee run $6,400 to $8,800. If it is annual, total dues run $3,100 to $3,300. Those are scenarios, not findings, and the range between them is the reason a valuation has to carry the estoppel's actual figure.
Florida assesses property on January 1 and mails bills in November. The Save Our Homes cap limits annual increases on a homesteaded home's assessment and resets when ownership changes, so your buyer will estimate taxes from the purchase price, not from your bill. We hold no Village on Golden Pond tax figure, so the valuation states the reset as a mechanism and not a number.
Three tested Jace Court points map in FEMA shaded Zone X, outside the 1 percent floodplain, and a lender does not normally require flood insurance in Zone X. Wind is the larger question for a 1994 home, so roof age and the wind-mitigation report feed directly into a buyer's insurance quote and therefore into what they will pay. We obtained no Golden Pond premium quotes and publish none.
Florida rules shape a Village on Golden Pond sale price through what the seller pays, what the buyer must receive and what the association must certify: the $0.70 per $100 deed stamp tax, the owner's title premium in Lee County, the Chapter 720 disclosure summary and the estoppel under section 720.30851.
In Lee County the seller customarily pays the deed stamp tax and the owner's title policy, and the contract controls. On a $400,000 sale that is $2,800 and about $2,075. Those two items rise with price, so a $10,000 change in price moves them by about $120: $70 in stamp tax and $50 in title premium.
Section 720.401 applies to a mandatory homeowners' association, and Village on Golden Pond is one. The summary must be delivered before the buyer signs, and if it was not, the buyer may cancel within three days after receiving it or before closing, whichever is first, and the right cannot be waived. The statute does not apply to associations under Chapter 718, so a valuation for a neighbor in a condominium village follows a different document set. This is information, not legal advice.
Under section 720.30851 an association must issue an estoppel certificate within 10 business days of a written request, effective 30 days by hand or e-mail and 35 by regular mail, with a capped fee. The certificate states the assessment, what is owed, any capital contribution or transfer fee and any open violation. A buyer's price rests on it, so we read it into the valuation.
A seller must give the buyer the property tax disclosure summary under section 689.261 and the flood disclosure under section 689.302 at or before the contract is signed. The flood disclosure asks about known flooding, flood insurance claims and flood assistance, so a valuation is a good time to gather the answers.
Since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS, buyers sign written agreements before touring and commissions are negotiable. A seller may still offer to contribute toward the buyer's agent off the MLS, and that is a decision for the net sheet, not the value.
Florida's condominium milestone-inspection and structural reserve laws cover condominium and cooperative buildings of three habitable stories or more. Village on Golden Pond is a Chapter 720 village of single-family homes, so they do not attach, which removes a line from a Golden Pond buyer's math that a condominium neighbor's buyer carries.
Four things move a Village on Golden Pond number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents that answer a buyer's questions and knowing the rules a buyer will read. In a 32-year-old home, evidence of care is worth more than a discount.
Roof age and condition, air conditioning age, water heater, plumbing and any visible water intrusion are the first items a buyer's inspector and insurer check on a home built in 1994. A documented replacement moves the number more than an undocumented one, and a leak fixed with a permit is worth more than a leak concealed.
Entry, paint, floors, kitchen surfaces and the lanai are what a buyer sees in the first minutes. We tell you which refreshes return more than they cost, from the spread between comparable sales, and we never recommend a renovation the record cannot support.
The file a valuation improves is the same file a listing needs: roof and air conditioning ages, permit history, the wind-mitigation report, both estoppels, the Chapter 720 disclosure summary, the fee schedule and the flood panel and zone. A buyer who reads the file in the first week is a buyer who does not reopen the price.
A buyer will ask about leasing, pets, age and exterior changes. Breckenridge is all ages, leasing is allowed with a $200 master assessment per lease, and the village's own lease term, lease cap and pet rules sit in its declaration, which we could not read in public form. We obtain them and put them in the buyer's package.
At the Village on Golden Pond 60-month median of $400,000, a seller who pays a 2.75 percent listing commission, a 2.5 percent buyer-agent contribution and the fixed costs nets about $372,152 before any mortgage payoff and tax proration, or about $382,152 without the buyer-agent contribution. Those are illustrative rates, and commissions are negotiable.
Data updated: September 2026 (Florida statutes and rules as read September 30, 2026)
| Sale price | Deed stamp tax | Owner's title premium | Two estoppels, up to | Lien search and closing fees, estimate | Fixed total |
|---|---|---|---|---|---|
| $325,000 | $2,275 | $1,700 | $598 | $1,375 | $5,948 |
| $350,000 | $2,450 | $1,825 | $598 | $1,375 | $6,248 |
| $400,000 | $2,800 | $2,075 | $598 | $1,375 | $6,848 |
| $425,000 | $2,975 | $2,200 | $598 | $1,375 | $7,148 |
Stamp tax at $0.70 per $100 and the title premium from the state schedule; estoppels at the $299 cap for each of two associations; the $1,375 estimate combines $175 for a municipal lien search and $1,200 for the title search and closing fee. All are estimates that vary by provider.
A value is only half a decision, so every valuation we write carries a net sheet. At $400,000 the total with a 2.75 percent listing commission and a 2.5 percent buyer-agent contribution is $27,848, about 7.0 percent of price, and the total without the contribution is $17,848, about 4.5 percent. A $10,000 change in the sale price changes the net by about $9,605 after the percentage costs, or $9,355 with the buyer-agent contribution.
Renting a Village on Golden Pond home is possible, since Breckenridge allows leasing with a $200 master assessment per lease, but the village's own lease rules are not public and our MLS pull covers sales, not leases, so we hold no rental rate for it. A valuation informs a rent-or-sell decision only as far as those facts allow.
Leasing is permitted at the master level, and renters use the golf course, courts, pools and fitness room. Whether the village sets a minimum term, a cap on leases or a waiting period is a declaration question. We obtain the answer from the village manager before we compare renting with selling, because the answer can rule renting in or out.
We compare the sale price and net sheet with what holding costs: the master fee, the village fee, insurance, taxes, maintenance and, if leasing, the $200 assessment. Then we tell you what data we lack, and we do not invent a rent. If you are weighing the two, the seller guide covers the sale side in full.
Village on Golden Pond owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from same-plan sales inside the village, adjusted for condition, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
Your plan and MLS-basis living area, the same-plan sales from the twelve, the adjustments for time, condition, position and systems, the live competition, your fee stack and flood file, a net sheet and a plain statement of where the record is thin. It also tells you when not to list.
A valuation lets you compare listing teams, and it costs nothing. If a team quotes a price without naming the sales behind it, ask for the sales. In a village with twelve sales in five years, any team can name them, and the good ones will.
Jesse McGreevy writes it and Marc Comisar walks the home, and both of them are Top 1% Real Estate Agents Nationally Since 2008.
Start the online request on this page and Jesse will follow up with the sales that fit your home, or call Jesse direct at (239) 898-6072, text or call. Buyers can call Marc at (239) 287-5873. Confidential conversations are welcome.
If you are searching for a Village on Golden Pond listing agent, or thinking "I need someone to sell my Village on Golden Pond home," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a plan built for Estero. We are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free Village on Golden Pond home valuation. Jesse follows up with the sales that fit your home: same plan, same size, adjusted for condition and updates. (239) 898-6072, text or call. Confidential conversations welcome.
The record does not forecast, and twelve sales cannot show a season. None of the twelve closed in November through February, and that is a pattern to note, not a reason to wait. We value from the latest sales and tell you what has changed.
Not in this village. The 1,625 square foot homes ran $195 to $249 per living square foot and the larger plans $181 to $231, so per-foot value did not rise with size. In a small village the last comparable sale sets the price.
Ask why it has sat. The record shows the slowest sales came after pricing that closed $19,900 and $50,000 under final list, and a 381-day listing today. We re-value from the sales, then re-price or re-position.
It helps. Both estoppels are effective for 30 days, so we time the request, but the fee schedule, the disclosure summary and the manager's rules can be gathered now.
Yes. A valuation is private and free, and a sale can also be quiet when discretion matters. We give you an honest read on the trade-off.
Ask each team which same-plan sales it would use, how many the village has, what it would do about the two associations and what its net sheet shows. A team that answers from the twelve sales is reading the village.
McGreevy and Comisar is a top-reviewed Village on Golden Pond realtor on Google, and the quotes below are genuine five-star client reviews from sellers, reproduced in the reviewers' own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "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
A Village on Golden Pond specialist matters for a valuation because the village's number is set by twelve sales and two floor plans, and an agent who reads Breckenridge as one market will price a 1,625 square foot home from a 1,812 square foot sale, or from a condominium median. We read each sale.
Jesse writes the valuation, builds the comparable set from the MLS record and the county's recorded sales, and puts the net sheet, the fee stack and the flood file beside it. He started in Southwest Florida real estate in 2004. Reach him at (239) 898-6072.
Marc, one of the Top 1% Real Estate Agents Nationally Since 2008, walks the home, reads the roof, air conditioning and lanai, and reports what the sales cannot show. Reach him at (239) 287-5873.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and, with their Domain Realty Group team, have sold over $2.5 Billion in real estate. Those honors describe our career, not a Village on Golden Pond sales count.
A general agent tends to use the Breckenridge median of $235,000, to compare a 1,625 square foot home with a 1,812 square foot sale, and to leave the second association's estoppel until a buyer is under contract. We work in the opposite order.
Many Village on Golden Pond owners who ask for a valuation are also planning a purchase, and a value and a buying budget belong in the same conversation. Our Village on Golden Pond buyer guide shows how a buyer reads the same sales.
A value tells you what you can put toward the next home. We map the sale's net sheet against the purchase's closing costs and carrying costs so the two closings support each other.
For a purchase in another Estero community, call Marc at (239) 287-5873 and read how we represent buyers. We value the home you are leaving and price the home you are buying from the same record-first method.
These Village on Golden Pond valuation questions are answered from the village's recorded sales, the Lee County roll, Florida's statutes and the Southwest Florida MLS, pulled September 29, 2026, and where the record stops the answer says so. Call Jesse direct at (239) 898-6072 for a home-specific answer.
It depends on plan and condition. The 60-month median is $400,000 on twelve sales and the last 12 months are $367,450 on four, with the 1,812 square foot plan near $400,000 and the 1,625 square foot plan from $317,500 to $335,000 in 2026. Request a free valuation.
The median is $220.45 per MLS living square foot across twelve sales and $200.77 across the last four. County price per square foot uses a different area measure and is never compared with these.
Only if your home matches the median home, and no sale in the record is a median home. Use the median to orient and the same-plan sales to price.
Four, from $317,500 to $400,000, for $1,452,400 in total volume. The county file, which ends July 29, 2026, shows two qualified sales since September 2025.
The median is 12.5 days over five years and 26.5 over the last 12 months, with a range of 0 to 155 days and one active listing at 381.
Mixed. The county median rose from $194,875 in 2018 to $400,000 in 2022 and eased to $367,500 in 2026, while the 1,812 square foot plan held near $400,000 and the 1,625 square foot plan fell.
From the six same-plan sales, $399,000 to $419,000, weighted toward the newest sale at $399,900, then adjusted for condition, position and time.
From the three same-plan sales, especially the two 2026 sales at $335,000 and $317,500, with the June 2022 sale at $405,000 carrying less weight because of its age.
Yes, more than anything else we can measure. The 1,812 square foot plan and the 1,625 square foot plan trade at very different prices, and the larger homes have one sale each.
As a question, not an answer. With four sales in a year, an automated model has little to learn from, and it cannot see condition, position or which rung of the village your home sits on.
A comparison of your home with recent sales of similar homes, adjusted for differences. In this village the set is one to six sales, and we say so.
An appraisal is a licensed appraiser's opinion of value, usually for a lender. A valuation from us is a real estate professional's opinion of the likely sale price, built from the sold record, and it is free.
Appraisers use the same sold record and adjust for condition, so a home priced to its plan usually has support, and a home priced from the wrong plan may not. We prepare the comparable sales for the appraiser's file.
They are different measures. The just value is a January 1 mass-appraisal figure for tax purposes on the county's heated area, and a homestead assessment is limited by Florida's caps. A sale price reflects the market on the day of the contract.
The amenities come with the master fee and no equity buy-in, so we value them as part of the carrying cost. The MLS extract carries no lake or golf-frontage fields, so we cannot measure a premium from the twelve sales.
A buyer prices it in. The 2026 master fee is $2,800, or 0.7 percent of a $400,000 price, plus the village fee and $2,900 in one-time master charges at purchase.
We found no Community Development District for Breckenridge, so no bond line of that kind sits on the tax bill. Confirm on the parcel's Lee County tax record.
The Chapter 720 disclosure summary before signing, the property tax disclosure summary and the flood disclosure at or before signing, and the estoppel certificates from both associations.
In Lee County the seller customarily pays it, and the statute caps the fee. Each of the two associations issues one, so budget up to $598 for a current account.
The seller customarily pays the owner's title policy and the deed stamp tax at $0.70 per $100, and the contract controls. On $400,000 that is about $2,075 and $2,800.
At $400,000, about $372,152 before payoff and tax proration if you pay a 2.75 percent listing commission and a 2.5 percent buyer-agent contribution, or $382,152 without the contribution. We replace these examples with your numbers.
Yes. They are not set by law, and since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS.
No. Those laws cover condominium and cooperative buildings of three habitable stories or more, and Golden Pond is a Chapter 720 village of single-family homes.
The three Jace Court points we tested map in Zone X, outside the 1 percent floodplain. A home that touches the nearby AE area could carry an insurance requirement, so we confirm with a lender's flood determination.
On a 1994 home, a documented replacement lets a buyer price risk and can lower an insurance quote. The record does not measure the dollar effect, so we advise from the spread between comparable sales.
Rarely a full renovation. We tell you which updates return more than they cost, and we never recommend one the record cannot support.
When a new sale closes in the village, when you complete a major system, and when you decide to list.
Leasing is allowed at the master level with a $200 assessment per lease, but the village's own lease rules are not public, so we obtain them before comparing renting with selling.
It resets for the buyer, and you may be able to carry part of your savings to a new Florida homestead within a limited window. Ask the Lee County Property Appraiser or the Department of Revenue.
Yes. We do the valuation remotely, and Marc walks the home on the ground.
Use same-size sales in each village and the market's pace. The 12-month median days on market is 26.5 in Golden Pond and 249.5 in Crystal Lake.
No cost and no obligation. Start at our home valuation page or call Jesse direct at (239) 898-6072.
We follow up on the request promptly and deliver a written opinion after we have read the sales and, where possible, walked the home. Call Jesse for timing on your own case.
Use the form on this page or call Jesse direct at (239) 898-6072, text or call.
Village on Golden Pond owners and buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every recent Golden Pond closing, the county's recorded sales and the association documents before advising anyone. Learn more about our team.
For us, the work on a Village on Golden Pond valuation is reading the twelve sales one by one, matching your plan and condition to them, and saying plainly where the record is thin. That is the whole method, and it is the same one we describe in our Village on Golden Pond neighborhood guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. We tracked every one of the 12 Village on Golden Pond closings in the Southwest Florida MLS since September 2021.
McGreevy and Comisar is a top-reviewed Village on Golden Pond realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling a Village on Golden Pond home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
Every fact on this Village on Golden Pond guide traces to a primary record below: association documents, the Florida Division of Corporations, Lee County, the Village of Estero, FEMA and USGS, state statutes and agencies, and school sources. Market data comes from the Southwest Florida MLS Matrix pulled September 29, 2026. No listing portal or brokerage is cited.
Village on Golden Pond's key documents are published by the Breckenridge association, the State of Florida, Lee County and FEMA; the table links each to its issuing authority. The village's own recorded declaration and plats are available through the Lee County Clerk's official records, and the association's budget comes from its manager or the owner login.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Schedule of Master Association Fees | Breckenridge Association, Inc. | 2026 | 2026 fee schedule, PDF |
| Association Management Companies | Breckenridge Association, Inc. | read September 30, 2026 | Management companies, PDF |
| About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 to 2026 | About Breckenridge, PDF |
| Breckenridge property map | Breckenridge Association, Inc. | current file | Property map, PDF |
| For Sale Signs and Color Specs | Breckenridge Association, Inc. | current file | Sign specifications, PDF |
| June 2026 newsletter | Breckenridge Association, Inc. | June 2026 | June 2026 newsletter, PDF |
| Village on Golden Pond association record, N93000005434 | Florida Division of Corporations | read September 30, 2026 | Sunbiz detail record |
| Disclosure to prospective purchasers, s. 720.401 | Florida Legislature | current statute | Fla. Stat. 720.401 |
| Estoppel certificates, s. 720.30851 | Florida Legislature | current statute | Fla. Stat. 720.30851 |
| Flood map panel 12071C0579G and flood hazard zones | FEMA | effective November 17, 2022 | FEMA National Flood Hazard Layer |
| Condominium milestone inspections and SIRS explainer | Florida DBPR | current file | DBPR inspections page |
| Subdivision report and property search | Lee County Property Appraiser | current | Lee PA subdivision report |
Village on Golden Pond owners reach the valuation team by requesting a free valuation on this page or by calling Jesse McGreevy direct at (239) 898-6072. We follow up with the same-plan sales, a written opinion and a net sheet, at no cost and no obligation.
Data updated: September 2026
Selling a Village on Golden Pond home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying? Call Marc at (239) 287-5873.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.