Estero, Florida
Villages on Court Side Lake condos closed from $210,000 to $300,000 in the last 36 months. Get a free written valuation built from your own plan's closings, with the fee stack and net sheet a buyer will price beside it.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Villages on Court Side Lake condo is worth what its own plan has closed for: $210,000 to $300,000 across 11 Southwest Florida MLS closings in the 36 months to September 29, 2026, a $269,000 median, with only 2 of those closings in the last 12 months. This valuation guide sits beside our full Villages on Court Side Lake community guide and our Breckenridge community guide, and it shows how a flat in this two-association village is priced from the sales, not from an average. If you are comparing valuation teams, our guide to the best real estate agents in Estero sets them side by side on the public record.
Ready to act on a number? Our Villages on Court Side Lake seller guide walks the listing, the paperwork and the costs, and our Villages on Court Side Lake buyer guide shows what a buyer sees on the other side of the same price. Curious how the neighbors value? See our guides to Wellington at Breckenridge home values and Breckenridge home values. The fastest first step is a free home valuation.
McGreevy and Comisar are the best realtor for valuing a Villages on Court Side Lake condo because we value each flat from the closings of its own plan, show the sold-to-list pattern and the fee stack beside the number. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Jesse McGreevy prepares the valuation and Marc Comisar walks the home. 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. Our office is in Bonita Springs, a short drive south of the Coconut Point corridor, and Estero is a market we work every week.
Recent Villages on Court Side Lake record (12 months to September 29, 2026): 2 MLS closings at $228,000 and $230,000, a $229,000 median (the mean of the middle pair, and a small sample), a median of 19 days on market and a median 96.4% of list price. Over the first window that reaches 10 closings, the 36 months to September 29, 2026, the record is 11 closings, a $269,000 median, a median 18 days on market and a median 95.9% of list.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked both of the Villages on Court Side Lake closings in the Southwest Florida MLS, and we tracked all 17 records the MLS holds here since June 2022 (16 marketed through the MLS and one entered after closing).
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Court Side is narrower and checkable: we have read every MLS closing here, the county roll and recorded sales, the master association's fee schedule and the state's records for both associations. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we say plainly where the record is thin.
Jesse McGreevy builds the comparable set, the sold-to-list analysis and the net sheet; Marc Comisar walks the unit for condition, floor and updates. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. Clients choose us as Top 1% Real Estate Agents Nationally Since 2008 for exactly this kind of written, sourced number.
Selling your Villages on Court Side Lake condo? 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.
Villages on Court Side Lake owners who read nothing else on this page should know these ten facts about what drives a value here, each sourced in the sections below. They decide the number more than any online estimate will, and every one is specific to this two-association village inside Breckenridge.
Villages on Court Side Lake owners can use the links below to jump to how the value is built, the sales themselves, the long view, the Wellington comparison or the valuation FAQ. The guide runs in the order most owners ask: what it is worth, why, and what you would net.
Why McGreevy and Comisar Are the Best Realtor for Villages on Court Side Lake · Key Takeaways · What Is My Villages on Court Side Lake Home Worth? · How Is a Villages on Court Side Lake Condo Actually Valued? · What Have Villages on Court Side Lake Condos Sold For in the Last 36 Months? · How Have Villages on Court Side Lake Values Changed Over Time? · Which Plan and Building Differences Change a Villages on Court Side Lake Value? · Why Do Online Estimates Miss on Villages on Court Side Lake Condos? · Villages on Court Side Lake vs Wellington at Breckenridge: How Do Their Values Compare? · How Do Villages on Court Side Lake Values Compare With the Other Breckenridge Villages? · What Does the Live Competition Say About a Villages on Court Side Lake Value? · When Is the Best Time to Have a Villages on Court Side Lake Condo Valued? · What Do a Villages on Court Side Lake Buyer's Costs Do to Your Condo's Value? · Which Florida Rules Shape a Villages on Court Side Lake Sale Price? · What Moves the Number Before You List a Villages on Court Side Lake Condo? · What Will You Net From a Villages on Court Side Lake Sale? · Should You Rent or Sell Your Villages on Court Side Lake Condo? · How Do You Get a Free Villages on Court Side Lake Home Valuation? · Thinking of Selling Your Villages on Court Side Lake Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Villages on Court Side Lake Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Villages on Court Side Lake · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Villages on Court Side Lake Valuation Team Today?
Your Villages on Court Side Lake condo is worth what the closings of its own plan support: the 968 square foot flat closed from $228,000 to $285,000, the 978 square foot flat at $212,000 and $266,000, and larger plans from $210,000 to $318,000, so a written valuation adjusts the record to your floor, phase and condition.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings from August 2022 to June 2026)
The table lists every MLS-marketed closing by living-area group so you can find yours. It uses the 16 marketed sales from August 2022 to June 2026, and a group of one or two sales is a data point, not a plan price.
| MLS living area | Closings | Sold prices | Days on market | Note |
|---|---|---|---|---|
| 968 sq ft, 2 bedroom | 7 | $228,000 to $285,000, median $262,500 | 2 to 44, median 16 | The entry plan |
| 978 sq ft, 2 bedroom | 2 | $212,000 and $266,000 | 114 and 14 | Same size, $54,000 apart |
| 1,087 sq ft, 2 bedroom | 1 | $230,000 | 18 | February 2026 |
| 1,166 sq ft, 2 bedroom | 2 | $210,000 and $300,000 | 7 and 8 | May 2025 and February 2024 |
| 1,210 sq ft | 2 | $286,000 (3 bedroom) and $318,000 (2 bedroom plus den) | 194 and 6 | March 2025 and April 2023 |
| 1,289 sq ft, 2 bedroom | 1 | $304,000 | 7 | September 2022 |
| 1,330 sq ft, 3 bedroom | 1 | $290,000 | 162 | September 2024 |
A valuation is our written opinion of the price a willing buyer has paid for comparable flats and would likely pay for yours. It is not an appraisal, a lender's figure or the county's assessed value. We say where our comparable set is thin, and in this village it usually is.
A free written valuation with the closings of your plan, the days on market and the sold-to-list ratio of each, a recommended range, the fee stack a buyer will underwrite and a net sheet. Request it from our valuation form.
A Villages on Court Side Lake condo is valued by matching its plan to closed sales, then adjusting for floor, phase, condition and updates, reading the ask against the sold-to-list pattern, and testing the result against the buyer's carrying cost. Plan or size does most of the work, and the rest is judgment shown in writing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We start with the county roll's heated area and bedroom count and match the unit to the MLS closings of the same size. The roll shows 967 to 1,781 heated square feet with a median of 977, 95 two-bedroom parcels and 22 three-bedroom parcels, and the MLS shows seven sizes across 16 marketed closings. A 968 versus 978 difference is two measurements of the same entry plan, not two plans.
The village name promises a lake, but a lake or golf view is a unit-by-unit fact and we do not claim one without an address in hand. The MLS record we hold has no view field, so we cannot state a dollar premium for a view, and we would rather tell you that than invent one. If your unit has a view we photograph it and show buyers.
The unit numbers in each building fall in three series, and our reading is that the first digit is the floor. Phase I is one building of 28 units and Phase II is three buildings on 90 units, with separate associations. The MLS does not record floor or phase, so we bring them from the county record and a walk-through, and we say when we cannot separate their effect.
Year built is the county's only condition proxy: 1993 to 1996, with a median of 1995, so the roof, windows, plumbing and electrical systems are about 30 years old unless replaced. Updated kitchens, new floors, replaced air conditioning and a documented roof move a price, and a home that needs them sells to the buyer who wants the discount.
Thirteen of 16 marketed closings sold below the final list price, one at it and two above, at a median gap of $8,650. In the 36-month window the median sold-to-list is 95.9%. A value is the price that closes, and the ask you choose decides which closing pattern you land in.
A buyer prices the master fee of $2,800 a year, the $2,900 closing charge to the master association, the unpublished village fee and Lee County tax. A flat that costs the same to buy but less to carry is worth more, and the estoppel is where the village fee shows. We put the stack beside the number.
If you are wondering what your condo is worth, get a free Villages on Court Side Lake home valuation or call Jesse direct at (239) 898-6072. Few condos here come up for sale, so the next owner who sells should call us first, and we will show you the closings that match your plan before you decide anything. If you are also buying a home in Villages on Court Side Lake, start your home search with Marc or call Marc at (239) 287-5873.
Villages on Court Side Lake condos closed 11 times in the 36 months to September 29, 2026, the first window that reaches 10, at a $269,000 median and $236.36 per MLS square foot; the table lists every marketed closing back to August 2022 by month, plan, price and days on market so you can find your comparables.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Two sales cannot carry a market, so this page widens the window until it reaches 10 closings. Each window is named beside each figure.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold to list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $229,000 (mean of $228,000 and $230,000) | $223.56 | 19 | 96.4% |
| 24 months | 5 (small sample) | $228,000 | $216.77 | 20 | 95.9% |
| 36 months, first window with 10 or more | 11 | $269,000 | $236.36 | 18 | 95.9% |
| 60 months | 16 | $267,500 (mean of $266,000 and $269,000) | $257.73 | 15 | 96.9% |
Sold to list is sold price over final list price, and price per square foot is the MLS sold price divided by MLS living area, per sale. The 36-month window holds the first 11 rows.
| Month sold | Bedrooms and baths | Living area (sq ft) | List price | Sold price | Sold to list | Days on market Sold price per sq ft | |
|---|---|---|---|---|---|---|---|
| June 2026 | 2 bedroom, 2 bath | 968 | $235,000 | $228,000 | 97.0% | 20 | $236 |
| February 2026 | 2 bedroom, 2 bath | 1,087 | $239,900 | $230,000 | 95.9% | 18 | $212 |
| May 2025 | 2 bedroom, 2 bath | 1,166 | $234,900 | $210,000 | 89.4% | 7 | $180 |
| March 2025 | 3 bedroom, 2 bath | 1,210 | $279,900 | $286,000 | 102.2% | 194 | $236 |
| January 2025 | 2 bedroom, 2 bath | 978 | $260,000 | $212,000 | 81.5% | 114 | $217 |
| September 2024 | 3 bedroom, 2 bath | 1,330 | $324,900 | $290,000 | 89.3% | 162 | $218 |
| July 2024 | 2 bedroom, 2 bath | 978 | $279,000 | $266,000 | 95.3% | 14 | $272 |
| May 2024 | 2 bedroom, 2 bath | 968 | $299,900 | $285,000 | 95.0% | 30 | $294 |
| April 2024 | 2 bedroom, 2 bath | 968 | $274,900 | $269,000 | 97.9% | 16 | $278 |
| February 2024 | 2 bedroom, 2 bath | 1,166 | $310,000 | $300,000 | 96.8% | 8 | $257 |
| December 2023 | 2 bedroom, 2 bath | 968 | $289,900 | $282,500 | 97.4% | 7 | $292 |
| August 2023 | 2 bedroom, 2 bath | 968 | $269,900 | $262,500 | 97.3% | 44 | $271 |
| April 2023 | 2 bedroom plus den, 2 bath | 1,210 | $324,900 | $318,000 | 97.9% | 6 | $263 |
| December 2022 | 2 bedroom, 2 bath | 968 | $269,000 | $250,000 | 92.9% | 2 | $258 |
| September 2022 | 2 bedroom, 2 bath | 1,289 | $295,000 | $304,000 | 103.1% | 7 | $236 |
| August 2022 | 2 bedroom, 2 bath | 968 | $249,900 | $249,900 | 100.0% | 2 | $258 |
One further transaction, in June 2022, was entered in the MLS after closing at $271,000 for a 968 square foot, two-bedroom condo. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
Every year below is a small sample, so each median describes the sales and does not forecast them.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold to list |
|---|---|---|---|---|---|
| 2022 (August to December) | 3 | $250,000 | $249,900 to $304,000 | 2 | 100.0% |
| 2023 | 3 | $282,500 | $262,500 to $318,000 | 7 | 97.4% |
| 2024 | 5 | $285,000 | $266,000 to $300,000 | 16 | 95.3% |
| 2025 | 3 | $212,000 | $210,000 to $286,000 | 114 | 89.4% |
| 2026 to September 29 | 2 (small sample) | $229,000 | $228,000 to $230,000 | 19 | 96.4% |
The 968 square foot plan closed at a median of about $271 per square foot, and the seven closings of 1,087 square feet or more at about $236 (our arithmetic on the per-sale values). Larger plans do not earn more per square foot here, and two 1,166 square foot condos closed at $180 and $257 per square foot. Use price per square foot to compare the same plan across time, not different plans.
Villages on Court Side Lake condos have moved from a $115,500 county median in 2012 to $287,500 in 2024 and back to $228,000 in the one 2026 sale on file, a rise of about 2.5 times and a fall of roughly 21 percent from the peak. County records reach back further than the MLS, so they carry the long view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures. The county file carries this village's qualified sales from 2009 and earlier clusters in 1995, 1997 and 1999, and we do not fill the gap between them.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 1 | $228,000 |
| 2025 | 6 | $235,000 |
| 2024 | 6 | $287,500 |
| 2023 | 6 | $284,500 |
| 2022 | 9 | $250,000 |
| 2021 | 10 | $175,000 |
| 2020 | 4 | $167,500 |
| 2019 | 6 | $161,000 |
| 2018 | 12 | $152,859 |
| 2017 | 5 | $164,000 |
| 2016 | 7 | $145,000 |
| 2015 | 9 | $148,900 |
| 2014 | 5 | $127,500 |
| 2013 | 3 | $132,500 |
| 2012 | 9 | $115,500 |
| 2011 | 8 | $120,000 |
| 2010 | 4 | $120,500 |
| 2009 | 5 | $117,300 |
From the 2021 median of $175,000 to the 2024 median of $287,500 is a rise of 64 percent in three years, and the 2022 jump alone, from $175,000 to $250,000, is 43 percent (our arithmetic on yearly medians). From 2024 to 2025 the county median fell 18 percent, to $235,000, and the single 2026 sale is another 3 percent lower. Small counts move medians, so we describe the direction and not a precise rate.
Six qualified recorded sales a year against 117 residential parcels is about 5 percent of the village changing hands annually (our arithmetic on 2023, 2024 and 2025). At the 2018 peak of 12 sales it was about 10 percent.
The county recorded 27 qualified sales in 2022 through 2025, while the MLS marketed 14 in the same four years and carried one more entered after closing, so roughly half of the village's recorded sales never appear as MLS listings. We do not know why, and we do not guess. A valuation built only from MLS sales sees about half the record, which is why we pull the county file too, as our Villages on Court Side Lake community guide explains.
The plan and the building change a Villages on Court Side Lake value more than the calendar does: two bedrooms on 95 parcels and three on 22, heated areas from 967 to 1,781 square feet, two associations with separate managers, and four three-floor buildings built 1993 to 1996.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The roll shows 95 two-bedroom parcels (81 percent) and 22 three-bedroom parcels (19 percent). In the MLS, 13 marketed closings were two-bedroom, one was a 1,210 square foot two-bedroom plus den and two were three-bedroom, at $286,000 and $290,000. The three-bedrooms took 194 and 162 days against an 18-day median, so a three-bedroom's value comes with a longer marketing period.
Phase I is Villages on Court Side Lake I with 28 units, managed by Schoo Association Management, and Phase II is Villages on Court Side Lake II with 90 units, managed by Gulf Breeze Management Services. The MLS does not record the phase, so the plan is the comparable and the phase is a paperwork question. Each phase issues its own estoppel.
The roll dates the units 1993 to 1996. That makes Court Side newer than Wellington at Breckenridge, with a 1989 median, and older than the Preserve at Breckenridge, which the roster dates to 2002 through 2005. Our Villages on Court Side Lake community guide traces each association's filings.
The county's unit numbering points to three floors in each building, which brings Florida's milestone inspection and reserve study rules into play. We have not confirmed the story count or either association's status, and a building with its documents in order is easier to value than one with open questions.
Automated online estimates miss on Villages on Court Side Lake condos because a village this thin gives them almost nothing to average: 2 MLS closings in 12 months, plan sizes the MLS and county record a few square feet apart, unpublished village fees, and about half of recorded sales absent from the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
An automated estimate needs a stack of recent nearby sales. Here the MLS gives 2 in 12 months and 5 in 24, and the estimate falls back on older or larger-area sales that do not match your plan.
The county roll's median heated area is 977 square feet and the MLS shows 968 and 978 for what looks like the same entry plan, and 1,087 and 1,166 for the next sizes up. A model that treats a 10 square foot difference as a difference in value gets the price wrong in both directions.
The estimate cannot see the village fee, which no public source publishes, the $2,900 master closing charge, the roof date or a renovated kitchen. Those are what a buyer subtracts from or adds to the price.
The Property Appraiser's just value is an assessment for tax purposes, not a sale price, and we cite county figures only against county figures. Use closings for a price and the county roll for your unit's size, bedrooms and year built.
Villages on Court Side Lake values sit about $69,100 above Wellington at Breckenridge over the same 36 months ($269,000 on 11 closings against $199,900 on 17), for larger flats, some with three bedrooms, built 1993 to 1996 rather than 1988 to 1998. Wellington is the lower-priced village and trades more often.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Villages on Court Side Lake | Wellington at Breckenridge |
|---|---|---|
| Residential parcels (2026 roll) | 117 (118 on the state register) | 95 (96 on the state register) |
| Regime | Condominium, two associations (I and II) | Condominium, one association |
| Built | 1993 to 1996, median 1995 | 1988 to 1998, median 1989 |
| Bedrooms (roll) | 2 on 95, 3 on 22 | 2 on all 95 |
| Heated area (roll) | 967 to 1,781, median 977 | 873 on every parcel |
| MLS, 12 months | 2 closings, $229,000 median (small sample) | 8 closings, $187,250 median (small sample) |
| MLS, 24 months | 5, $228,000 (small sample) | 13, $190,000 |
| MLS, 36 months | 11, $269,000 | 17, $199,900 |
| MLS, 60 months | 16, $267,500 | 23, $215,000 |
| Median $ per MLS sq ft, 36 months | $236.36 | $220.50 |
| Median days on market, 36 months | 18 | 41 |
| Median sold to list, 36 months | 95.9% | 95.6% |
| Active listings, September 29, 2026 | 1 at $205,000 (978 sq ft) | 1 at $209,900 (873 sq ft) |
| Months of supply | 6.0 | 1.5 |
| County qualified sales, since September 29, 2025 | 2, $224,000 median | 8, $190,000 median |
| County qualified sales, 2025 | 6, $235,000 median | 6, $212,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
Size and a newer build explain the premium in our reading, and Wellington's 873 to 912 square foot flats are priced accordingly. But two of Court Side's three 2025 MLS sales closed at $210,000 and $212,000, so its floor sits close to Wellington's ceiling. Our guide to Wellington at Breckenridge home values shows how that village is priced.
Villages on Court Side Lake's $269,000 36-month median sits above Wellington and Villages on Lake Augusta and below the Preserve and the three upper-tier villages, in a community where the 12-month median ranged from $187,250 to $372,500. It is also among the thinnest traders, with 2 of the community's 44 closings in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Village | Units | Built | MLS closings, 12 months | 12-month median | 36-month median |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | 1996 to 2001 | 10 | $230,000 | $255,000 (n = 25) |
| Wellington at Breckenridge | 95 | 1988 to 1998 | 8 | $187,250 | $199,900 (n = 17) |
| Preserve at Breckenridge | 160 | 2002 to 2005 | 8 | $227,500 | $285,000 (n = 19) |
| Village on Crystal Lake | 64 | 1997 to 1999 | 6 | $363,000 | $375,000 (n = 10) |
| Village on Golden Pond | 51 | 1994 | 4 | $367,450 | $350,000 (n = 5, small sample) |
| Greenwood Village at Breckenridge | 73 | 1988 to 1994 | 3 | $268,500 | $316,000 (n = 8, small sample) |
| Village on Crescent Lake | 56 | 2000 to 2005 | 3 | $372,500 | $372,500 (n = 3, small sample) |
| Villages on Court Side Lake | 118 | 1993 to 1996 | 2 | $229,000 (small sample) | $269,000 (n = 11) |
| Village on Lake Geneva | 44 | 1995 to 1997 | 0 | none | $432,000 (n = 2, small sample) |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Florida Division of Condominiums register. Medians with n under 10 are small samples, and even-n medians are the mean of the middle pair.
The Breckenridge community guide covers all nine villages, and Court Side's 36-month median is $14,000 above Villages on Lake Augusta's and $16,000 below the Preserve's. The upper tier ran $363,000 to $372,500 at the 12-month median, roughly $134,000 to $144,000 above Court Side's. The ladder is where a buyer places your flat before they read your listing, and our Breckenridge home values guide shows the whole community on one page.
The live competition at Villages on Court Side Lake on September 29, 2026 was one listing, a two-bedroom, two-bath, 978 square foot condo asking $205,000 after 80 days on market. That is $209.60 per square foot of listed area, below both 978 square foot closings on record, and a signal about the ask, not about your value.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The $205,000 ask is below the $212,000 and $266,000 of the two 978 square foot sales and below both 2026 closings. It has sat 80 days against an 18-day median, which says the ask has not yet found its buyer. A single listing is a data point about pricing, and we track its price history.
One active listing against 2 closings in 12 months is 6.0 months of supply, a figure that changes by whole months with each sale. We read it as one listing in a village that rarely trades, not as a glut.
The best time to value a Villages on Court Side Lake condo is before you decide, and again when a comparable closes: the village has only 2 MLS closings a year, so each new sale moves the comparable set. Our closing data show no strong seasonal pattern here, so the calendar matters less than the latest sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
When a flat of your plan closes, the record changes: a June 2026 sale at $228,000 replaced a $285,000 sale as the newest 968 square foot comparable. Ask us to refresh the number whenever one closes.
Owners deciding whether to sell this season or next use the valuation to test the options. A seasonal owner may want a number before flying down, and we can walk the unit for you.
A valuation is not an appraisal, but it gives an estate or a tax advisor a starting record of what comparable flats have closed for. Talk to your tax advisor about basis and any qualified appraisal.
A Villages on Court Side Lake buyer prices the whole stack: a master fee of $2,800 a year, about 1.0 percent of $269,000 or 1.2 percent of $229,000, $2,900 to the master association at closing, an unpublished village fee, Lee County tax and insurance. Those costs come out of what a buyer will pay for your condo.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The 2026 schedule lists $2,800 a year, payable at once or in four installments of $725; a $100 transfer assessment on a resale; a $2,800 capital contribution for a new owner, or $1,000 when a current owner buys again; and $200 per lease [Source: 2026 Master Fee Schedule].
The master brochure says owners also pay a condominium fee of typically $300 to $500, without saying whether that is monthly or quarterly or tying it to Court Side. We publish no all-in figure, and the estoppel from your phase's manager is the paper that states it.
The unit sits in county taxing district 316, with 13.0119 mills for 2024 and a proposed 13.0449 for 2025, about $13 per $1,000 of taxable value, or about $2,970 a year for a non-homestead buyer paying $228,000 (our arithmetic, before non-ad valorem items and discounts). A buyer's first bill can differ from the seller's, because a sale can reset the assessed value.
A buyer choosing between Court Side and Wellington compares the whole stack, not only the price. A seller who has the estoppel in hand can show the stack and protect the number.
Florida rules shape a Villages on Court Side Lake sale price through disclosure and documents: section 718.503 gives a buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel tied to receiving the condominium documents, section 718.116 caps the estoppel fee, and milestone and reserve study rules can move a buyer's view of the building.
Section 718.503(2) entitles a prospective purchaser, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the reserve study or a statement, the frequently asked questions sheet and a governance form. A late delivery gives the buyer a 7-day cancellation window, which is why we deliver the documents with the contract [Source: Florida Statutes 718.503].
Florida caps a current-account condominium estoppel fee at $299, adjusted for inflation, and the association must deliver it within 10 business days of a written request [Source: Florida Statutes 718.116]. Which estoppel you need depends on your phase, and the master association issues its own resale documents.
Section 553.899 requires a milestone inspection by December 31 of the year a building reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after. The roll dates Court Side 1993 to 1996, so the 30th year falls between 2023 and 2026. We do not hold either association's status, and a buyer will ask for it.
The property tax disclosure summary in section 689.261 and the flood disclosure in section 689.302 apply to residential sales. Where a Chapter 720 homeowners layer applies to the master association, section 720.401 and section 720.30851 govern that layer's disclosure and estoppel, and section 720.401(2) says the summary does not apply to associations under Chapter 718. Ask your closing agent which set your sale needs. This is information, not legal advice.
What moves the number before you list a Villages on Court Side Lake condo is condition and paperwork: a dated roof, air conditioning and water heater, permits on file, a clean inspection report, the associations' documents in hand and a price set against the closings of your plan.
Pull the permits for the air conditioning, water heater, windows and any remodel from the Village of Estero's Community Development Department, which handles permits and inspections within the Village [Source: Village of Estero permits]. A permit and a final inspection are evidence; an unpermitted change is a question.
Order the estoppel for your phase and the master resale documents, and ask the manager for the milestone and reserve status. Ordering at listing starts the buyer's review on day one.
Fix what an inspection will find and present the club the master fee buys. Skip remodels the recent closings do not reward, and we compare your unit's condition with the closings to recommend where to spend.
Selling furnished is negotiable and goes in the contract. We price furniture separately so it does not distort the condo's price.
You will net about $216,740 from a $229,000 Villages on Court Side Lake sale and about $255,160 from a $269,000 sale before any offer of buyer-agent compensation and before your mortgage payoff, after about 5.4% and 5.1% in costs by our estimate. Offering 2.5% to the buyer's agent lowers the nets to $211,015 and $248,435.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Commission is a negotiated example, not a rate we or the market set, and every line is an estimate. In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 deed documentary stamp tax, and the contract controls.
| Line | At $229,000 | At $269,000 | Basis |
|---|---|---|---|
| Listing commission (example 2.75%) | $6,298 | $7,398 | Negotiated example |
| Buyer-agent compensation, if offered (example 2.5%) | $5,725 | $6,725 | Optional, off the MLS |
| Deed documentary stamps | $1,603 | $1,883 | $0.70 per $100, Section 201.02 |
| Owner's title premium (Lee, seller pays) | $1,220 | $1,420 | Promulgated rate, Rule 69O-186.003 |
| Title search and settlement fee (estimate) | $1,200 | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | $175 | Varies |
| Association estoppel (current account) | $299 | $299 | Statutory cap, Section 718.116 |
| Property tax proration (estimate, 180 days) | $1,465 | $1,465 | About $2,970 a year for illustration |
| Total without a buyer-agent offer | $12,260 (5.4%) | $13,840 (5.1%) | |
| Estimated net without a buyer-agent offer | $216,740 | $255,160 | Before mortgage payoff |
| Total with a buyer-agent offer | $17,985 (7.9%) | $20,565 (7.6%) | |
| Estimated net with a buyer-agent offer | $211,015 | $248,435 | Before mortgage payoff |
A $40,000 difference in price between the two columns moves the net by about $38,400, so the price does most of the work and the costs move little. Since August 17, 2024, commissions are negotiable and buyer-broker compensation cannot be advertised in the MLS, though a seller may still offer it off the MLS [Source: NAR settlement FAQs]. We put our fee in writing before you list, and nothing here is tax or legal advice.
Whether to rent or sell a Villages on Court Side Lake condo depends on the rules and your carrying cost: the master association charges $200 per lease and lets tenants use the amenities, but each village association's minimum term and approval process is unpublished, and we publish no rental rate because rental listings are not a source we cite.
Ask the manager of your phase for the minimum lease term, the number of leases allowed a year and the tenant approval steps, in writing. The master association charges $200 per lease. We publish no minimum term because none is public.
While the unit is rented you keep paying the master fee of $2,800 a year, the village fee, Lee County tax and the insurance on the unit. The tax and fee stack we describe above does not go away, and it is the number to set against any rent.
Selling makes sense when the carrying cost is more than the flat returns, when the plan is one that sells quickly, or when you would rather not manage a tenant from another state. The June 2026 closing at $228,000 after 20 days shows a well-priced 968 square foot flat still sells in weeks. If you are weighing it, our seller guide shows the steps.
Villages on Court Side Lake owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the closings of your own plan, placed on the village's price ladder, with your fee stack 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 with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition, your condo's position against the plan groups with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a village where the same 978 square foot plan closed at $212,000 after 114 days and $266,000 after 14 days, the ask decides the sale. We would rather you see the evidence before you commit, and many Court Side owners use the valuation to decide whether to sell this season or next. We have been Top 1% Real Estate Agents Nationally Since 2008, and the valuation is where that starts.
Jesse McGreevy prepares the valuation and Marc Comisar walks the home. Both are licensed Florida REALTORS with Domain Realty, and both answer their own phones: Jesse at (239) 898-6072 and Marc at (239) 287-5873.
The credentials behind the valuation:
Villages on Court Side Lake owners who decide to sell get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a two-association village with a thin resale market rewards plan-level pricing and a documents file ready on day one. Closings ran from $210,000 to $300,000 over 36 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, 36 months to September 29, 2026)
If you are searching for a Villages on Court Side Lake listing agent, or thinking, "I need to sell my home in Villages on Court Side Lake," here is the short version. We place your condo on the price ladder of its own plan, build the documents file before the first showing, and negotiate every offer ourselves. Our seller guide for Villages on Court Side Lake covers the full process.
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county's recorded sales. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers.
Yes. A valuation costs nothing and tells you whether your plan's recent closings support the price you have in mind. Many owners use it to decide between selling now, waiting or renting.
No. The Property Appraiser's just value is an assessment for tax purposes. A price comes from closings, and we cite county figures only against county figures, never against MLS square-foot figures.
Only when comparable flats close, and here that is a few times a year: 2 MLS closings in the last 12 months. We refresh the number when a sale of your plan closes.
Read the closings of your plan against your list price. A 978 square foot flat listed 22.6% above its close sat 114 days, while one listed 4.9% above closed in 14. Reprice to the right rung and complete the documents file.
Yes. We value the unit with the lease in mind, check the master association's $200 lease fee and any village notice requirement, and show you the buyer's view of a rented unit.
Ask each team for its comparable set for your plan, its explanation of the master and village fee layers and its plan for the association documents. Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Villages on Court Side Lake realtor on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Most Court Side homes are condo units, and a sound price for a unit comes from the closings that match its plan, not from a village average.
★★★★★ "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
A valuation is the start of a conversation, and the follow-up on showings and feedback is where a price is tested. We keep owners informed after the number is set.
★★★★★ "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
Ideas and suggestions that develop into a sale come from a team that keeps in touch, which is what we do after the valuation.
A Villages on Court Side Lake specialist matters for a valuation because the facts that decide the number live in documents and small samples: two associations with separate managers, a master fee schedule, a plan split, a milestone and reserve rule and half of recorded sales that never reach the MLS. A generalist's average would miss all five.
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 prepares the valuation: the comparable set, the sold-to-list analysis and the net sheet. Reach him direct at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home for condition, floor and updates, and runs showings and inspections for owners who live elsewhere. Reach him at (239) 287-5873.
We have not read the village declarations page by page, and the lease, pet and approval rules are not public. We say where the record stops and name the document that would answer the question.
Many Villages on Court Side Lake owners who value a condo are also buying, and McGreevy and Comisar represent both sides of that move. Marc Comisar handles the purchase and Jesse the sale, and we line up the two closings so you carry two homes no longer than you have to.
Our Villages on Court Side Lake buyer guide shows what a Court Side condo costs to buy and to carry and which records to ask for before an offer. Call Marc at (239) 287-5873 or read how we represent buyers.
Moving to another village works the same way: we value the sale from its own closings and time the purchase around it. See our Breckenridge buyer guide for the community view.
These are the questions owners ask most about the value of a Villages on Court Side Lake home, from plan pricing to online estimates to net proceeds, answered from the records cited below. Each answer names Villages on Court Side Lake. Where a record is not public, the answer says so.
It is worth what the closings of your plan support. Seven 968 square foot flats closed from August 2022 to June 2026 at $228,000 to $285,000, and a written valuation adjusts that record for your floor, phase and condition. Ask Jesse at (239) 898-6072.
$269,000 over the 36 months to September 29, 2026 on 11 Southwest Florida MLS closings, and $229,000 over the last 12 months on 2 closings, a small sample. Individual closings in the 36-month window ran from $210,000 to $300,000.
Because the last 12 months hold only 2 closings and the last 24 hold 5. The 36-month window is the first to reach 10 closings, and we name the window beside every figure.
By matching its plan and size to closed sales, adjusting for floor, phase, condition and updates, reading the ask against the sold-to-list pattern and testing the result against the buyer's carrying cost. The steps are set out above.
We cannot state a premium. A view is a unit-by-unit fact, and the MLS record we hold has no view field. If your unit has a view, we photograph it and show it, and we do not put a dollar figure on it without evidence.
No. The 968 square foot plan closed at a median of about $271 per square foot and the seven closings of 1,087 square feet or more at about $236, by our arithmetic on the per-sale values.
In total price they closed at $290,000 and $286,000, above most two-bedroom sales, but they took 162 and 194 days. Two sales are too few to call a premium, and the marketing period is longer.
The county roll and the MLS record the same entry plan a few square feet apart. We confirm the roll figure before we value the unit, and we treat the 968 and 978 groups as two measurements of the same plan when we can.
Down from the 2024 peak. The MLS median fell from $285,000 in 2024 to $212,000 in 2025 and then $229,000 in 2026 to date, each on 3 or fewer sales, and the county's recorded sales agree on direction: $287,500 in 2024, $235,000 in 2025.
$318,000 for a 1,210 square foot, two-bedroom-plus-den condo in April 2023, the highest marketed sale in the record we hold. The highest 36-month sale was $300,000 for a 1,166 square foot condo in February 2024.
Thirteen of 16 marketed closings sold below the final list price, at a median gap of $8,650, and the 36-month median sold-to-list is 95.9%. Price to the closings and a flat sells in weeks; price above them and it waits.
A buyer subtracts the master fee of $2,800 a year, the $2,900 closing charge to the master association and the village fee, which no public source publishes. The estoppel from your phase's manager states the village fee.
$2,800 a year for 2026, payable at once or in four installments of $725. A buyer also pays a $2,800 capital contribution, reduced to $1,000 for a current owner, and a $100 transfer fee at closing, per the 2026 fee schedule.
No public source publishes it. The master brochure says owners also pay a condominium fee of typically $300 to $500 without saying whether that is monthly or quarterly. The estoppel states the actual figure.
Online estimates need many recent nearby sales, and this village has 2 MLS closings in 12 months. They also cannot see the fee stack, the plan, the floor or the condition. We use the closings of your plan.
No. The Property Appraiser's just value is an assessment for tax purposes. It is not a sale price, and we compare county figures only with county figures.
We do not know why. The county recorded 27 qualified sales from 2022 through 2025 against 14 marketed MLS sales plus one entered after closing, so a valuation from MLS sales alone sees about half the record. We use both records and label each.
About $216,740 on a $229,000 sale and $255,160 on a $269,000 sale before any buyer-agent offer and before mortgage payoff, by our estimate, and $211,015 and $248,435 with a 2.5% buyer-agent offer. The net sheet above shows every line.
By Lee County custom the seller pays the owner's title policy and the $0.70 per $100 deed stamp tax, $1,603 on a $229,000 sale. The contract controls, so we read it with you.
It is the association's written statement of what you owe. Florida caps the fee for a current account at $299, adjusted for inflation, and requires delivery within 10 business days of a written request.
The obligation belongs to the association, not to an individual owner, but a buyer will ask for the report and the reserve study. Ask your manager for copies before you list.
It can. The buyer takes the lease subject to its terms, and the master association charges $200 per lease. We value the unit with the lease in mind.
FEMA's map shows Zone X at all four building points, outside the special flood hazard area, and Lee County's evacuation layer returns Zone A. We tell every owner to confirm both for the exact address, and we do not put a dollar figure on a zone.
No. Breckenridge is all-ages, and we found no age restriction in the master association's public materials.
The state register lists 118 units, 28 in Phase I and 90 in Phase II. The 2026 county roll carries 117 residential parcels, 28 and 89, and the public record does not explain the one-unit gap.
Court Side's 36-month median is $269,000 on 11 sales against $199,900 on 17 for Wellington at Breckenridge, and Court Side has larger flats and some three-bedrooms. The decision table above sets them side by side.
When a comparable flat closes, before a listing decision and before an estate or tax decision. A June 2026 sale at $228,000 replaced a $285,000 sale as the newest 968 square foot comparable.
No. The valuation is free and written, and there is no obligation. Call Jesse at (239) 898-6072 or request it through our form.
No. It is a broker's written opinion built from comparable sales, not a lender's or a licensed appraiser's report. If a lender or an estate needs an appraisal, we tell you.
Call Jesse at (239) 898-6072 or start with a free home valuation. As Top 1% Real Estate Agents Nationally Since 2008, we build the comparable set, walk the unit and give you a written range.
No. This page covers Villages on Court Side Lake I and II in Estero, Lee County, inside Breckenridge. It is not The Villages retirement community and not any similarly named condominium elsewhere in Florida.
Villages on Court Side Lake owners work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the village, values each flat from its own plan and works from an office in Bonita Springs, a short drive from the Coconut Point corridor. Learn more about our team.
If you are thinking about the value of your Villages on Court Side Lake condo, the work begins with the plan: a 968 square foot flat, a 1,166 square foot two-bedroom or a three-bedroom, and where your unit sits on that plan's record of closings. It continues with the estoppels, the fee schedule and the building's milestone documents, and a fee stack stated in one table. That is the work we do for Court Side owners, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Villages on Court Side Lake 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 at Villages on Court Side Lake? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Villages on Court Side Lake facts on this page rest on primary sources: the master association's published pages and documents, Florida state records, Lee County and Village of Estero records, FEMA and federal agencies, and Florida statutes. No listing portal or competing brokerage is cited. Sources were accessed on September 30, 2026 unless dated.
Villages on Court Side Lake's key documents are published by the master association, the State of Florida and Lee County, and the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and each village estoppel through that village's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Master Fee Schedule | Breckenridge master association | 2026 | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | Brochure, PDF |
| Association Management Companies | Breckenridge master association | 2026 | Management companies, PDF |
| For Sale Sign and Color Specs | Breckenridge master association | current file | Sign specifications, PDF |
| Villages on Court Side Lake I at Breckenridge Condominium Association record | Florida Division of Corporations | filed December 2, 1991 | Sunbiz detail |
| Villages on Court Side Lake II at Breckenridge Condominium Association record | Florida Division of Corporations | filed June 25, 1993 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Section 718.503, condominium resale disclosure and buyer cancellation | Florida Legislature | 2026 Florida Statutes | Statute text |
| Section 718.116, assessments, liens and estoppel certificates | Florida Legislature | 2026 Florida Statutes | Statute text |
| Section 553.899, mandatory structural inspections | Florida Legislature | 2026 Florida Statutes | Statute text |
| Real property transfer and sale qualification codes | Lee County Property Appraiser | current file | Qualification codes, PDF |
| Lee County taxing authority millage and levy data | Lee County Property Appraiser | 2024 to 2025 | Levy data, PDF |
| Documentary stamp tax overview and rates | Florida Department of Revenue | current page | Doc stamp overview |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| House Bill 979 (2024) staff analysis, estoppel certificate fee caps | Florida Senate | 2024 | Staff analysis, PDF |
Reach the Villages on Court Side 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 closings of your own plan, and you can ask for it whether you plan to list this season or only want to know your number.
Buying instead? Call Marc at (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.