Estero, Florida
Villages on Lake Augusta condos sold from $190,000 to $285,000 in the last 12 months. Get a free written valuation built from your own layout's closed sales, with the fee stack, flood file and net sheet a buyer will price beside it. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Villages on Lake Augusta condo is worth what recent buyers paid for the same layout in the same village, adjusted for condition, and this page shows how that number is built from the public record. Villages on Lake Augusta is 180 condominiums in three phases of 60 inside Breckenridge in Estero, and our Villages on Lake Augusta neighborhood guide covers the history, associations and amenities. In the 12 months to September 29, 2026, ten units closed on the Southwest Florida MLS at a $230,000 median, from $190,000 to $285,000. If you are also weighing who should list your home, our guide to the best real estate agents in Estero compares the options on the public record.
Ready to act on a number? Our Villages on Lake Augusta seller guide covers pricing, marketing, costs and the documents a buyer will ask for, and our Villages on Lake Augusta buyer guide shows what the other side of your sale is reading. For the community-wide picture, see our Breckenridge home valuation page, for the nearest rival village see the Preserve at Breckenridge home valuation, and for the city view see our Estero home valuation guide. We tracked every one of the 37 Lake Augusta closings in the Southwest Florida MLS since March 2022, and each figure below names its window.
McGreevy and Comisar are the best realtor for valuing a Villages on Lake Augusta condo because we build the number from closed sales in your own layout, show you the discount pattern behind every list price, and tell you plainly where the record ends. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Jesse runs pricing, data and the association paperwork, and Marc runs the field side. The amenities that buyers price into a Villages on Lake Augusta value are described in our Breckenridge community guide. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
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. What we can claim is checkable: we tracked all 37 MLS closings and all 189 county-recorded qualified sales on file for the three phases, and every valuation we write starts from them.
Recent Villages on Lake Augusta record (12 months to September 29, 2026, Southwest Florida MLS Matrix): 10 closed sales, a $230,000 median (the mean of $225,000 and $235,000), a range of $190,000 to $285,000, $2,347,400 in total volume, a median of 93 days on market, a median $211.50 per square foot of MLS living area and a median sold-to-final-list ratio of 96.7 percent. One condo was for sale on September 29, 2026, at $299,900.
Honors and recognition:
Want your number? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Villages on Lake Augusta owners who read nothing else should know these ten facts, each sourced in the sections below. They decide what your home is worth, what a buyer will offer and how long the sale will take, and every one is specific to this three-association condominium village.
Villages on Lake Augusta owners can use the links below to jump straight to how a value is built, the closed sales, the Preserve at Breckenridge comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners ask: what the number is, how it is built, what moves it and what you keep.
A Villages on Lake Augusta condo is worth what recent buyers paid for the same layout: in the 12 months to September 29, 2026, ten closed at a $230,000 median, six two-bedrooms at $221,250, and the two three-bedrooms at $250,000 and $285,000, so your layout sets your range, and condition and speed of sale set your place in it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The $230,000 median blends units that closed at $190,000 with units that closed at $285,000, and it describes no unit that exists. A 967 square foot two-bedroom, a 1,243 square foot den unit and a 1,326 square foot three-bedroom are three products with three price histories, and a valuation that starts from the median starts in the wrong place.
For a two-bedroom, two-bath unit of 967 to 1,088 square feet, the last 12 months' six closings ran $190,000 to $235,000 with a $221,250 median. For a den unit, two closings ran $224,900 and $275,000, a small sample. For a three-bedroom, two closings ran $250,000 and $285,000, also a small sample. These are ranges for orientation, not valuations of any specific unit.
Condition, floor, view, updates, the age of the air handler and water heater, the phase's fee and how fast you need to sell. We adjust from your unit in person, and we tell you which adjustments are arithmetic and which are judgment.
A Villages on Lake Augusta home is valued in four steps: choose the closed sales that match your layout and size, choose a time window with enough sales, adjust for condition and features the record does not carry, and test the result against the list-to-sold discount that buyers actually negotiate, a median of $14,900 since January 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS labels each closing 2 bed, 2 bed plus den or 3 bed, with living area in square feet. We start with the same label and the nearest size, because the size band is the strongest single predictor in the record.
| MLS living area | Closings, 60 months | Median sold | Range | Median $ per sq ft | Closings, last 12 months |
|---|---|---|---|---|---|
| 967 to 978 sq ft | 9 | $230,000 | $190,000 to $279,900 | $236.81 | 3 |
| 1,077 to 1,088 sq ft | 7 | $250,000 | $225,000 to $279,900 | $231.48 | 3 |
| 1,209 to 1,251 sq ft | 9 | $299,000 | $224,900 to $335,000 | $240.55 | 3 |
| 1,273 to 1,429 sq ft | 12 | $297,500 | $200,000 to $350,000 | $223.49 | 1 |
Under ten sales, a median is a story about a few sales. Six two-bedroom closings in 12 months is workable, and two den closings is not, so for den and three-bedroom units we widen to 24 months (five den closings and six three-bedroom closings) and say so. A valuation that names its window lets you judge it.
The MLS extract we pulled carries no field for floor level, view or updates, and the county roll does not either. A top-floor unit, a lake or golf outlook or a renovated kitchen can change a buyer's willingness to pay, and we make those adjustments from your unit and from the closings nearby, not from a formula. We tell you when an adjustment is a judgment.
A list price is not a value. Since January 2025 the median closing came in $14,900 under its final list price, and the median sold-to-final-list ratio was 96.7 percent in the last 12 months. A value that assumes no negotiation is a list price, and we show you both.
Seven closings since March 2022 were 967 square feet, at a $229,000 median: $229,000 (July 2022), $279,900 (June 2023), $246,400 (October 2024), $269,000 (February 2025), $190,000 (December 2025), $217,500 (February 2026) and $210,000 (April 2026). The three in the last 12 months ran $190,000 to $217,500. The two that closed within 11 days listed at $232,000 and $220,000 and closed at $217,500 and $210,000, and the one that listed at $225,000 and sat 304 days closed at $190,000. A defensible starting range for this plan today is therefore about $210,000 to $217,500, and $190,000 is what a launch that starts too high can cost. That is arithmetic on three public sales, not a valuation of your unit.
Six closings since March 2022 were 1,326 square feet, at a $326,000 median, from $270,000 to $350,000. Four in 2023 and 2024 closed at $320,000, $322,000, $330,000 and $332,500 for three-bedrooms, one den unit closed at $350,000 in April 2024, and the most recent, a three-bedroom in May 2025, closed at $270,000 after 19 days at 93.1 percent of its list price. An owner who remembers the $332,500 sale of August 2024 is remembering a market that has moved about $62,500 to the buyer's side for this plan.
Five closings since March 2022 were 1,243 square feet, at a $250,000 median, from $224,900 to $335,000: a three-bedroom at $335,000 (August 2023, four days), a den unit at $299,000 (March 2025, 72 days), a three-bedroom at $245,000 (January 2025, 221 days, 83.1 percent of list), a den unit at $224,900 (October 2025, 327 days) and a three-bedroom at $250,000 (May 2026, on the market zero days per the MLS). The spread is wide because the market moved and because the launches differed, and a valuation for this plan has to say which of those conditions it assumes.
Villages on Lake Augusta condos closed 10 times in the 12 months to September 29, 2026, from $190,000 to $285,000 at a $230,000 median, 93 median days on market and 96.7 percent of final list, and every closing is below by month, layout and size, with no address, unit or MLS number.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The first window with ten or more closings is 12 months, so it leads, and the longer windows show how far the market has moved.
| Window (to Sep 29, 2026) | Closings | Median sold | Middle pair (even count) | Median $ per sq ft | Median days on market | Median sold to final list |
|---|---|---|---|---|---|---|
| 12 months | 10 | $230,000 | $225,000 and $235,000 | $211.50 | 93 | 96.7% |
| 24 months | 20 | $245,700 | $245,000 and $246,400 | $209.28 | 84 | 94.6% |
| 36 months | 25 | $255,000 | odd count | $217.17 | 39 | 96.1% |
| 60 months | 37 | $270,000 | odd count | $235.73 | 19 | 96.2% |
| Month | Layout | Living area | List price | Sold price | Days on market | Sold to final list |
|---|---|---|---|---|---|---|
| July 2026 | 2 bed, 2 bath | 1,088 sq ft | $229,900 | $225,000 | 139 | 97.9% |
| May 2026 | 3 bed, 2 bath | 1,243 sq ft | $250,000 | $250,000 | 0 | 100.0% |
| May 2026 | 3 bed, 2 bath | 1,209 sq ft | $289,000 | $285,000 | 18 | 98.6% |
| April 2026 | 2 bed, 2 bath | 967 sq ft | $220,000 | $210,000 | 9 | 95.5% |
| February 2026 | 2 bed, 2 bath | 967 sq ft | $232,000 | $217,500 | 11 | 93.8% |
| February 2026 | 2 bed, 2 bath | 1,077 sq ft | $235,000 | $235,000 | 81 | 100.0% |
| December 2025 | 2 bed, 2 bath | 967 sq ft | $225,000 | $190,000 | 304 | 84.4% |
| December 2025 | 2 bed plus den, 2 bath | 1,429 sq ft | $294,900 | $275,000 | 257 | 93.3% |
| December 2025 | 2 bed, 2 bath | 1,087 sq ft | $249,900 | $235,000 | 105 | 94.0% |
| October 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $224,900 | $224,900 | 327 | 100.0% |
Four of the ten closed after 18 days or less on the market, and three took 257 days or more. The mean sold price is $234,740, the mean days on market 125.1 and the mean of the ten sold-to-list ratios 95.7 percent.
Villages on Lake Augusta is 180 condominiums in three phases, and a right-priced unit closed at a $230,000 median in the last 12 months. If you want your number, get a free Villages on Lake Augusta home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start your Villages on Lake Augusta search with Marc.
The 37 closings span March 24, 2022 to July 1, 2026. Ten fall in the table above, and the other 27 are the longer record, below by month, layout and size only, newest first.
| Month | Layout | Living area | List price | Sold price | $ per sq ft | Days on market | Sold to final list |
|---|---|---|---|---|---|---|---|
| July 2026 | 2 bed, 2 bath | 1,088 sq ft | $229,900 | $225,000 | $207 | 139 | 97.9% |
| May 2026 | 3 bed, 2 bath | 1,243 sq ft | $250,000 | $250,000 | $201 | 0 | 100.0% |
| May 2026 | 3 bed, 2 bath | 1,209 sq ft | $289,000 | $285,000 | $236 | 18 | 98.6% |
| April 2026 | 2 bed, 2 bath | 967 sq ft | $220,000 | $210,000 | $217 | 9 | 95.5% |
| February 2026 | 2 bed, 2 bath | 967 sq ft | $232,000 | $217,500 | $225 | 11 | 93.8% |
| February 2026 | 2 bed, 2 bath | 1,077 sq ft | $235,000 | $235,000 | $218 | 81 | 100.0% |
| December 2025 | 2 bed, 2 bath | 967 sq ft | $225,000 | $190,000 | $196 | 304 | 84.4% |
| December 2025 | 2 bed plus den, 2 bath | 1,429 sq ft | $294,900 | $275,000 | $192 | 257 | 93.3% |
| December 2025 | 2 bed, 2 bath | 1,087 sq ft | $249,900 | $235,000 | $216 | 105 | 94.0% |
| October 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $224,900 | $224,900 | $181 | 327 | 100.0% |
| September 2025 | 2 bed plus den, 2 bath | 1,275 sq ft | $249,000 | $240,000 | $188 | 12 | 96.4% |
| May 2025 | 3 bed, 2 bath | 1,326 sq ft | $289,900 | $270,000 | $204 | 19 | 93.1% |
| April 2025 | 2 bed plus den, 2 bath | 1,273 sq ft | $229,900 | $200,000 | $157 | 145 | 87.0% |
| April 2025 | 3 bed, 2 bath | 1,429 sq ft | $299,900 | $275,000 | $192 | 33 | 91.7% |
| March 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $319,900 | $299,000 | $241 | 72 | 93.5% |
| March 2025 | 3 bed, 2 bath | 1,275 sq ft | $285,000 | $270,000 | $212 | 39 | 94.7% |
| March 2025 | 2 bed, 2 bath | 1,077 sq ft | $269,900 | $255,000 | $237 | 97 | 94.5% |
| February 2025 | 2 bed, 2 bath | 967 sq ft | $279,900 | $269,000 | $278 | 116 | 96.1% |
| January 2025 | 3 bed, 2 bath | 1,243 sq ft | $294,900 | $245,000 | $197 | 221 | 83.1% |
| October 2024 | 2 bed, 2 bath | 967 sq ft | $250,000 | $246,400 | $255 | 87 | 98.6% |
| August 2024 | 3 bed, 2 bath | 1,326 sq ft | $339,900 | $332,500 | $251 | 4 | 97.8% |
| June 2024 | 3 bed, 2 bath | 1,326 sq ft | $339,900 | $330,000 | $249 | 5 | 97.1% |
| April 2024 | 3 bed, 2 bath | 1,326 sq ft | $334,900 | $322,000 | $243 | 24 | 96.1% |
| April 2024 | 2 bed plus den, 2 bath | 1,326 sq ft | $364,000 | $350,000 | $264 | 20 | 96.2% |
| January 2024 | 2 bed, 2 bath | 1,077 sq ft | $289,900 | $279,900 | $260 | 3 | 96.6% |
| September 2023 | 3 bed, 2 bath | 1,251 sq ft | $349,900 | $332,500 | $266 | 33 | 95.0% |
| August 2023 | 3 bed, 2 bath | 1,243 sq ft | $349,900 | $335,000 | $270 | 4 | 95.7% |
| June 2023 | 3 bed, 2 bath | 1,326 sq ft | $329,000 | $320,000 | $241 | 3 | 97.3% |
| June 2023 | 2 bed, 2 bath | 967 sq ft | $279,900 | $279,900 | $289 | 8 | 100.0% |
| March 2023 | 3 bed, 2 bath | 1,209 sq ft | $325,000 | $326,000 | $270 | 8 | 100.3% |
| January 2023 | 2 bed, 2 bath | 978 sq ft | $269,000 | $253,500 | $259 | 6 | 94.2% |
| October 2022 | 2 bed, 2 bath | 1,080 sq ft | $269,000 | $250,000 | $231 | 23 | 92.9% |
| August 2022 | 2 bed, 2 bath | 1,088 sq ft | $279,000 | $275,000 | $253 | 19 | 98.6% |
| July 2022 | 2 bed, 2 bath | 967 sq ft | $229,000 | $229,000 | $237 | 7 | 100.0% |
| April 2022 | 3 bed, 2 bath | 1,209 sq ft | $269,900 | $299,999 | $248 | 4 | 111.2% |
| March 2022 | 2 bed, 2 bath | 977 sq ft | $205,000 | $230,000 | $235 | 2 | 112.2% |
| March 2022 | 3 bed, 2 bath | 1,386 sq ft | $275,000 | $326,000 | $235 | 5 | 118.5% |
The 37 closings span $190,000 to $350,000 with a $270,000 median, a $235.73 median per square foot and a median of 19 days on market. The highest price per square foot is $289 (a 967 square foot two-bedroom in June 2023) and the lowest is $157 (a 1,273 square foot den unit in April 2025, after 145 days).
Villages on Lake Augusta values differ by layout: across 37 MLS closings since March 2022 the two-bedroom median is $240,700, the two-bedroom-plus-den $257,500 and the three-bedroom $320,000, so a valuation of one layout should never borrow the numbers of another.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Small samples are labelled. The MLS calls a unit 2+Den when it markets a den, while the county roll counts 102 of the 180 parcels as three-bedroom, so the two classifications overlap and are not interchangeable.
| Layout | Window | Closings | Median sold | Range | Median living area |
|---|---|---|---|---|---|
| 2 bed, 2 bath | 12 months | 6 (small sample) | $221,250 (mean of $217,500 and $225,000) | $190,000 to $235,000 | 1,022 sq ft |
| 2 bed, 2 bath | Mar 2022 to Sep 2026 | 16 | $240,700 (mean of $235,000 and $246,400) | $190,000 to $279,900 | 978 sq ft |
| 2 bed plus den, 2 bath | 12 months | 2 (small sample) | $249,950 (mean of $224,900 and $275,000) | $224,900 to $275,000 | 1,336 sq ft |
| 2 bed plus den, 2 bath | Mar 2022 to Sep 2026 | 6 (small sample) | $257,500 (mean of $240,000 and $275,000) | $200,000 to $350,000 | 1,274 sq ft |
| 3 bed, 2 bath | 12 months | 2 (small sample) | $267,500 (mean of $250,000 and $285,000) | $250,000 to $285,000 | 1,226 sq ft |
| 3 bed, 2 bath | Mar 2022 to Sep 2026 | 15 | $320,000 | $245,000 to $335,000 | 1,275 sq ft |
Sixteen closings since March 2022, from $190,000 to $279,900, at 967 to 1,088 living square feet. The median price per square foot is $236.09 across those closings, and the 12-month set of six closed at a $221,250 median. The 967 square foot plan is seven of the 37 closings, more than any other size.
Six closings since March 2022 at 1,243 to 1,429 square feet, $200,000 to $350,000, and a median $190.34 per square foot, the lowest per-foot median of the three layouts. Two closed in the last 12 months. The $350,000 closing of April 2024 is the highest price in the village's MLS record.
Fifteen closings since March 2022, $245,000 to $335,000, at 1,209 to 1,429 square feet and a $241.33 median per square foot. Seven closed in 2023 and 2024 at $320,000 to $335,000 and six since January 2025 at $245,000 to $285,000.
Villages on Lake Augusta values followed the Southwest Florida cycle: the county's recorded median rose from $124,900 in 2009 to $324,500 in 2024, then fell 29.1 percent to $230,000 in 2026 through July, and the MLS record shows the same peak in 2023 and 2024 followed by a slower, cheaper market.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | County qualified sales | Median price |
|---|---|---|
| 2026 (to Jul 29) | 8 (small sample) | $230,000 |
| 2025 | 13 | $255,000 |
| 2024 | 10 | $324,500 |
| 2023 | 9 (small sample) | $320,000 |
| 2022 | 14 | $252,000 |
| 2021 | 13 | $195,500 |
| 2020 | 12 | $156,000 |
| 2019 | 14 | $164,000 |
| 2018 | 8 (small sample) | $186,650 |
| 2017 | 16 | $164,000 |
| 2016 | 13 | $163,000 |
| 2015 | 7 (small sample) | $160,500 |
| 2014 | 9 (small sample) | $142,000 |
| 2013 | 10 | $127,950 |
| 2012 | 6 (small sample) | $140,000 |
| 2011 | 12 | $136,500 |
| 2010 | 3 (small sample) | $125,000 |
| 2009 | 11 | $124,900 |
| 1998 | 1 (small sample) | $75,000 |
From the 2009 median of $124,900 to the 2024 median of $324,500 is about 2.6 times in 15 years, and most of it came from 2020 to 2024, from $156,000 to $324,500, a 108 percent rise (our arithmetic on yearly medians). From 2024 to 2025 the county median fell 21 percent to $255,000, and 2026 is about 10 percent lower again on eight sales through July. Small counts move medians, so read the direction and not a precise rate.
| Calendar year | MLS closings | Median sold | Median days on market | Median sold to list |
|---|---|---|---|---|
| 2022 (from Mar 24) | 6 (small sample) | $262,500 (mean of $250,000 and $275,000) | 6 | 105.6% |
| 2023 | 6 (small sample) | $323,000 (mean of $320,000 and $326,000) | 7 | 96.5% |
| 2024 | 6 (small sample) | $326,000 (mean of $322,000 and $330,000) | 12.5 | 96.8% |
| 2025 | 13 | $255,000 | 105 | 93.5% |
| 2026 (to Jul 1) | 6 (small sample) | $230,000 (mean of $225,000 and $235,000) | 14.5 | 98.2% |
Each year holds six closings except 2025, so every median but 2025 is a small sample. The 2025 figure is the sharpest signal: 13 closings, a $255,000 median and a 105-day median on market, the slowest year in the record.
The peak years have county medians of $320,000 and $324,500 and MLS medians of $323,000 and $326,000 at 7 and 12.5 days on market. In 2022 the median sold-to-list ratio reached 105.6 percent as four units sold above list. In 2025 the median time on market rose to 105 days and the ratio fell to 93.5 percent. The 2026 figures, to the July closing, are $230,000 and 98.2 percent on six closings, so buyers are paying close to list at a lower price.
The county recorded 32 qualified sales in 2023, 2024 and 2025, and the MLS carried 25 of them as marketed sales in the same years, so roughly seven in 32 never appeared as an MLS closing. We do not know the reason and do not guess. The county file also holds nothing between 1998 and 2009.
The sold-to-list ratio changes a Villages on Lake Augusta value because buyers here negotiate: the median closing came in 96.7 percent of final list in the last 12 months, 96.2 percent across all 37, and the ten closings gave back $103,200 against their combined final list prices, a median of $7,450 each.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Four of the 37 closed above the final list price (two in March 2022, one in April 2022 and one in March 2023), five closed at list and 28 below it. None of the 19 closings since January 2025 closed above list, and three closed at list exactly. The above-list sales belong to the 2022 and early 2023 market, and using them as comparables in 2026 overstates value.
Since January 2025 the six closings that took 30 days or fewer closed at a median 95.9 percent of list after a median of 11.5 days, and the eight that took 100 days or more closed at a median 93.6 percent after a median of 183 days. The slow group did not earn a better price for waiting.
A 967 square foot two-bedroom listed at $225,000 closed in December 2025 at $190,000 after 304 days, 84.4 percent of its final list price, while a unit of the same size listed at $220,000 closed in April 2026 at $210,000 after nine days. These are public-record sales, described by month, price, beds and area only. The value of the second unit was not higher than the first. The difference was the price the seller chose on day one.
A list price that assumes the $14,900 median negotiation is defensible, and one that assumes none is a list price that sits. We show you the closings that support each choice before you decide.
Lake, golf and floor position can change what a buyer pays for a Villages on Lake Augusta condo, but the public record we cite does not carry those fields, so they are adjustments made from your unit in person, not statistics, and any valuation that quotes a precise lake premium here is inventing it.
The MLS extract carries beds, baths, living area, list and sold price, days on market and status. The county roll carries use, year built, heated area and bedrooms. Neither carries floor, view, lake or golf frontage. We say so plainly and adjust from the unit.
Which phase and building, the floor, the outlook from the balcony or lanai, the distance to the amenities, the light, the noise and the condition of the finishes. Unit numbering in the 300s on Ian Court points to third-floor units without proving it, so we ask the association which buildings are three stories.
We tell you the adjustment, the reason and the comparable that supports it, and we mark it as arithmetic or as judgment. A buyer's agent will do the same, and a valuation that shows its reasoning survives the conversation.
Phase and association differences change a Villages on Lake Augusta value mainly through process and fees, not through the county record: Phase I is managed by Schoo Association Management and Phases II and III by Gulf Breeze Management Services, each with its own budget and estoppel, and the village fee is the number a buyer's payment depends on.
| Phase | Association | Incorporated | Declaration recorded | Units | Managed by |
|---|---|---|---|---|---|
| I | Villages on Lake Augusta I at Breckenridge Condominium Association, Inc. (N96000001461) | March 13, 1996 | August 2, 1996 | 60 | Schoo Association Management LLC, Fort Myers |
| II | Villages on Lake Augusta II at Breckenridge Condominium Association, Inc. (N97000004713) | August 19, 1997 | September 23, 1998 | 60 | Gulf Breeze Management Services, Bonita Springs |
| III | Villages on Lake Augusta III at Breckenridge Condominium Association, Inc. (N00000000425) | January 21, 2000 | February 7, 2000 | 60 | Gulf Breeze Management Services, Bonita Springs |
The three associations set separate budgets, and the brochure says the village fee typically runs $300 to $500 without stating the interval. The three budgets sit behind the owner login, so we publish no Lake Augusta fee figure, and your estoppel is where the number is. A higher fee lowers what a buyer can pay, dollar for dollar in the monthly math.
Phase I was recorded in 1996, Phase II in 1998 and Phase III in 2000. If certificates of occupancy track the recordings, 30 years falls in 2026, 2028 and 2030, and the milestone inspection and reserve study rules apply only to buildings of three or more habitable stories. The story count is open, and a buyer who worries will price the risk.
Phase I questions go to Schoo Association Management in Fort Myers and Phase II and III questions to Gulf Breeze Management Services in Bonita Springs, per the master association's management-company list. Ask the right office for your estoppel, and order it before you list.
Online value estimates miss on Villages on Lake Augusta homes because the village mixes a 967 square foot two-bedroom and a 1,326 square foot three-bedroom under one name, prices moved about 29 percent from 2024 to 2026, and an automated estimate cannot see floor, view, condition or the fee that a buyer will pay.
An automated estimate averages nearby sales. In this village the two-bedroom median is $240,700 and the three-bedroom median is $320,000, so an average of nearby sales lands between them and describes neither.
The county median fell from $324,500 in 2024 to $230,000 in 2026 through July. An estimate trained on the earlier prices overstates a 2026 value, and one trained on the latest sales may understate a well-kept unit.
The county's just value is an assessment for tax purposes, and the sale price is what a buyer paid. County qualified sales for the village had a $230,000 median in 2026 through July, and that is the number to compare with a sale price, not the assessment.
We show the closings, the window, the adjustments and the net sheet, and you can check every line against the public record.
Villages on Lake Augusta values sit close to Preserve at Breckenridge on price and far apart on speed: a $230,000 median on ten closings against $227,500 on eight, $211.50 against $173.31 per square foot, 93 against 108.5 days on market, and 1.2 months of supply against 9.0.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Decision point | Villages on Lake Augusta | Preserve at Breckenridge |
|---|---|---|
| Residences | 180 in three phases of 60 | 160 in four phases of 40 |
| Regime | Chapter 718 condominium, three associations | Chapter 718 condominium, four associations |
| Year built (county roll) | 1996 to 2001, median 1998.5 | 2002 to 2005, median 2004.5 |
| Heated area (county roll) | 967 to 1,273 sq ft, median 1,209 | 1,243 to 1,379 sq ft, median 1,331 |
| Bedrooms on the roll | 78 two-bedroom, 102 three-bedroom | 155 two-bedroom, 5 three-bedroom |
| Managers | Schoo (Phase I), Gulf Breeze (Phases II and III) | D and D (Preserve I), Schoo (Preserve II to IV) |
| MLS closings, 12 months | 10, median $230,000 | 8, median $227,500 |
| Median $ per sq ft, 12 months (MLS living area) | $211.50 | $173.31 |
| Median days on market, 12 months | 93 | 108.5 |
| Median sold to final list, 12 months | 96.7% | 94.7% |
| Closings and median, 24 months | 20 at $245,700 | 12 at $254,000 |
| Closings and median, 36 months | 25 at $255,000 | 19 at $285,000 |
| Closings and median, 60 months | 37 at $270,000 | 28 at $285,000 |
| Active listings, September 29, 2026 | 1 at $299,900 | 6, median $259,900 |
| Months of supply at 12-month pace | 1.2 | 9.0 |
| County qualified sales, 2026 to July | 8, median $230,000 | 8, median $237,500 |
| County qualified sales, 2025 | 13, median $255,000 | 8, median $294,000 |
| County qualified sales, 2024 | 10, median $324,500 | 7, median $335,000 |
| Storm and milestone position | Zone X shaded at three tested points; story count open, third-floor units indicated | Ask each association for its story count and status |
Both villages are pure resales with the same master fee, amenity package and $2,900 in master one-time charges. The Lake Augusta figures come from our village file and the Preserve figures from its own file, both to September 29, 2026. For the Preserve side, read our Preserve at Breckenridge home valuation page.
Three differences stand out. Preserve is newer and larger per unit, but it sold for less per square foot: $173.31 against $211.50 in the last 12 months on MLS living area. Supply is the second: six listings against eight closings a year at Preserve, 9.0 months, and one stale listing against ten closings here, 1.2 months. The third is age: Lake Augusta's buildings are five to ten years older, so the milestone clock and older systems matter sooner.
A roughly 22 percent gap in price per square foot means a buyer comparing the two villages is comparing different products at different prices. A Lake Augusta valuation should not be discounted to match Preserve, and it should not be inflated because Preserve has more inventory.
Villages on Lake Augusta is the largest of the nine Breckenridge villages at 180 of 842 residences and the busiest resale market at 10 of 44 MLS closings in 12 months, with a $230,000 median that sits above Wellington at Breckenridge and Preserve at Breckenridge and below the four villages that carry a higher stated median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Village | Units | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | 718 condominium | 1996 to 2001 | 10 | $230,000 |
| Wellington at Breckenridge | 95 | 718 condominium | 1988 to 1998 | 8 | $187,250 |
| Preserve at Breckenridge | 160 | 718 condominium | 2002 to 2005 | 8 | $227,500 |
| Village on Crystal Lake | 64 | 720 homeowners | 1997 to 1999 | 6 | $363,000 |
| Village on Golden Pond | 51 | 720 homeowners | 1994 | 4 | $367,450 |
| Greenwood Village at Breckenridge | 73 | 718 condominium | 1988 to 1994 | 3 | $268,500 |
| Village on Crescent Lake | 56 | 718 condominium | 2000 to 2005 | 3 | $372,500 |
| Villages on Court Side Lake | 118 | 718 condominium | 1993 to 1996 | 2 | small sample, not stated |
| Village on Lake Geneva | 44 | 720 homeowners | 1995 to 1997 | 0 | none in 12 months |
| All nine villages | 841 residential parcels (POA states 842) | 44 | $235,000 |
Sources: Breckenridge sub-community roster reconciliation (units, regime, closings), Lee County Property Appraiser 2026 tax roll, Southwest Florida MLS Matrix pulled September 29, 2026. Medians on fewer than 10 closings are small samples, and even-count medians are the mean of the middle pair.
Against its condominium neighbors Lake Augusta is the largest and the most liquid. Wellington at Breckenridge is the entry price at $187,250 on eight closings, Preserve at Breckenridge is nearest at $227,500 on eight, and Greenwood Village at Breckenridge is $268,500 on three. Village on Crystal Lake, Village on Golden Pond and Village on Crescent Lake carry stated medians of $363,000, $367,450 and $372,500 on small samples. Read the Breckenridge home valuation page for the whole community.
The live competition says little about a Villages on Lake Augusta value because it is one condo: a two-bedroom-plus-den of 1,273 square feet asking $299,900 on September 29, 2026 after 598 days on the market, $69,900 above the 12-month median, which shows what the market thinks of a price above the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Ten closings a year against one listing is about 1.2 months of supply (our arithmetic). Few competing listings help an owner only when the price is realistic, and the one listing that exists has been on the market 598 days at a price above every closing in the window.
The listing's asking price is $14,900 above the highest closing in the 12-month window. The closest closings by size were a 1,275 square foot den unit at $240,000 in September 2025 and a 1,275 square foot three-bedroom at $270,000 in March 2025. We do not know the listing's price history, and we do not guess it.
An active listing sets a ceiling for the pricing conversation and an example of what not to do. We tell you which comparables it is and is not, and we recheck it the week you list.
The best time to have a Villages on Lake Augusta home valued is before you decide to list, again before you set a price, and once a year if you are holding, because prices moved from a $324,500 county median in 2024 to $230,000 in 2026 through July and the record does not repeat itself.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A valuation before a decision costs nothing and shows what a sale would net. It lets you choose to list, rent or hold with numbers in front of you, and the net sheet below is part of it.
A second look at the last 12 months' closings the week you list catches any sale that closed since your first look. In a village with ten closings a year, one new closing can move a median.
Of the 37 closings, 18 fell in January to April at a $269,500 median and 19 in the other eight months at $270,000, with none in November. The record shows no strong seasonal pattern, so time a valuation to your decision, not to the calendar.
An owner who holds should refresh the number annually. It informs insurance, refinancing and the decision to sell, and it costs nothing.
A buyer's costs change what a Villages on Lake Augusta buyer can pay: $2,900 to the master association at closing, a $2,800 master fee for 2026 (about $233 a month), a village fee of $300 to $500 with the interval unstated, taxes and insurance, so every dollar of carrying cost is a dollar less in the offer.
Data updated: September 2026 (Breckenridge 2026 fee schedule; Freddie Mac 30-year average as of September 24, 2026)
| Layer | Amount | Who owes it | Source |
|---|---|---|---|
| Breckenridge master fee, 2026 | $2,800 a year, or four payments of $725 | Owner, from closing forward | 2026 Master Association Fee Schedule |
| Village association fee | Typically $300 to $500, interval not stated | Owner, set by each of the three associations; shown on the estoppel | About Breckenridge brochure |
| Capital contribution | $2,800 ($1,000 for a current owner) | New owner, at closing | 2026 Master Association Fee Schedule |
| Transfer assessment | $100 | New owner, at closing | 2026 Master Association Fee Schedule |
| Renter transfer assessment | $200 per lease | Per lease | 2026 Master Association Fee Schedule |
| Village estoppel certificate | Capped at $299 for a standard request | Seller by Lee County custom; the contract controls | Florida Statutes 718.116(8) |
| Golf cart | $100 a year, plus $25 to register | Owner who keeps one | 2026 Master Association Fee Schedule |
| RV and trailer storage lot | $200 to $225 a year, plus $25 to register | Owner who uses it | 2026 Master Association Fee Schedule |
| Community Development District | None on the community's structure | Not applicable | Lee County special districts |
| Property tax and insurance | Unit specific; no Lake Augusta figure is published | Owner | Lee County Tax Collector |
At the Freddie Mac 30-year fixed average of 7.03 percent as of September 24, 2026, principal and interest on 80 percent of a $230,000 price is $1,228 a month, and the master fee adds $233, before the village fee, taxes and insurance.
| Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Master fee per month ($2,800 a year) | Sum before village fee, taxes and insurance |
|---|---|---|---|---|---|
| $190,000 (lowest 12-month sale) | $38,000 | $152,000 | $1,014 | $233 | $1,247 |
| $230,000 (12-month median) | $46,000 | $184,000 | $1,228 | $233 | $1,461 |
| $285,000 (highest 12-month sale) | $57,000 | $228,000 | $1,521 | $233 | $1,754 |
| $299,900 (the asking price of the one active listing) | $59,980 | $239,920 | $1,601 | $233 | $1,834 |
Illustration only, not a loan offer; our arithmetic.
Buyers price the total monthly cost, and a village fee at the top of the brochure's range takes the same bite from the offer as a price cut. We show your estoppel numbers in the valuation so you see what the buyer sees.
Florida rules shape a Villages on Lake Augusta sale price mainly through disclosure and cost: section 718.503 documents at the seller's expense with a seven-day buyer review, a section 718.116 estoppel capped at $299, deed stamps at $0.70 per $100, and milestone and reserve study rules for buildings of three or more habitable stories.
The buyer is entitled to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone summary, the latest reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document, at the seller's expense. The contract must state that the buyer received them more than seven days before signing or that it is voidable within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receipt [Source: Florida Statutes 718.503].
Section 718.116(8) caps a standard condominium estoppel at $299, with $119 more for rush delivery and $179 more if the account is delinquent, per the 2024 amendment [Source: HB 979 (2024) staff analysis]. Lee County custom has the seller pay it, and the contract controls.
The section 720.401 disclosure summary applies to mandatory homeowners associations, and its subsection (2) says it does not apply to associations under Chapter 718. Lake Augusta's three associations are condominium corporations, so the condominium document set governs. A closing agent or attorney decides which applies to a specific parcel, and this is information, not legal advice.
Buildings of three or more habitable stories need a milestone inspection at 30 years, or 25 where the local agency requires it, and a structural integrity reserve study. If a required study is not complete, contracts after December 31, 2024 must say so in conspicuous type. The story count of each Lake Augusta building is not public, and a buyer who is unsure will discount the risk.
Section 689.261 requires a property tax disclosure summary, and Johnson v. Davis requires a seller to disclose known facts that materially affect value and are not readily observable. Both affect what a buyer's offer assumes.
Four things move a Villages on Lake Augusta number before you list: the documents file, the condition of the systems a buyer will inspect in a 1996 to 2001 building, the price you choose against the last 12 months of closings, and how quickly you can close.
A seller who hands the buyer's agent the estoppel, the master resale documents, the budget and the milestone and reserve status answers questions before they turn into price requests.
The air handler, water heater, plumbing supply lines, windows and balcony or lanai condition are the items a buyer will inspect in a building of this age. Document dates and service records. We tell you which repairs return more than they cost.
Of the 19 closings since January 2025, the eight that took 100 days or more closed at a median 93.6 percent of list, and the six that took 30 days or fewer at 95.9 percent. A launch price near the record beats a hopeful price you cut later.
An owner who must sell by a date should price from the fast group's closings. An owner who can wait should still price to the record, because the master fee and the village fee keep running while the unit waits.
A Villages on Lake Augusta seller at the $230,000 12-month median nets roughly $213,416 with a buyer-agent offer or $219,166 without, before proration and any mortgage payoff, after about 7.2 or 4.7 percent in costs. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Florida Department of Revenue rates; our arithmetic)
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $230,000 | The 12-month median |
| Listing commission (example 2.75%) | -$6,325 | Negotiated; 2.75% x $230,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$5,750 | Optional, off the MLS; 2.5% x $230,000 |
| Deed documentary stamp tax | -$1,610 | 2,300 units x $0.70 |
| Owner's title insurance premium (Lee County, seller pays) | -$1,225 | $575 plus $650 on the promulgated schedule |
| Title search and settlement fee (estimate) | -$1,200 | Varies by title company |
| Municipal lien search (estimate) | -$175 | Varies |
| Condominium estoppel (current account) | -$299 | Statutory cap |
| Estimated total seller costs with a buyer-agent offer | -$16,584 | About 7.2% of price |
| Estimated net to seller, before proration and payoff | $213,416 | $230,000 minus the above |
| Estimated total costs without a buyer-agent offer | -$10,834 | About 4.7% of price |
| Estimated net without a buyer-agent offer | $219,166 | Before proration and payoff |
Every figure is an estimate. The commission lines are examples, not rates: commissions are negotiable and no rate is set by law. The stamp tax is $0.70 per $100 of consideration, the owner's premium follows the state's promulgated schedule, and the closing, search and lien lines vary by title company. We do not estimate the property tax proration because the annual bill on your unit is not in the records we cite.
At $190,000, the low end of the 12-month range, deed stamps are $1,330 and the owner's premium is $1,025. At $285,000, the high end, stamps are $1,995 and the premium $1,500. The deed stamp tax is $0.70 per $100 under section 201.02, and the premium follows Florida Administrative Code Rule 69O-186.003.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, commissions are negotiable, and a seller may still offer compensation to a buyer's agent off the MLS [Source: NAR settlement FAQs]. The two net lines above show both choices.
Renting or selling a Villages on Lake Augusta condo depends on your carrying cost and the rules: the master fee is $2,800 a year, each lease carries a $200 master transfer assessment, and each phase's declaration sets the minimum term and any approval, so a written answer on leasing is the first step before comparing rent with a sale's net.
The master fee, the village fee, property tax, insurance, the $200 per-lease master assessment, any village application fee and the vacancy between tenants. The three associations' rental rules are in declarations we have not read page by page, so we ask for them in writing.
About $213,416 to $219,166 at the 12-month median, before proration and payoff, per the net sheet above. Compare that with the rent you could collect, less the costs above, over the time you would hold.
We run both numbers for your unit and your holding period, and we tell you which the record supports. We do not publish a rental rate because rental listings are not a source we cite.
Villages on Lake Augusta owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own layout and size range, set against the village's current listing and its nearest rival, with a net sheet and a documents checklist.
Start with our free home valuation, or read how a sale is priced, marketed and negotiated in our Villages on Lake Augusta seller guide. The valuation is free and carries no obligation.
A written comparable set, a recommended list price and range, a net sheet, a documents checklist for your phase and a marketing plan.
Your phase, layout, square footage, any updates and the age of your air handler and water heater. Call Jesse direct at (239) 898-6072, text or call.
Villages on Lake Augusta owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village of three associations and 37 recent closings rewards layout-level pricing and a documents file ready on day one. In one year, the village's closings ran $95,000 apart.
Data updated: September 2026
If you are searching for a Villages on Lake Augusta listing agent, or thinking, "I need to know what my Villages on Lake Augusta home is worth," here is the short version. We place your condo on its own layout's ladder of closed sales, adjust for condition, test the number against what buyers negotiate and show you the net.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Not in a simple way. In the last 12 months the median was $211.50 per square foot of MLS living area across all ten closings, and the layout medians differ by year. A comparable set built from your own layout is the only fair test.
Read the closed sales in your layout and compare your list price with them. The 304-day sale at $190,000 and the 221-day sale at $245,000 show what waiting costs, and a repriced, documented listing usually beats a stale one.
Not for a first number, but your estoppel shows your fee, and buyers price the fee. Ordering the section 718.503 documents at the start avoids a delay later.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set by layout, its window, its adjustments and its net sheet. A number without those is an opinion.
McGreevy and Comisar is a top-reviewed Villages on Lake Augusta realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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 Lake Augusta homes are condominium units, and a sound price for a unit comes from the closings that match its layout and size, not from the village median.
★★★★★ "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
Many owners here are also buying elsewhere, and a valuation that comes with a net sheet lets them plan the purchase before they list.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Some sales here are handled by families who live elsewhere, including estate sales run by adult children. We coordinate the home on site and keep the family informed at every step.
A Villages on Lake Augusta specialist matters for a valuation because the number depends on layout, phase, fee and building details that a general estimate averages away: three associations, two managers, three layouts and a market that moved 29 percent in two years.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at Lake Augusta the credential that matters is the record. We tracked every one of the 37 MLS closings and the 189 county-recorded qualified sales on file, and in the last 12 months we tracked all ten closings and the one active listing.
Where the public record stops, we name the document that would answer the question, as our full Villages on Lake Augusta neighborhood guide does: the recorded declaration, the association's budget, the certificate of occupancy, the reserve study.
We also represent buyers, so we know what a buyer's agent will say about your number. Our Villages on Lake Augusta buyer guide shows the same closings from the buyer's side.
If you are valuing a Villages on Lake Augusta condo because you plan to buy next, Marc Comisar coordinates the purchase around your sale, with a written buyer agreement and a plan for the overlap. Call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
The two closings can be timed so the sale funds the purchase, or a contingency can protect one against the other. We lay out both options with numbers.
If you are thinking of trading up within the village or into Preserve at Breckenridge, our Preserve at Breckenridge buyer guide shows the closed sales there.
Owners ask the same questions when they value a Villages on Lake Augusta home: which comparables apply, how layout and phase change the number, what the record cannot show and what a sale nets. The answers below come from the Southwest Florida MLS record pulled September 29, 2026 and the county's recorded sales through July 29, 2026.
It depends on layout, size, condition and floor. The 12-month median is $230,000 on ten closings, two-bedrooms ran $190,000 to $235,000 and the two three-bedrooms $250,000 and $285,000. Ask Jesse for a comparable-backed number at (239) 898-6072.
The last 12 months' closings, from July 2026 back, were $225,000, $250,000, $285,000, $210,000, $217,500, $235,000, $190,000, $275,000, $235,000 and $224,900. The table above lists layout, size, list price and days on market for each.
By matching layout and size to closed sales, choosing a window with enough sales, adjusting for condition and features the record does not carry, and testing the result against the $14,900 median list-to-sold discount buyers negotiate.
They are unreliable here because the village mixes layouts, prices moved about 29 percent from 2024, and an estimate cannot see floor, view or condition. A comparable-based valuation is better.
Not on the county record, where the three phases are similar, but it changes process and fees: the management office, the estoppel and the village fee can differ.
Yes, more than anything else. Over 37 closings the two-bedroom median is $240,700, the den layout $257,500 and the three-bedroom $320,000, though recent three-bedrooms have closed lower.
It can, but the MLS and county records we cite carry no view field, so we adjust from your unit in person and tell you whether the adjustment is arithmetic or judgment.
It can. Unit numbering in the 300s suggests third-floor units, and the story count also decides whether milestone rules apply. The record does not carry floor, so we ask.
Updated kitchens, baths, flooring and a newer air handler help a unit compete, but the village's ceiling is set by its comparables. We tell you which updates return more than they cost before you spend.
They are different measures. The just value is an assessment, and the sale price is what a buyer paid. County qualified sales for the village had a $230,000 median in 2026 through July.
The 12-month median is $211.50 per square foot of MLS living area, taken as the median of per-sale ratios, and $235.73 across all 37 closings. County figures use a different area measure and are never compared with these.
Down from the peak. County medians reached $324,500 in 2024 and were $230,000 in 2026 to July, 29.1 percent lower, and the MLS 2025 median of $255,000 on 13 closings was the slowest year in the record.
The 12-month median is 93 days, but the record splits: four closings came after 18 days or less and three after 257 or more. A valuation near the record puts you in the first group.
One on September 29, 2026, asking $299,900 after 598 days. That is about 1.2 months of supply, and it helps an owner only if the price is realistic.
A $2,800 master fee for 2026, a village association fee that the brochure says typically runs $300 to $500 with the interval unstated, and $2,900 in master charges at closing for a new outside owner.
In Lee County the seller customarily pays deed stamps at $0.70 per $100 and the owner's title policy. On $230,000 that is $1,610 in stamps and $1,225 in title premium, before the estoppel, any commission and prorations.
Two: one from your village association, capped by section 718.116(8) at $299 for a standard request, and the master association's resale documents through its management company.
The section 718.503 set: declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone summary, the latest reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document, at your expense.
Only if your building is three or more habitable stories. The story count is not public, so ask your association, and expect a buyer to ask you.
Yes. A pending special assessment appears on the estoppel and buyers subtract it. Ask the association for the schedule before you list.
Yes. The buyer takes the lease, showings go through the tenant, and a $200 master transfer assessment applies to each new lease. We adjust for the lease terms.
Before you decide to list, again before you set a price, and yearly if you hold. The record shows no strong seasonal pattern, with 18 of 37 closings from January to April.
No. A valuation is free and carries no obligation.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with a Lake Augusta record built from all 37 MLS closings since March 2022. Call Jesse direct at (239) 898-6072.
The county median fell from $324,500 in 2024 to $230,000 in 2026 through July. Our data shows the size and timing of the fall, not its cause, so we value to today's closings.
It depends on your carrying cost and the rules. A $200 master fee per lease, seasonal vacancy and the association's lease limits shape the return, and we run both numbers.
That depends on your basis, how long you owned, use as a primary residence and current federal rules. Ask a tax adviser, and see IRS Publication 523.
Zone X, the shaded 0.2 percent annual chance band, at the three phase locations we tested, on FIRM panel 12071C0579G effective November 17, 2022. Lake-edge units should be checked individually.
No. Breckenridge is an all-ages community, and we found no age restriction in any public source for the three associations.
No. This is the three-association condominium village on Ian Court in Estero, Lee County, in ZIP 33928.
Go to mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call, and we will walk you through the closings and a net sheet.
Villages on Lake Augusta owners work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team builds each valuation from closed sales in the owner's own layout, sets it against the current listing and the nearest rival village, and works from an office in Bonita Springs, near Coconut Point. Learn more about our team.
A Villages on Lake Augusta valuation begins with the layout: a 967 square foot two-bedroom, a 1,243 square foot den unit or a 1,326 square foot three-bedroom, and where that plan sits on the village's ladder of closed sales. It continues with condition, the fee stack a buyer will price and the current competition, and it ends with a number you can list at.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Villages on Lake Augusta 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).
Every source below is primary: the Breckenridge master association, Florida Division of Corporations and Division of Condominiums, Lee County offices, the Village of Estero, FEMA, the National Hurricane Center, Florida statutes and federal agencies. No listing portal or competing brokerage is cited. Accessed September 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 180 Villages on Lake Augusta parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 189 sales on file, newest recorded July 29, 2026; and the Southwest Florida MLS Matrix, Development Breckenridge, Sub Villages on Lake Augusta, residential, Active plus Closed, pulled September 29, 2026 by McGreevy and Comisar.
Villages on Lake Augusta's key documents are published by the Breckenridge master association, the State of Florida, Lee County and FEMA, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The three Declarations of Condominium are available through the Lee County Clerk's official records search under each association's name.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Master Association Fee Schedule | Breckenridge Association, Inc. | 2026 | Fee Schedule, PDF |
| Association Management Companies | Breckenridge Association, Inc. | 2026 | Management companies, PDF |
| About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 | Brochure, PDF |
| Breckenridge property map | Breckenridge Association, Inc. | current file | Property map, PDF |
| For Sale Sign and Color Specs | Breckenridge Association, Inc. | current file | Sign specs, PDF |
| Breckenridge newsletter | Breckenridge Association, Inc. | June 2026 | June 2026 newsletter, PDF |
| Condominium project extract (all three Lake Augusta phases) | Florida DBPR Division of Condominiums | read September 30, 2026 | DBPR extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2023 | Ian report, PDF |
| Official records search for the three recorded declarations | Lee County Clerk of Court | current | Official records search |
| Real property transfer and sale qualification codes | Lee County Property Appraiser | current | Sale qualification codes, PDF |
| HB 979 (2024) staff analysis of estoppel fee caps | Florida Senate | 2024 | Staff analysis, PDF |
Reach the Villages on Lake Augusta 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 your layout's closed sales, and it works whether you plan to list this season, rent or simply want to know what you own.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.