Greenwood Village at Breckenridge is the mid-ladder condominium village inside Breckenridge Golf and Tennis Club in Estero: 73 flats built 1988 to 1994, bundled golf and tennis, and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Greenwood Village at Breckenridge is a condominium village inside the master-planned community of Breckenridge in Estero, Florida. It is a 73-unit village of two- and three-bedroom flats built between 1988 and 1994, sitting in the middle of Breckenridge Golf and Tennis Club's price ladder: a $304,500 median across 16 Southwest Florida MLS closings in 60 months, and a $268,500 median on three closings in the last 12. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because it is one of the most repeated in the country. This page covers Greenwood Village at Breckenridge Condominium Association, Inc. in Estero, Lee County, Florida 33928. It is not Greenwood Village, Colorado, the Denver suburb; it is not Greenwood Village at Dunes on Sanibel Island; and it is not Greenwood Village, a separate 112-unit condominium off Kings Lake Boulevard in Naples that the state's condominium register lists on its own. Nor is it a village of detached homes: every one of its 73 residential parcels is coded condominium on the county roll.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Greenwood Village flat has actually sold for, what it costs to carry, and which records the village keeps behind an owner login. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Greenwood Village at Breckenridge because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from all 16 recent MLS closings, the county's parcel roll and the state's condominium register.
If you're searching for the best realtor for Greenwood Village at Breckenridge in Breckenridge, Estero, whether you're ready to sell your Greenwood Village at Breckenridge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Greenwood Village flat from its own recent closings, and we do that below in the open. You can also read about the McGreevy and Comisar team.
Recent Greenwood Village at Breckenridge track record (last 12 months): In the last 12 months Greenwood Village at Breckenridge has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $268,500 (n = 3, a small sample), a range of $207,000 to $420,000, $895,500 in total volume, a median of 8 days on market and a median sold-to-list ratio of 97.7%. The highest-priced resale in that window, $420,000 for a three-bedroom flat in January 2026, is also the highest of the 44 closings across all of Breckenridge in the same 12 months. We publish no count of Greenwood Village sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 3 Greenwood Village at Breckenridge closings, and we tracked all 16 closings the Southwest Florida MLS has recorded here since December 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Greenwood Village at Breckenridge sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a village where one flat closed at $207,000 and another at $420,000 inside the same 12 months, the work is pricing the right plan against the right comparable, and having the association's paperwork ready before the first showing.
For Greenwood Village at Breckenridge buyers: the first question is the plan, because 47 of the 73 flats are two-bedroom and 26 are three-bedroom on the county roll, and they price very differently. The second is the carry, because the master fee is a published $2,800 a year but the village's own dues are not public. The third is whether the flat you like is one of the three listed now, all of which have waited 162 days or more.
Honors and recognition:
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Greenwood Village at Breckenridge means a two- or three-bedroom condominium flat of about 1,360 square feet in a 1988 to 1994 village, with the buildings and grounds kept by the village association and golf, tennis, pickleball, five pools and a clubhouse bundled into the master fee, with no equity deposit and no green fees.
Greenwood Village at Breckenridge is one of nine marketed villages inside Breckenridge, the fifth-largest by unit count at 73 residential parcels on the 2026 Lee County tax roll, all coded condominium. The state register lists a single phase, "Ph. I", with 73 units at an address on Ute Court. It is older than every village except its declaration-twin, Wellington, which the register records one day earlier.
Breckenridge is nine villages and 16 associations, not 16 villages, under one master association and one gate. Greenwood Village has its own association, its own board and its own manager, and collects its own dues on top of the master fee. That separation is why two flats a few hundred yards apart can carry different monthly costs, and why a Greenwood buyer must ask this village, not the master office, for the village numbers.
The public record supports three uses of the property: a bundled golf-and-tennis home at a mid-rung price, a larger seasonal base than the entry flats offer, and a rental, since the master association gives renters amenity access. We read these from the size, price and fee structure of the flats, and we describe the property, not the people who own or rent it.
The clubhouse, fitness room, main pool and tennis complex are at 20091 Wimbleton Court, the community's master address. The fitness room is open every day from 7 a.m. to 10 p.m., and tennis and pickleball courts are reserved online five days ahead. Golf is an 18-hole par-3 course, so a round is quick and walkable. There is no full-service restaurant, only a catering kitchen the association uses for events.
Five things buyers sometimes assume. No detached homes: earlier research notes and some listing copy describe Greenwood as single-family, and the county roll, the state register and the association's own name all say condominium. No lake in the name: most Breckenridge villages are named for water and Greenwood is not, so we claim no water or golf frontage without an address in hand. No new construction: every sale is a resale. No public village fee sheet: only the master fee schedule is published. No 55-plus restriction: Breckenridge is all-ages, not 55-plus.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge condos closed 16 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $304,500 median and 7.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 3 closed at a $268,500 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. All 16 closings were marketed through the MLS; none was entered after closing.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $268,500 | $197.57 | 8 | 97.7% |
24 months | 5 (small sample) | $268,500 | $197.57 | 15 | 93.8% |
36 months | 8 (small sample) | $316,000 (mean of $307,000 and $325,000) | $229.68 | 29.5 | 96.6% |
60 months, first window with 10+ | 16 | $304,500 (mean of $302,000 and $307,000) | $224.06 | 7.5 | 98.2% |
The 60-month window totals $4,928,550 in volume, with prices from $207,000 to $422,000, days on market from 2 to 74 (mean 20.1) and a mean of the per-sale sold-to-list ratios of 97.9%. Ten of the 16 sold below the final list price, two sold at it and four sold above it.
Sixteen closings is enough for a median, but a village this small is read sale by sale. Here is each one, newest first, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 2 bed, 2 bath | 1,359 | $274,900 | $268,500 | 97.7% | 15 |
Mar 2026 | 2 bed, 2 bath | 1,359 | $224,900 | $207,000 | 92.0% | 3 |
Jan 2026 | 3 bed, 2 and a half bath | 1,799 | $424,900 | $420,000 | 98.8% | 8 |
Mar 2025 | 3 bed, 2 and a half bath | 1,623 | $449,900 | $422,000 | 93.8% | 58 |
Mar 2025 | 2 bed, 2 bath | 1,588 | $250,000 | $227,050 | 90.8% | 39 |
Sep 2024 | 2 bed, 2 bath | 1,359 | $314,000 | $307,000 | 97.8% | 74 |
Jun 2024 | 2 bed, 2 bath | 1,385 | $389,000 | $379,000 | 97.4% | 59 |
Mar 2024 | 3 bed, 2 bath | 1,359 | $339,000 | $325,000 | 95.9% | 20 |
Jul 2023 | 2 bed, 2 bath | 1,359 | $319,000 | $289,000 | 90.6% | 13 |
Feb 2023 | 2 bed, 2 bath | 1,359 | $325,000 | $325,000 | 100.0% | 7 |
Dec 2022 | 2 bed, 2 bath | 1,358 | $324,900 | $324,900 | 100.0% | 5 |
Nov 2022 | 2 bed, 2 bath | 1,359 | $325,000 | $326,000 | 100.3% | 7 |
Sep 2022 | 3 bed, 2 bath | 1,359 | $280,000 | $302,000 | 107.9% | 2 |
Jan 2022 | 2 bed, 2 bath | 1,359 | $279,900 | $280,000 | 100.0% | 6 |
Jan 2022 | 2 bed, 2 bath | 1,385 | $284,900 | $281,100 | 98.7% | 3 |
Dec 2021 | 3 bed, 2 bath | 1,359 | $235,000 | $245,000 | 104.3% | 2 |
In the last 12 months we tracked 3 closings, and they could hardly be further apart: $207,000 in March 2026 for a two-bedroom flat of 1,359 square feet, $268,500 in May 2026 for another flat of the same size, and $420,000 in January 2026 for a three-bedroom flat of 1,799 square feet. Volume was $895,500. Three is a small sample, so the median of $268,500 describes one sale, not a forecast.
The 24-month median ($268,500, n = 5) is identical to the 12-month figure because the same middle sale sits in both. The 36-month median ($316,000, n = 8) and the 60-month median ($304,500, n = 16) are higher because they include the 2022 to 2024 closings at $302,000 to $379,000 and the two three-bedroom sales of $420,000 and $422,000. Read the longer windows as history and the short ones as today, and remember that n = 3 and n = 5 windows move a great deal on one sale.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (December) | 1 | $245,000 | one sale | 2 | 104.3% |
2022 | 5 | $302,000 | $280,000 to $326,000 | 5 | 100.0% |
2023 | 2 | $307,000 (mean of $289,000 and $325,000) | $289,000 to $325,000 | 10 | 95.3% |
2024 | 3 | $325,000 | $307,000 to $379,000 | 59 | 97.4% |
2025 | 2 | $324,525 (mean of $227,050 and $422,000) | $227,050 to $422,000 | 48.5 | 92.3% |
2026 to September 29 | 3 | $268,500 | $207,000 to $420,000 | 8 | 97.7% |
The pattern is a fast, near-list market in 2022, when four of five sales closed at or above list within a week, a slower 2024 and 2025 when four of five sales took 39 to 74 days, and a 2026 whose median falls because one flat closed at $207,000. In 2022 the median was $302,000; four years later the same-size flats close between $207,000 and $268,500, so the direction for the standard plan is down, which we explain in the plan section below.
On September 29, 2026 the MLS showed three Greenwood Village actives, all two-bedroom, two-bath flats: $350,000 for 1,304 square feet (358 days on market), $345,000 for 1,359 square feet (162 days) and $297,500 for 1,359 square feet (554 days). The median ask is $345,000. Three actives against 3 closings a year is 12.0 months of supply (our arithmetic), and every ask sits above the $268,500 at which the last 1,359 square foot flat closed in May 2026.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $268,500 |
2025 | 2 | $324,525 |
2024 | 4 | $352,000 |
2023 | 4 | $327,450 |
2022 | 8 | $313,450 |
2021 | 5 | $245,000 |
2020 | 3 | $258,500 |
2019 | 1 | $230,000 |
2018 | 10 | $187,950 |
2017 | 1 | $187,500 |
The file holds 75 qualified sales in all, back to 1990, with a 2018 low median of $187,950 and a 2024 high of $352,000. From the 2021 median of $245,000 to the 2024 median of $352,000 is a 44 percent rise, and from $352,000 to $268,500 in 2026 is a 24 percent fall. Small counts move medians, so we describe the direction and not a precise rate. Since September 29, 2025 the county file shows 3 qualified sales at a median of $268,500, the same three the MLS lists for 2026.
This is a public-record sale, not one of ours, and it is the most recent Greenwood Village closing. A two-bedroom, two-bath flat of 1,359 square feet closed in May 2026 at $268,500 after 15 days on market, against a final list price of $274,900. Four facts stand out. It closed at 97.7% of list, above the 93.8% 24-month median. It is $61,500 above the March 2026 closing of the same size at $207,000 (which closed after 3 days on market at 92.0% of list). It is $29,000 below the lowest of the three current asks for the same size. And it shows the working price for the standard plan: sellers who priced near $275,000 closed within about two weeks, while sellers asking $297,500 to $345,000 are still waiting.
For the buyer of that flat, the price does not show the closing costs: a $2,800 capital contribution and a $100 transfer fee to the master association, the village's own charges, and then a master fee of about $2,800 a year, or about 1.0 percent of that price every year before the village fee, tax and insurance (our arithmetic on the association's 2026 schedule).
Two-bedroom and three-bedroom flats at Greenwood Village at Breckenridge price about $36,000 apart at the median, but the sample is small: the 11 two-bedroom closings in 60 months had a $289,000 median and the 5 three-bedroom closings a $325,000 median, with two larger three-bedroom flats at $420,000 and $422,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll records 47 two-bedroom and 26 three-bedroom parcels among the village's 73, with heated areas from 1,103 to 1,694 square feet and a median of 1,359. The MLS uses different area figures on some listings: 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet all appear on Greenwood closings or actives. The 1,799 figure is above the roll's largest heated area, and we cannot say from the public record whether that reflects a measurement difference, an addition or a different plan.
Ten of the 16 closings, and two of the three actives, are marketed at 1,359 square feet, so this is the village's standard flat. Across 60 months those ten closed at a $295,500 median (n = 10, even, the mean of $289,000 and $302,000), between $207,000 and $326,000, with a 7-day median on market and a 98.9% median sold-to-list. Seven were two-bedroom flats at a $289,000 median and three were marketed as three-bedroom flats of the same size at a $302,000 median (both small samples).
Two closings sit above everything else: $422,000 in March 2025 (1,623 square feet, 58 days on market, list $449,900) and $420,000 in January 2026 (1,799 square feet, 8 days, list $424,900). Both are three-bedroom flats with two and a half baths. A half bath usually points to a two-level floor plan, which is our reading and not a verified building fact. Two sales cannot make a market, but they show that this village holds a second tier that the standard flat does not represent.
The other unusual sale is a two-bedroom flat of 1,588 square feet that closed in March 2025 at $227,050 after 39 days, the lowest per square foot in the record ($143 per MLS square foot against a $224 median). It sold below the $295,500 median for a standard 1,359 square foot flat despite being larger, which in a resale village usually means condition, terms or a motivated seller. The public record cannot tell us which, and we say so instead of guessing.
The 60-month median of $224.06 per MLS square foot is a median of per-sale values, not a price list. Per square foot ranged from $143 to $274 across the 16 closings, and the highest was a 1,385 square foot flat that closed at $379,000 in June 2024 after 59 days. In a village where plan, floor, view and condition vary this much, a per-foot figure is a starting point for a conversation, never a valuation.
Greenwood Village at Breckenridge began as a Florida not-for-profit corporation filed on August 12, 1987, followed by a condominium declaration that the state's register records as recorded on January 29, 1988, and it was built out between 1988 and 1994 according to the Lee County tax roll, with a median year built of 1991 across its parcels.
The Florida Division of Corporations lists Greenwood Village at Breckenridge Condominium Association, Inc. (document number N22002) with a filing date of August 12, 1987 and an active status. Its articles were most recently amended and restated on January 30, 2012, and it filed its latest annual report on March 8, 2026. Its principal address, mailing address and registered agent are all c/o D&D Association Services in Fort Myers, changed on March 27, 2025, which matches the management roster the master association publishes.
The state's Division of Condominiums extract lists the project as "Greenwood Village at Breckenridge Ph. I", approved and recorded, with 73 units and a recording date of January 29, 1988. That is one day after Wellington at Breckenridge, so the two villages are the earliest condominium declarations in the register for Breckenridge, and they sit at the older, lower-priced end of the community. The county roll's legal descriptions for Greenwood parcels cite Official Records book 1967, page 1172, which the roster records as the declaration reference. The recorded declaration itself is the document that settles unit boundaries, use restrictions and amendments, and we have not read it page by page.
The county roll carries the village's 73 parcels under three legal-name forms: 44 as "Greenwood Village", 18 as "Greenwood Village at Breckenridge" and 11 with the declaration reference in the name. That is why searches for the village fail so often. A title agent, an insurer or a tax search that keys on "at Breckenridge" alone will miss most of the parcels, and one that keys on "Greenwood Village" alone will collide with the other Greenwood Villages in Florida. The reliable keys are the ZIP 33928, the Ute Court address on the state register and the declaration reference.
The state's condominium extract still lists the association's managing entity as c/o Cornerstone Association Management in Fort Myers, while the corporate register (changed March 2025) and the master association's 2026 management roster both name D&D Association Services. We treat the corporate register and the roster as the more current sources and tell buyers to confirm the manager in writing, because the manager is who issues the estoppel.
The county roll's year-built field runs from 1988 to 1994 across the 73 parcels, with a median of 1991. That makes the village the second-oldest in Breckenridge by the roll's median, after Wellington's 1989. Every Greenwood flat is older than the Preserve at Breckenridge buildings, which the roster dates to 2002 through 2005, and a systems-age conversation (roof, air conditioning, plumbing, windows) belongs in every offer.
Greenwood Village at Breckenridge has 73 condominium flats inside Breckenridge, an association under a master fee of $2,800 a year, and on September 29, 2026 three flats for sale that have each waited at least 162 days. In a village where 16 flats closed in 60 months at a $304,500 median and the last standard flat closed at $268,500 in 15 days, the seller who prices to the recent closings and has the association paperwork ready is the one who closes.
Selling a Greenwood Village condo in Breckenridge? Get a free Greenwood Village at Breckenridge home valuation or Call Jesse direct at (239) 898-6072.
Buying at Greenwood Village at Breckenridge? Call Marc at (239) 287-5873, start with our Breckenridge buyer's guide, or read how we represent buyers.
See what your Greenwood Village at Breckenridge home is worth today.
Greenwood owners belong to two bodies. One is the village condominium association above. The other is the master association, listed on the state register as Breckenridge Association, Inc., which owns and runs the golf course, tennis complex, pools, clubhouse, gate and roads for all 842 residences and is professionally managed by Castle Group. The community's own site describes Breckenridge as a private community where the amenities are included in the dues, which is the bundled model this page uses throughout.
A Greenwood Village at Breckenridge condo is a two- or three-bedroom flat with a median 1,359 heated square feet on the Lee County roll, in a village built between 1988 and 1994. The county records every parcel as condominium use, and the MLS shows two and three bedrooms, with two and a half baths on the larger flats.
The roll's heated areas run from 1,103 to 1,694 square feet, with a median of 1,359, which makes the median Greenwood flat about 56 percent larger than a Wellington flat (873 square feet on every one of Wellington's 95 parcels). The state register's address for the project is on Ute Court. We have no association plan sheet, so we do not name floor plans or claim a layout beyond what the roll and MLS record.
The number of buildings, the number of stories and how parking is assigned are set by the recorded declaration and the association's rules, not by the county roll or the MLS. The public records we hold do not carry a story count for these parcels, and we do not guess. That matters for two reasons. A building of three or more habitable stories falls under Florida's milestone inspection and reserve study rules, and parking practice affects how a flat shows. Ask the association for both before you tour.
Year built is the county's only condition proxy, and it is a blunt one. A flat built between 1988 and 1994 has a roof, windows, plumbing and electrical systems that are 30-plus years old unless replaced. The Village of Estero's permit records and the association's records show what has been replaced. The village association carries the building roofs and exteriors in most Florida condominiums, so ask which have been done and when.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Greenwood Village at Breckenridge condo comes with access to all of Breckenridge Golf and Tennis Club's amenities through the master fee: an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a hot tub, bocce, shuffleboard, a fitness room, a library and a clubhouse lanai.
The course is an 18-hole, par-3 layout, which makes par 54 by arithmetic, with a driving range and putting ring at hole 10 behind the tennis courts. The association describes it as private, bundled and open to residents, tenants and tenants' guests, with scrambles. Because every hole is a par 3, a round is short and walkable, and nobody should expect a full-length course. No public source we found names the course architect, so we name none.
There are eight lighted Har-Tru clay courts, and court 8 has a ball machine. Three pickleball courts were newly built per the association's brochure. Residents and renters reserve courts online five days ahead through the community's reservation page.
Five swimming pools serve the community: the main pool and hot tub at the clubhouse, and four more spread across the villages, shown on the association's property map. The fitness room is inside the clubhouse and is open every day from 7 a.m. to 10 p.m. to residents, renters and their guests. The clubhouse also has a library, a catering kitchen and a large common area with a lanai that looks over the tennis courts, the lake and the pool.
The association lists three bocce courts by the main pool, six shuffleboard courts by the clubhouse, a horseshoe pit, a ping-pong table on the lanai, and regular bingo, knitting, exercise classes, bridge, euchre, poker and other card groups, plus themed parties and dinner dances. It is a seasonal calendar, which suits a seasonal village.
The association's property map shows the community's five lakes and the clubhouse core, but the public map does not label which lake or fairway each Greenwood building faces, and we found no public statement of it. We therefore make no view claim for the village as a whole. Ask for the specific building and floor, then judge the view on site.
The master fee does not include the village association's own dues, an optional golf cart registration ($100 a year plus $25 to register), an optional storage lot space ($200 to $225 a year plus $25), or a restaurant, because there is no full-service restaurant on site. There is no equity membership to buy and no green fee for residents, and the association's brochure says there are no additional fees for using the amenities.
Greenwood Village at Breckenridge owners pay two sets of dues: the master association's $2,800 annual amenity fee for 2026, payable in full or as four quarterly payments of $725, and the village condominium association's own fee, which the master association's brochure describes as typically $300 to $500 and which is not published for Greenwood specifically.
The master association's 2026 fee schedule lists an annual fee of $2,800, set by a budget vote each November for the following year. The brochure says it is due at the beginning of the year, with the option to pay in four quarterly payments of $700 plus a $25 processing fee, or $725 each. It covers the amenity package described above, and owners receive a coupon book at year end.
The brochure says owners have an HOA fee that typically ranges from $300 to $500 and that the association's management company handles that payment. It does not say whether the range is monthly or quarterly, and it is not specific to Greenwood. D&D Association Services manages the Greenwood association, and its estoppel is the document that states the actual figure. Until you hold that estoppel, treat any all-in monthly carry as an estimate.
In a Florida condominium, the association fee usually covers building insurance, roof and exterior upkeep, grounds and reserves. The brochure adds that the community has Hotwire as its provider of bulk internet and basic cable, and owners in the bulk account contact Hotwire directly. Whether Greenwood is in the bulk account is not stated in the public record, so we tell buyers to confirm it with the association and not assume it.
Breckenridge is governed by property owners associations and carries no Community Development District bond assessment on its tax bills, per the community hub. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because buyers should see it on the bill and not take it from us.
At the 60-month median of $304,500, the master fee alone is about 0.9 percent of the price a year; at the 12-month median of $268,500 it is about 1.0 percent. The brochure's $300 to $500 village range, if annual, would add about 0.1 to 0.2 percent, and if monthly would add 1.3 to 2.2 percent at the 12-month median. That spread is why the estoppel matters more than any sentence on this page. We publish no all-in figure for Greenwood because none is public.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge buyers pay layered costs: the master fee, the village fee, one-time master charges of $2,800 and $100 at closing, a $200 per-lease transfer fee for tenants, optional cart and storage fees, Lee County property tax, and insurance. The master charges are published in the 2026 schedule; the village charges are not.
The 2026 schedule lists a $2,800 annual fee, a $100 transfer assessment for new owners on a resale, a $2,800 capital contribution for new owners ($1,000 for a current owner who buys again), a $200 transfer assessment for renters on a per-lease basis, $100 a year for a golf cart plus $25 to register, and $200 to $225 a year for a storage lot plus $25 to register.
Not public. The estoppel from D&D Association Services is the document that states the current dues, any special assessment, any capital contribution the village itself charges at sale, and any amounts owed on the unit.
The master association's brochure tells a buyer's title company to include two one-time fees at closing, the $2,800 capital contribution and the $100 transfer fee, so $2,900 in master charges, and to complete the master estoppel through the manager's resale documents page. After closing, the new owner visits the master office with a photo ID, the warranty deed and the settlement statement to set up gate equipment.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Greenwood because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Insurance for the unit is an HO-6 policy on contents, interior and loss assessment; the association's master policy covers the structure, and its deductibles matter.
At the $268,500 median of the last 12 months, cash at closing beyond the price and any lender costs includes $2,900 in master charges and the village's own charges, then about $2,800 a year to the master association plus the village fee. We do not add these into one all-in figure because the village fee is unpublished.
The recorded declaration of condominium governs Greenwood Village at Breckenridge, together with the association's articles, bylaws and rules; the master association has its own declaration, bylaws, rules and budget. Owners reach most of these through the community portal and buyers through the estoppel and resale package, while the state register and the clerk hold the recorded instrument.
The declaration was recorded in January 1988 according to the state register, and the county roll cites Official Records book 1967, page 1172. It is a recorded instrument in the Lee County Clerk's official records. We have not read it page by page and do not paraphrase its clauses; we tell buyers to request it and read the use restrictions, the leasing rules and the amendment history.
The association's articles were most recently amended and restated on January 30, 2012, per the state's corporate record, which is well before the 2022 to 2025 changes in Florida condominium law. Many Florida associations have since amended their documents to conform, and a buyer should ask whether Greenwood has and read the current version. The current bylaws and rules are held by the association and its manager.
The master association's community site lists its bylaws, budget, financial audit, master insurance summary, board minutes and architectural review committee pages behind an owner login. The About Us page says a buyer who wants to see the rules and budgets can ask the current owner, who has access.
Exterior changes need architectural approval before work begins, per the community's review committee. The master association publishes a sign and color specification for for-sale signs and asks agents holding an open house or showing to call the office for the gate code and rules at 239-992-5959. We follow that process on every listing.
Whether the village association requires board approval of a sale or a lease is a question for its declaration and rules, not for the public record. For a lease, the master association charges a $200 transfer assessment per lease, so a tenant screening step exists at the master level. Ask D&D Association Services for the village's current sale and lease procedure and any application fee.
Greenwood Village at Breckenridge is not a 55-plus community. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners alike. No age-restricted housing for older persons declaration is part of the public record we found for the village, and we describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Breckenridge does not advertise or claim one, and neither does the association's own site. A buyer of any age can buy in Greenwood Village, subject to the association's ordinary approval and rules.
Renting out a Greenwood Village at Breckenridge condo appears possible, since the master association charges a $200 transfer assessment per lease and gives tenants access to golf, courts, pools and the fitness room, but the village's own minimum lease term, frequency limit and approval process are not published and must be confirmed in writing before you buy.
The master association's 2026 schedule charges $200 per lease for renters. Its About Us page says golf and open golf are open to residents, tenants and tenants' guests, that tennis and pickleball reservations are open to residents and renters, and that the fitness room is open to residents, renters and their guests. So a tenant gets the amenities.
Minimum lease terms, the number of leases a year and tenant approval are typically set in a village's declaration and rules. We do not treat rental listings as a source and publish no term. Ask D&D Association Services for the current rule in writing, and ask whether the village caps the share of units that may be leased at one time.
We publish no short-term rental rule for Greenwood because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise. Florida's transient rental tax rules apply to any short-term rental that is allowed.
A landlord should request the lease rules, the tenant application and its fees, the master's $200 transfer assessment, any village transfer fee, whether tenants may have pets, and how gate access and parking pass to a tenant, before making an offer.
Pet rules at Greenwood Village at Breckenridge are set by the village association and the master association, and we found no published rule for either. A buyer with a pet should get the village's rule in writing, including any weight or number limit, before making an offer.
We cannot state the number, size or breed limits, and we do not publish a blanket rule. We can say that assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask D&D Association Services for the village's pet rule and the master association's office for the community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the public record we hold does not give Greenwood Village at Breckenridge's story count. A buyer should therefore ask the association whether its buildings are covered, and if so for the milestone report and the reserve study.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The village was built between 1988 and 1994, so any building of three or more stories reached 30 years of age between 2018 and 2024, which is already past the first milestone date if the rule applies. Whether it applies turns on the story count, which we do not have, and on whether Lee County treats the building as within its coastal distance rule, which our hub research put at roughly three to four miles from Estero Bay for Breckenridge as a whole. We therefore state no milestone date and no result.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. Reading the budget and the reserve schedule is the buyer's best view of how prepared a 30-year-old building is for its next roof.
The state's condominium register lists Greenwood's project as approved and recorded. That is the registration status of the declaration. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's separate SIRS reporting database lists associations that have filed a completed study, and a buyer can ask the association whether it appears there.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116 gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, the SIRS or a statement that none applies, and any milestone report before the inspection period ends.
At a point we geocoded to the Ute Court address range in Greenwood Village at Breckenridge, the FEMA flood map shows Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for one point, not a survey of every building.
FEMA's National Flood Hazard Layer returns Zone X with the subtype 0.2 percent annual chance flood hazard in a coastal zone at our test point, and the flag for a special flood hazard area is false. The governing panel is 12071C0579G, effective November 17, 2022. A box of about half a mile on a side around the point returned 16 flood polygons: 11 minimal-hazard Zone X, 3 Zone X at the 0.2 percent level and 2 Zone AE polygons, one labelled coastal floodplain. So an AE area exists within a few hundred yards of the village, likely one of the community's lakes or drainage features, and a buyer should check the specific building's zone, not the village average.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Breckenridge sits inland of Estero Bay, roughly three to four miles by our earlier measurement, so its storm exposure is mostly wind and rain. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Greenwood's letter, so a buyer should look it up on the county and Village tools. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands; Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County, with about 3 to 5 feet of surge along the Bonita Beach to Marco Island stretch.
Greenwood's five 2022 closings were two in January, one on September 12 and two at the end of November and the start of December, at $280,000 to $326,000. The September 12 sale, $302,000 after 2 days on market, came about two weeks before Ian's landfall. The first two sales after the storm closed at $326,000 and $324,900, at or slightly above their asking prices, which fits an inland location. We cannot tie any single sale to storm damage, and we found no public damage record for the village.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent for a wind mitigation inspection, which uses the state's uniform mitigation verification form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. Statewide, condo unit insurance has been rising faster than inflation in recent years, per public media reporting, and we publish no Greenwood premium because no public source does.
Greenwood Village at Breckenridge is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice, not by a hard address boundary, so a family should confirm current options with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our earlier research put the drive at roughly 8 to 15 minutes, depending on the school and traffic.
Lee County divides its choice system into East, South and West zones with sub-zones. Families rank schools within the options open to their sub-zone, and assignment depends on preference, proximity and availability. The district's zone tool and the school websites are the place to confirm current options.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Greenwood Village at Breckenridge unit sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. Village incorporation in 2014 moved this work from Lee County to the Village for properties inside its limits.
For a flat built between 1988 and 1994, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, the electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Greenwood address, the recorded declaration or its amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Greenwood Village at Breckenridge, the Coconut Point node south of the gate and the Williams Road corridor east of it hold the largest projects in Estero, as reported in January 2026, plus a multi-year I-75 widening. None is inside Breckenridge, and we make no claim about their effect on a unit's price.
Woodfield Estero, a mixed-use project of 596 residential units, retail, office and a hotel on 45.6 acres at US-41 and Coconut Road, was under construction as of the January 2026 report. A proposal to convert the former cinema at Coconut Point Mall into 365 apartments was sent back for revision by the Planning, Zoning and Design Board in 2026. A 122-room extended-stay hotel on Lyden Drive was approved in September 2025.
The Village's sports park, a roughly 100-acre district north of Williams Road, had a Phase 1 completion scheduled for October 2026. A 330-unit mixed-use project called Lumio Estero broke ground in December 2025, and a 40,000 square foot entertainment center north of Williams Road was scheduled to open in September 2026.
Daily life at Greenwood Village at Breckenridge runs through Breckenridge's gate and its master office at 20091 Wimbleton Court, open Monday through Friday, 8 a.m. to 4 p.m., with the village's own association handled by D&D Association Services. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate.
Breckenridge is gated. The master association asks agents holding an open house or showing to call the office at 239-992-5959 for the gate code and rules, and it publishes for-sale sign and color specifications. New owners visit the office after closing with photo ID, the warranty deed and the settlement statement for gate equipment.
Parking assignments, trash service and mail for a Greenwood flat are set by the village declaration and rules, and we have not read them. Ask D&D Association Services how parking is assigned and where trash and mail are handled.
These are approximate off-peak drive times from the Breckenridge area that our earlier research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 2 miles, 5 to 7 minutes |
I-75 at Corkscrew Road, Exit 123 | about 10 to 12 minutes |
Miromar Outlets | about 12 to 14 minutes |
Florida Gulf Coast University | about 15 to 18 minutes |
Southwest Florida International Airport | about 20 to 25 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Downtown Naples or downtown Fort Myers | about 30 minutes |
Lee Health Coconut Point, which opened in December 2018 as Lee County's first freestanding emergency department, is at 23450 Via Coconut Point. Full acute-care hospitals, Gulf Coast Medical Center and NCH North Naples Hospital, are roughly 20 to 25 minutes away, per the Village's medical facilities page.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge is a mid-ladder village of the nine at Breckenridge: 73 condominium flats built 1988 to 1994, with a $268,500 median on 3 MLS closings in 12 months, above the entry villages and well below the three lake-and-pond villages that close at $363,000 to $372,500.
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the source gives one |
|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 | |
160 | Condominium | 2002 to 2005 | 8 | $227,500 | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association | 1994 | 4 | $367,450 | |
Greenwood Village at Breckenridge | 73 | Condominium | 1988 to 1994 | 3 | $268,500 |
56 | Condominium | 2000 to 2005 | 3 | $372,500 | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 | |
44 | Homeowners' association | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
Nine villages hold 841 residential parcels against the association's stated 842 residences, and the 12-month closings sum to 44. The three homeowners' association villages are Crystal Lake, Golden Pond and Lake Geneva; every other village is a condominium under Chapter 718. Medians on fewer than 10 closings are small samples.
The three villages that close at $363,000 to $372,500, Village on Crystal Lake, Village on Golden Pond and Village on Crescent Lake, are all three-bedroom product. Greenwood's roll mixes 47 two-bedroom and 26 three-bedroom flats, which is why its prices scatter from $207,000 to $422,000 while the three upper villages, each three-bedroom throughout on the roll, cluster.
Villages on Lake Augusta has 180 units and 10 closings in 12 months; Preserve at Breckenridge has 160 units and 8. Greenwood's 3 closings on 73 units is turnover of about 4.1 percent a year against 5.6 percent for Lake Augusta and 5.0 percent for Preserve (our arithmetic), so a Greenwood buyer has fewer flats to choose from and a Greenwood seller has fewer direct comparables.
Wellington at Breckenridge was declared one day before Greenwood and is the village Greenwood most resembles in age and least resembles in size and price. The next section sets the two side by side.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Greenwood Village at Breckenridge for a larger flat, some with three bedrooms, at a $304,500 median over 60 months; choose Wellington at Breckenridge for the lowest entry price in Breckenridge, a $215,000 median over the same window, and more resale volume (23 closings in 60 months against 16).
Factor | Greenwood Village at Breckenridge | Wellington at Breckenridge |
|---|---|---|
Residential parcels (2026 roll) | 73 | 95 |
Regime | Condominium, one association | Condominium, one association |
Built | 1988 to 1994, median 1991 | 1988 to 1998, median 1989 |
Declaration recorded (state register) | January 29, 1988 | January 28, 1988 |
Bedrooms (roll) | 2 on 47, 3 on 26 | 2 on all 95 |
Heated area (roll) | 1,103 to 1,694, median 1,359 | 873 on every parcel |
Village manager | D&D Association Services | MyTown Communities |
MLS, 12 months | 3 closings, $268,500 median (small sample) | 8 closings, $187,250 median (small sample) |
MLS, 24 months | 5, $268,500 (small sample) | 13, $190,000 |
MLS, 36 months | 8, $316,000 (small sample) | 17, $199,900 |
MLS, 60 months | 16, $304,500 | 23, $215,000 |
Median $ per MLS sq ft, 60 months | $224.06 | $235.75 |
Median days on market, 60 months | 7.5 | 32 |
Median sold-to-list, 60 months | 98.2% | 96.3% |
Active listings, Sep 29, 2026 | 3, $297,500 to $350,000 | 1 at $209,900 (873 sq ft) |
Months of supply | 12.0 | 1.5 |
County qualified sales, since Sep 29, 2025 | 3, $268,500 median | 8, $190,000 median |
County qualified sales, 2025 | 2, $324,525 median | 6, $212,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed.
Size and price. Over 60 months Greenwood closed at a $304,500 median against Wellington's $215,000, a gap of $89,500 or about 42 percent, for flats whose median heated area is about 56 percent larger. That is why Greenwood is about 5 percent cheaper per MLS square foot ($224.06 against $235.75): the buyer pays more in total and less per foot. Wellington is the entry point; Greenwood is the step up in space.
Wellington sold 8 flats in 12 months out of 95 (about 8.4 percent of units) and Greenwood 3 out of 73 (about 4.1 percent). Wellington's single active asks $209,900, above its 2026 closings of $175,500 to $215,000, and has waited 152 days; Greenwood's three actives ask $29,000 to $81,500 above its latest comparable closing and have waited 162 to 554 days. Both villages therefore show asks running ahead of closings, and the difference is depth: Wellington has more recent sales to price against, and Greenwood needs the plan and the ask to be right together.
Choose Greenwood Village at Breckenridge if you want about 1,360 square feet or a third bedroom, can accept fewer comparable sales and a village fee that is unpublished, and want the same bundled amenities and gate. Choose Wellington at Breckenridge if price is the constraint and two bedrooms and 873 square feet are enough. The master fee, amenities and gate are identical; only the village fee, the building, the plan and the association differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge's strengths are the largest standard flat among the Breckenridge villages that close under $300,000, a deep amenity package with no equity deposit, and fast sales at a realistic price; its weaknesses are an unpublished village fee, three long-waiting asks, thin comparables, and a 1988 to 1994 building whose story count and reserves you must verify.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Greenwood Village at Breckenridge condo in Lee County customarily costs the seller documentary stamp tax of $0.70 per $100, the owner's title policy, the association estoppel fee and any commission the seller agrees to, and at the $268,500 median those first three total about $3,600, though the contract controls who pays what.
Florida's documentary stamp tax on the deed is $0.70 per $100 of consideration, rounded up, and Lee County custom puts it on the seller. At $268,500 that is 2,685 units times $0.70, or $1,879.50; at $304,500 it is $2,131.50 (our arithmetic on the Department of Revenue rate).
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, unlike Collier County, where the buyer does. The state sets the premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1,000,000, so about $1,417.50 at $268,500 (our estimate; the title agent's exact figure controls).
The association may charge up to $299 for a standard condominium estoppel on a current account under Section 718.116, and the seller customarily pays it. Expedited or delinquent-account estoppels cost more, up to the statutory caps. Order it early: D&D Association Services issues it, and a 10-business-day clock runs from the request.
The buyer typically pays the master association's $2,800 capital contribution and $100 transfer fee, the deed recording fee, and any lender charges. Price a Greenwood listing knowing your buyer brings that $2,900 as cash beyond the deposit.
Commissions are negotiable and no longer advertised on the MLS since August 17, 2024. The purchase contract, not custom, decides every split above, and we walk sellers through an itemized net sheet before listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we put the number in writing.
Buying a Greenwood Village at Breckenridge condo runs in seven steps: pick the plan, confirm the village numbers, price against the closings, write the offer, order the association's documents, inspect, and close with the master association's one-time charges. Each step has a document behind it, and the village keeps some behind an owner login.
Decide between the standard 1,359 square foot flat and the larger three-bedroom flats. They are different products at different prices, and the 16-sale history treats them differently.
Ask D&D Association Services for the current dues, the budget, the reserve schedule, any special assessment, the rental and pet rules and the story count of the building you like.
Use the sales list above. A flat asking $297,500 to $350,000 against a $268,500 latest comparable has room to negotiate, which is our reading of the record, not a promise.
Call Marc at (239) 287-5873. We write the offer with the association's approval process, the estoppel timing and the master charges built in.
Under Section 718.503 the seller owes the buyer the governing documents, and the estoppel confirms what is owed. Read the declaration's use and leasing sections before the inspection period ends.
A condominium inspection covers the unit and its systems, and the association's roof and building condition are asked separately. A wind mitigation inspection can lower the insurance premium.
The title agent collects the master association's $2,800 capital contribution and $100 transfer fee, and after closing you visit the master office with your photo ID, warranty deed and settlement statement for gate equipment. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we stay with you through that visit.
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Greenwood Village at Breckenridge listing agent, or thinking, 'I need someone to sell my Greenwood Village at Breckenridge home...' you are selling into a mid-ladder village where the plan, the ask and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Greenwood Village at Breckenridge closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 16 the MLS has recorded since December 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Greenwood Village at Breckenridge home valuation. Jesse follows up with the Greenwood closings that fit your flat: the same plan and size, adjusted for condition, updates, furnishings and any lease in place. For the full community playbook, read our guide to selling a home in Breckenridge and see what a Breckenridge home is worth.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Our Greenwood Village at Breckenridge seller's guide walks through the sale step by step, and the Greenwood Village at Breckenridge home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable: 2026 closings had a median of 8 days on market and 97.7% of list. But three actives against 3 closings a year is 12.0 months of supply, so a seller who asks well above the last closing should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Greenwood's own recent sales, by plan. The two most recent 1,359 square foot two-bedroom closings were $207,000 in March 2026 and $268,500 in May 2026, and the three-bedroom flats of 1,623 and 1,799 square feet closed at $422,000 and $420,000.
The 60-month median is 7.5 days on market and the 12-month median is 8 days, with a range of 2 to 74 days over 60 months. The exception is the asking price: the three current actives have waited 162, 358 and 554 days.
That depends on the village declaration, which we have not read; ask D&D Association Services. The master association requires its resale document process and the buyer's one-time fees whatever the village requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master association charges a $200 transfer assessment per lease, so confirm the current tenant's fee status with the master office.
In Lee County the seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, plus the estoppel fee, roughly $3,600 at the $268,500 median before any commission; the contract controls.
Greenwood Village at Breckenridge owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Greenwood Village sale and public record in Breckenridge before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Greenwood Village at Breckenridge guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Greenwood Village at Breckenridge realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Greenwood Village at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Greenwood Village at Breckenridge homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Greenwood Village at Breckenridge and points to the section that holds the detail. Where a record is not public, the answer says so.
Greenwood Village at Breckenridge is a condominium village of 73 flats inside Breckenridge Golf and Tennis Club, a gated community of 842 residences in Estero, Florida. It was built between 1988 and 1994 and is the mid-ladder village among Breckenridge's nine.
It is neither Greenwood Village, Colorado, nor Greenwood Village at Dunes on Sanibel, nor the separate Greenwood Village condominium in Naples. This page covers the Lee County condominium in ZIP 33928, association number N22002 on the state register.
They are condominiums. All 73 residential parcels are coded condominium on the 2026 Lee County roll, and the association is a condominium association. Older research notes that called the village detached single-family were wrong.
Greenwood Village at Breckenridge is inside the Breckenridge gate in Estero, Lee County, ZIP 33928. The state register lists the project's address on Ute Court, and the master clubhouse and office are at 20091 Wimbleton Court.
The county roll shows 73 residential parcels and the state register lists 73 units in one phase, so the two sources agree. That is the fifth-largest of Breckenridge's nine villages.
The roll's heated areas run from 1,103 to 1,694 square feet with a median of 1,359. MLS listings show 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet, and 10 of the 16 recent closings were 1,359.
The county roll records 47 two-bedroom and 26 three-bedroom parcels. Most MLS closings are two-bedroom, two-bath flats, and the two largest sales were three-bedroom flats with two and a half baths.
The county roll's year-built field runs from 1988 to 1994 with a median of 1991, and the state register records the declaration on January 29, 1988. The village association was incorporated on August 12, 1987.
On September 29, 2026 the MLS showed three actives, all two-bedroom, two-bath: $350,000 for 1,304 square feet, $345,000 and $297,500 for 1,359 square feet each. They had been listed for 358, 162 and 554 days.
Over the last 60 months the median closing price was $304,500 across 16 MLS closings, from $207,000 to $422,000. In the last 12 months, 3 closings had a $268,500 median, which is a small sample.
The 60-month median is $224.06 per square foot of MLS living area, a median of per-sale values. The 12-month median is $197.57 on 3 sales, and the range across 60 months runs from $143 to $274.
They are down from the 2024 peak for the standard flat. The MLS median was $325,000 in 2024 and $268,500 in 2026 to date, but the 2026 figure rests on three sales that range from $207,000 to $420,000.
The 60-month median is 7.5 days on market and the 12-month median is 8 days, with a range of 2 to 74 days. Flats priced above recent closings behave differently: three current actives have waited 162 to 554 days.
Owners pay the master association's $2,800 for 2026, or $725 a quarter, plus the village association's own fee. The master brochure says village fees typically range from $300 to $500 and are not specific to Greenwood, so confirm the figure with the estoppel.
It covers golf, eight tennis courts, three pickleball courts, five pools, the fitness room, clubhouse, gate and roads, with no equity deposit and no resident green fees, per the master association. The village fee covers the village's own buildings and grounds.
The master association collects a $2,800 capital contribution and a $100 transfer fee ($1,000 in place of $2,800 for a current owner buying again), so $2,900 for a new buyer, plus the village's own charges and standard closing costs.
Breckenridge carries no Community Development District bond assessment, per the community hub. Special assessments are set by the village association, and we found none in the public record, so ask the association and read the estoppel.
They depend on the assessed value, exemptions and millage in the year, and we publish no figure because a buyer's first bill can differ from the seller's. Check the Lee County Property Appraiser record for the specific unit.
No. Golf, tennis and the other amenities are bundled into the master fee that every owner pays, with no equity membership to buy and no green fee for residents, per the master association.
No. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners. Buyers of any age can buy, subject to ordinary association approval and rules.
Leasing appears possible: the master association charges a $200 per-lease transfer fee and gives tenants amenity access. The village's minimum term, frequency limit and approval process are not public, so get them in writing from D&D Association Services.
We found no public rule allowing them. Treat any stay shorter than a month as not permitted until the village association confirms otherwise in writing.
We found no published pet rule for the village or the master association. Ask D&D Association Services for the village rule in writing, including any weight or number limit, before you make an offer.
Parking assignment is set by the village declaration and rules, which we have not read, and the county roll and MLS do not settle it. Ask the association how parking is assigned before touring.
The public property map does not label which lake or fairway each Greenwood building faces, so we claim no village-wide view. View is specific to the building and floor, so judge it on site.
At a point we geocoded to the Ute Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area. AE polygons exist within half a mile, so check the specific building.
A lender does not require it on Zone X alone, but any lender or insurer may, and any owner can buy it. Ask your insurer and check the building's own zone.
We found no public damage or flood record for the village. Breckenridge is inland, roughly three to four miles from Estero Bay, so its exposure is mostly wind and rain, and buyers should ask the association about Ian claims and repairs.
That depends on whether any building has three or more habitable stories, which the public record we hold does not give. Ask the association for the story count, the milestone report and the reserve study.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice, so confirm current options with the district.
Greenwood has larger flats (1,359 median square feet against 873) and a $304,500 60-month median against Wellington's $215,000. Wellington has more resales, 23 in 60 months against 16.
Ask for the village fee, the budget and reserve schedule, any special assessment, the rental and pet rules, the story count, the roof and systems age, and whether the village is in the Hotwire bulk account. The estoppel and resale package answer most of these.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We tracked all 16 Greenwood closings since December 2021, and Marc can be reached at (239) 287-5873.
Breckenridge is gated, and the master office asks agents to call 239-992-5959 for the gate code and rules before a showing. Call Marc at (239) 287-5873 and we arrange it.
The corporate register and the master association's 2026 roster name D&D Association Services in Fort Myers. The state's condominium extract still lists an older manager, so confirm the manager in writing.
These are the questions sellers ask most about selling a Greenwood Village at Breckenridge condo in Estero, answered from the records cited below. Each answer names Greenwood Village at Breckenridge, states the window behind any figure and says where a record is not public.
It depends on the plan and condition. The standard 1,359 square foot flat closed at $207,000 and $268,500 in 2026, and larger three-bedroom flats closed at $420,000 and $422,000. A free valuation matches your flat to the right sales.
The three closings in the last 12 months were $420,000 (January 2026), $207,000 (March 2026) and $268,500 (May 2026). Every closing in 60 months is listed in the market snapshot.
They struggle in a village this small. With 3 sales in 12 months and prices from $207,000 to $420,000, an automated estimate has little to work from, so a plan-by-plan comparison is safer.
Yes, but the sample is small. Over 60 months, 11 two-bedroom closings had a $289,000 median and 5 three-bedroom closings a $325,000 median, and the largest three-bedroom flats closed above $420,000.
We cannot state a renovation premium from the record because the MLS does not tie prices to finishes. The $207,000 and $268,500 sales of the same size 2 months apart show condition and terms matter, so ask for our read on your unit.
The county file shows 75 qualified sales in all, with medians of $352,000 in 2024 and $268,500 in 2026. It is a long-run guide, and today's price comes from the recent closings and current asks.
The 60-month median is 7.5 days on market, but that reflects flats priced to the market. The three current actives have waited 162 to 554 days at asks of $297,500 to $350,000.
Three on September 29, 2026, all two-bedroom, two-bath, at $297,500, $345,000 and $350,000. That is about 4 percent of the village's 73 units on the market at once.
Breckenridge is a seasonal community with a November-to-April calendar, so many buyers tour in season. The record is too thin to date a best month, and we time the listing to your paperwork and the season.
It affects the carry buyers can afford. Have the master policy summary, the roof age and a wind mitigation report ready, because buyers and their insurers ask for them.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We tracked every Greenwood closing since December 2021, and you can call Jesse direct at (239) 898-6072.
With professional photography, video, drone, our qualified-buyer database and a listing that names the plan, the exact MLS living area, the master fee and the village documents so buyers can compare.
Breckenridge is gated, and the master office asks agents holding an open house or showing to call 239-992-5959 for the gate code and rules. We handle that call.
You can, but the paperwork is heavier than in a single-family sale: the master estoppel, the village estoppel, the resale disclosures and the buyer's master charges. A wrong price costs more than a fee saves in a village with 3 sales a year.
That depends on the village declaration, which we have not read. Ask D&D Association Services, and note the master association's resale document process applies either way.
Under Section 718.503 a condominium seller gives the buyer the governing documents, budget and related disclosures, and the estoppel states amounts owed. Order them before you list.
If the association has a completed SIRS or milestone report, the buyer should receive it, and a seller must disclose known material defects. Ask the association what applies to your building before you list.
Two are typical: one for the master association through the manager's resale page, and one for the village association through D&D Association Services.
Florida caps a standard condominium estoppel at $299 on a current account, with higher caps for expedited or delinquent accounts, and the seller customarily pays it. The association must deliver it within 10 business days.
The master association's brochure tells the buyer's title company to include the $2,800 capital contribution and $100 transfer fee in the buyer's closing costs. The contract controls, so confirm it before you sign.
Property tax is billed in arrears, so the seller credits the buyer for the seller's days of ownership, and association dues are prorated to the closing date. The title agent prepares the figures.
In Lee County the seller customarily pays documentary stamps ($0.70 per $100), the owner's title policy and the estoppel, roughly $3,600 at $268,500 before commission. The contract controls.
Yes, but disclose it and expect buyers to price it in. Who pays a pending assessment is a contract term, so we agree it in writing at the offer.
The village's lease rules are unpublished, and the master association charges $200 per lease. Compare a net rent, after the master fee, village fee, tax and insurance, with your net sale proceeds, and we run both.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master office can confirm the tenant's transfer fee status.
Yes in practice: golf and tennis are bundled into the master fee that every owner pays, with no equity membership to transfer. The new owner pays the capital contribution and transfer fee at closing.
It is not required, but a wind mitigation report on the state's uniform form can lower a buyer's premium and is useful evidence for the roof and openings.
It depends on your gain, how long you owned and lived there, and whether the primary-residence exclusion applies. See IRS Topic 701 and Publication 523 and ask your tax adviser.
Look at the ask against the recent closings first. Three Greenwood actives have waited 162 to 554 days at asks $29,000 to $81,500 above the latest comparable closing, and a price reset is usually the answer.
For a standard 1,359 square foot flat, the last such closing was $268,500 in 15 days at 97.7% of list, from a $274,900 ask. We set your price from your unit, not the average.
Use the MLS living area and be ready to explain the roll's heated area if it differs. The village's MLS figures range from 1,304 to 1,799, and buyers compare on size.
Greenwood offers larger flats at a higher price, with a $304,500 median against Wellington's $215,000 over 60 months. A buyer choosing between them is choosing space over entry price, so market on space.
The county roll carries the village's 73 parcels under three legal-name forms, so your deed may show either. A title agent should key on the ZIP, the address and the declaration reference.
Every fact on this Greenwood Village at Breckenridge guide traces to a primary record below: the master association's own documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Greenwood Village at Breckenridge's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through D&D Association Services.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Fee Schedule | Breckenridge master association | 2026 | |
About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | |
Association Management Companies | Breckenridge master association | 2026 | |
Breckenridge Property Map | Breckenridge master association | current file | |
For Sale Sign and Color Specs | Breckenridge master association | current file | |
Greenwood Village at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | |
Public condominium extract (Central and West Florida) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Greenwood Village at Breckenridge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
