Breckenridge - Preserve at Breckenridge

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Preserve at Breckenridge is a condominium village inside the master-planned community of Breckenridge in Estero, Florida. It is the newest of Breckenridge's nine villages by median build year: four condominiums of 40 residences each, 160 in all, built 2002 to 2005 and run by four associations, with eight Southwest Florida MLS closings in the twelve months to September 29, 2026 at a $227,500 median. McGreevy and Comisar are the team Preserve sellers should call first, and the team its buyers should call when they want the record behind a price. Jesse McGreevy and Marc 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 search engines blur it. This page covers the four Preserve condominiums at Breckenridge Golf and Tennis Club in ZIP 33928, Estero, Lee County. It is not Preserve at Corkscrew, a separate Estero community of newer, larger homes, it is not the many other Florida condominium associations named Preserve on the state's corporation register, and it is not Breckenridge, Colorado. Everything below comes from recorded, state, county, FEMA, association and MLS records, cited as we go; where the record stops, we name the document that would answer the question.

If you own at Preserve and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the phase, plan, fee and rules detail below will tell you whether Preserve fits before you tour, and which of its four condominiums fits you. The Breckenridge community guide covers the club, golf course and amenities that all nine villages share; this page covers what only Preserve has.

Why McGreevy and Comisar Are the Best Realtor for Preserve at Breckenridge

McGreevy and Comisar are the best realtor for Preserve 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 Preserve market read built from every MLS closing in five years, the county's parcel roll and the state's condominium and corporation records.

If you're searching for the best realtor for Preserve at Breckenridge in Breckenridge, Estero, whether you're ready to sell your Preserve 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.

That matters at Preserve for a specific reason. Preserve is one village but four condominiums, each with its own association and declaration, and the newest product by median build year in a community that mostly dates to the late 1980s and 1990s. Its 160 residences trade against each other more than against the rest of Breckenridge, and only Village on Crescent Lake shares its 2000s build era. Compare agents by asking each to answer a question about your specific building, and start with the best real estate agents in Estero if you are still choosing.

Recent Preserve at Breckenridge track record (last 12 months): In the last 12 months Preserve at Breckenridge has seen 8 MLS resales in the Southwest Florida MLS Matrix (pulled September 29, 2026, closings to that date), at a median of $227,500 (n = 8, even, so the median is the mean of the middle pair, $220,000 and $235,000), a range of $205,000 to $275,000, $1,873,000 in total volume and a median of 108.5 days on market. The highest-priced Preserve sale in that window was $275,000, for a 1,275 square foot two-bedroom-plus-den residence in November 2025. Median sold-to-list ratio was 94.7%, and all eight closed below their final list price. We hold no closings of our own in Preserve to report, so we state no represented-sale count and no first-hand track record here; what we can show you is all 28 MLS closings since November 2021, listed below with prices and dates.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Preserve at Breckenridge home? Get a free home valuation OR call Jesse direct at (239) 898-6072. See what your Preserve at Breckenridge home is worth today.

Buying a home in Preserve at Breckenridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our Preserve at Breckenridge buyer's guide before you tour.

Living in Preserve at Breckenridge as a Homebuyer

Living in Preserve at Breckenridge means a condominium home in a multi-story building, a condominium association that maintains the exterior and grounds, and full use of the Breckenridge golf and tennis club through the community fee, with no yard, roof or exterior of your own to keep, at one of the lower price points in Estero's bundled-golf market.

Preserve holds 160 of Breckenridge's 842 residences, 19.0 percent of the community, and it is the second-largest of the nine villages after Villages on Lake Augusta with 180. Its 12-month MLS median of $227,500 (n = 8) sits $7,500 under the $235,000 median for all 44 Breckenridge closings in the same window. What follows is what daily life looks like, drawn from recorded and published documents.

What Is Preserve at Breckenridge?

Preserve at Breckenridge is the marketing name for four condominiums recorded between 2002 and 2004: Preserve Condominium I, II, III and IV at Breckenridge. Each has 40 residences (state condominium register), each is its own Florida not-for-profit association, and together they hold 160 parcels on the Lee County 2026 roll, all coded condominium. The MLS files them as Preserve I, II, III and IV.

Four Condominiums, One Village

Buyers hear "Preserve" as one product, but the paperwork is four. Each condominium has its own declaration, its own board, its own budget and its own reserve position, so two Preserve units on the same street can carry different fees and different histories. The village count of 160 is four blocks of 40, not one association of 160, and that is the first thing to ask a seller to clarify.

Who Preserve Suits, on the Numbers

The numbers point to buyers who want a lock-and-leave condominium with an included golf and tennis club and who accept a multi-story building rather than a coach home or villa. Preserve's 160 residences are 155 two-bedroom and 5 three-bedroom on the county roll, at 1,243 to 1,379 heated square feet. It is not the entry-price village: Wellington at Breckenridge sits about $40,000 below it at the 12-month median, and Village on Crystal Lake about $135,000 above it.

What Preserve Does Not Have

Preserve has no detached homes, no private pool per residence, no yard, and no Community Development District. It has no on-site restaurant either, because Breckenridge's clubhouse has a catering kitchen rather than a dining room, according to the association's amenities page. Nothing on the public record gives Preserve its own gate, clubhouse or courts: the amenities belong to the master association and are shared by all nine villages.

Preserve at Breckenridge Market Snapshot: What Condos for Sale Actually Close At

Preserve at Breckenridge condos closed eight times in the Southwest Florida MLS in the twelve months to September 29, 2026, at a $227,500 median and 108.5 median days on market, and the first window with ten or more closings is 24 months, twelve sales at a $254,000 median. Prices have eased from a 2024 peak.

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 and are MLS-marketed closings only; county figures are recorded, qualified sales and are never mixed with MLS square-foot figures. Medians name their sample size, an even sample takes the mean of the middle pair, and any sample under ten is labelled a small sample. Sold-to-list is sold price over the final list price.

The Headline Numbers

The lead figure is the 24-month window because it is the first with ten or more closings: 12 sales, $254,000 median, $3,063,000 in volume by our sum of the rows below. Across all 60 months the 28 closings total $7,835,900. The last 12 months are cheaper, slower and further under list than any wider window, which is the whole story in one row.

Every Preserve at Breckenridge MLS Closing, Last 60 Months

We tracked every one of the 28 Preserve at Breckenridge closings in the Southwest Florida MLS from November 2021 to June 2026. Here is each one, newest first, with no unit numbers or owner names, because the phase, plan and price are what set a comparable.

Four of the 28 closed above their final list price, all between November 2021 and January 2023; every one of the 21 closings since March 2023 sold at or below list, and 19 of them sold below it.

Preserve I, II, III and IV, Sale by Sale

Preserve III is the busiest phase with 11 of 28 closings and the highest single sale ($355,000, June 2024). Preserve I has not closed a marketed sale in the last 12 months, and only three in five years, so a Preserve I owner has almost no phase-specific comparable and prices against the village. These are our counts of the listed rows.

Two-Bedroom, Den and Three-Bedroom Closings

The MLS label counts a den as a separate room, while the county roll records 155 of the 160 residences as two-bedroom and five as three-bedroom. We do not force the two to agree: a buyer should ask which rooms are permitted bedrooms in the declaration and the floor plan, because a "3 Bed" at Preserve is often a two-bedroom-plus-den plan marketed as three.

What Is For Sale at Preserve Right Now

On September 29, 2026 Preserve at Breckenridge had six active listings: $330,000 (three-bedroom, 1,243 square feet, 7 days on market), $269,000 (two plus den, 1,453, 8 days), $259,900 (two plus den, 1,453, 6 days), $259,900 (three-bedroom, 1,399, 13 days), $259,900 (three-bedroom, 1,326, 168 days) and $250,000 (two plus den, 1,379, 217 days). The median ask is $259,900, and three of the six sit at exactly that price.

Asking Versus Selling

The median ask of $259,900 is 14.2 percent above the $227,500 twelve-month median sold price, a $32,400 gap. None of the 12-month closings sold above its final list price, and the median discount was 5.3 percent. A seller who lists at the current asks and expects the last twelve months' outcome is pricing a $32,000 hope, and the 108.5-day median shows how long the market takes to close that gap.

No Marketed Closing Since June

The newest Preserve MLS closing in the pull is June 8, 2026, a $205,000 two-bedroom-plus-den sale of 1,283 square feet in Preserve III. That leaves nearly four months, June 9 to September 29, with no marketed closing, across the off-season, when many owners and renters are away. A Preserve seller who lists in September is listing into a quiet stretch of the year, and the winter buyers arrive later.

Preserve at Breckenridge Recorded Sales: What the County Says, 2009 to 2026

Lee County records 147 qualified sales of Preserve at Breckenridge condominiums on file, and the median rose from $130,000 in 2009 to a $335,000 peak in 2024 before falling to $237,500 in 2026 through July 29. The county view is longer than the MLS and includes sales the MLS did not market.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

Preserve Recorded Sales by Year, 2009 to 2026

Every year from 2015 on has 6 to 11 qualified sales, so the county record is the one place a Preserve owner can see where a given year's price sat. The median nearly doubled from 2016 ($172,750) to 2024 ($335,000), a 94 percent rise, then gave back 29.1 percent by 2026.

What the County Says a Preserve Condo Is Worth

The county records 10 qualified sales since September 29, 2025 with a median of $237,500 (n = 10, even, so the median is the mean of the middle pair; our county extract does not reproduce the individual prices). That is $10,000 above the MLS 12-month median of $227,500 on eight sales, and the difference is expected: the county window ends July 29 while the MLS pull runs to September 29, and the county carries sales the MLS never marketed.

Why the MLS and County Counts Differ

The MLS carries eight Preserve closings in the twelve months to September 29; the county carries ten qualified recorded sales from September 29, 2025 to July 29, 2026. Two things explain the gap: a recorded-sales file counts deeds whether or not a listing was entered in the MLS, and the county window covers ten months while the MLS covers twelve. Neither figure is builder-direct: Preserve is fully built out and every sale is a resale.

A Public-Record Sale, Walked Through: April 2026, $265,000

To show how a comparable is read, take one public-record Preserve sale that is not ours: a three-bedroom, 1,326 square foot residence in Preserve III on Breckenridge Drive that closed in April 2026 at $265,000 against a final list of $269,000, or 98.5 percent, after 418 days on the market. The 418 days matter more than the price: the seller waited more than a year for a discount of only $4,000, while a 1,379 square foot two-bedroom in the same phase closed the same month at $220,000 after 161 days. The lesson is that price per plan, not days listed, decides the outcome.

See What Preserve at Breckenridge Condos Really Sell For: 8 Closings in 12 Months, $227,500 Median

Preserve at Breckenridge sellers in Breckenridge, Estero, are pricing against six competing listings and a 12-month median of $227,500 on eight closings, so a unit's price should come from its own building's sales, not the neighborhood average. Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

How Did Preserve at Breckenridge Come to Be?

Preserve at Breckenridge came to be as one of the last building programs inside Breckenridge Golf and Tennis Club: four condominiums of 40 residences each, recorded with the state between September 2002 and September 2004, on a community whose master association dates to 1985. The county roll dates the buildings 2002 to 2005, with a median of 2004.5.

Breckenridge Before Preserve

Breckenridge Association, Inc., the master association, was incorporated in Florida on April 19, 1985 (Sunbiz N08814, active). The community's golf course, clubhouse and first condominium villages date to the late 1980s and 1990s, and the roll gives Wellington a 1988 to 1998 build range and Village on Lake Geneva 1995 to 1997. By the time Preserve was built, the amenity core had been in use for well over a decade.

The Declarations and the Phases, 2002 to 2004

The Florida Division of Condominiums records the four Preserve condominiums as recorded on these dates: Preserve I on September 6, 2002, Preserve IV on October 6, 2003, Preserve III on April 13, 2004 and Preserve II on September 21, 2004. Each has 40 units and each shows the register's "Approved" primary status and "Recorded" secondary status. The numbering does not follow the calendar: IV was recorded before III, and II last.

Each association was incorporated before its declaration was recorded, which is the ordinary sequence for a developer-controlled condominium. The full declaration for each phase is a recorded instrument in the Lee County Clerk's official records; a legal description in circulation for Preserve II cites Official Records Book 4439, page 368, which is the reference to search at the Clerk.

Who Built Preserve, and What the Record Does Not Say

The public record we could reach does not name the builder of the four Preserve buildings. Florida's corporation register shows a developer entity, Gleneagles of Naples, Inc., tied to Breckenridge, but its filing number dates from 1993 and we did not find a recorded document linking it to the 2002 to 2004 buildings. We therefore name no builder for Preserve. The recorded declarations would answer it, and we say so rather than borrow a name from a marketing page.

The Homes: Preserve at Breckenridge Floor Plans and Building Type

Preserve at Breckenridge homes are condominium residences of about 1,243 to 1,379 heated square feet on the county roll, mostly two-bedroom, in multi-story buildings. MLS living area runs 1,243 to 1,568 square feet across nine distinct sizes, and the five three-bedroom residences on the roll are the exception.

The Plans at a Glance

The county roll records heated area from 1,243 to 1,379 with a median of 1,331 for all 160 residences, while the MLS lists living areas up to 1,568. The two are different measures, so a Preserve buyer should ask for the floor plan and the measured size of the specific residence, and an appraiser's figure is the one a lender uses.

Bedrooms: Two, Two Plus Den, Three

The roll shows 155 residences as two-bedroom and five as three-bedroom. The MLS uses three labels, "2 Bed", "2 plus Den" and "3 Bed", and 18 of the 28 closings are "2 plus Den". The label is the listing agent's, not the declaration's, so the number of rooms that count as bedrooms for insurance, resale and lender purposes is a question for the floor plan.

How Many Floors, and What We Could and Could Not Confirm

The Preserve buildings are multi-story condominium buildings, and the association's own lease listing describes an upper-floor Preserve II residence with a shared covered patio and grill for the building and a covered parking space with a storage unit for the renter. Listing descriptions we reviewed, which we do not cite, point to buildings of up to five floors with elevators. We could not confirm the story count from a recorded document, so treat five floors as our reading and confirm it against the declaration and plot plan, because the floor count decides which Florida condominium safety rules apply.

Parking, Storage and the Shared Patio

The association's posted lease listing describes covered parking with a storage unit and a shared covered patio with a gas grill for the building's owners and renters. The public record does not say how covered spaces are assigned, whether every residence has one, or whether the storage units are limited common elements. Those are declaration questions, and the estoppel and resale documents should answer them before an offer.

Construction Era: 2002 to 2005

The county roll dates the buildings 2002 to 2005 with a median of 2004.5. That puts Preserve inside the 2000s building codes, after the 1990s villages, and short of the 30-year mark for a milestone inspection until the early 2030s, which the milestone section below works through. It also means any original roofs, air handlers and plumbing are now 21 to 24 years old, so replacement history matters more than square footage in a Preserve comparison.

What Amenities Come With a Preserve at Breckenridge Condo?

A Preserve at Breckenridge condo comes with every Breckenridge Golf and Tennis Club amenity through the master association fee: an 18-hole Par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, a fitness room and a clubhouse, plus whatever the Preserve building itself offers, such as a shared patio and covered parking.

Inside Preserve

Inside Preserve, the public record shows what the association's own lease listing shows: a covered patio with a gas grill shared by the building's owners and renters, covered parking with a storage unit, and lanai views of the lake and golf course from upper floors. Nothing published describes a Preserve-only pool, clubhouse or court, and we do not claim one. The four Preserve associations' budgets, which would list building-level services, are owner-only documents.

The Golf Course

Golf is bundled: the association describes an 18-hole Par 3 course, open to residents, tenants and tenants' guests, with a range and putting ring at hole 10 behind the tennis courts. The community fee carries no resident green fee and no equity buy-in. The course is a par 3 layout, so it plays quickly and suits practice and casual rounds rather than a championship test, and we do not name a designer because the public record does not.

Tennis and Pickleball

The master association lists eight lighted Har-Tru courts, one with a ball machine, and three pickleball courts, both reservable online five days ahead by residents and renters. The June 2026 newsletter lists open pickleball Monday through Saturday mornings and seasonal drop-in tennis, and a mixed doubles session on Thursdays. Preserve residents use the same courts as the other eight villages, so the calendar, not a village boundary, sets the wait.

Pools, Fitness and the Clubhouse

There are five pools and one spa: the main pool and hot tub at the clubhouse and four more in the residential areas. The fitness room in the clubhouse is open 7:00 a.m. to 10:00 p.m. every day to residents, renters and their guests. The clubhouse also has a library, a catering kitchen and a lanai over the courts, lake and pool, and the association lists three bocce courts, six shuffleboard courts, horseshoes and ping pong.

The Gate

Breckenridge is gated. New owners receive photo IDs and gate equipment at the master office after closing, by appointment with the warranty deed and settlement statement. The association's about page says agents must call the office for the gate code and rules before a showing or open house. The public record does not say whether the gate is staffed around the clock, so we do not describe it as guarded.

What Are the HOA and Condo Fees at Preserve at Breckenridge?

Preserve at Breckenridge owners pay two fees: a $2,800 annual master association fee for 2026 that covers the golf, tennis, pool and clubhouse amenities, and a separate fee to their own Preserve condominium association that the brochure says typically runs $300 to $500. The Preserve-specific dollar figure is not published.

The Master Association Fee

The 2026 master fee schedule sets an annual fee of $2,800, "dependent on budget vote occurring November of the year prior." The brochure lets owners pay in full or quarterly at $700 plus a $25 processing fee, $725 a quarter. Because the board votes the amount each November, the figure can change; the 2026 amount is the one we can document.

The Preserve Condominium Fee

Each Preserve condominium sets its own fee. The brochure says an owner "does have an HOA fee that typically ranges from $300-$500" handled by the association's management company, but it does not say whether that range is monthly or quarterly. Read as monthly, it is $3,600 to $6,000 a year; read as quarterly, $1,200 to $2,000. That two-to-one uncertainty is why the estoppel, not the brochure, is the document to price from.

What the Village Fee Buys

The condominium fee pays for what the association maintains under its declaration and Florida law: building exteriors and roofs, common grounds, the association's insurance on the structures, and its reserves. Under s. 718.111 the association must insure the building, and under s. 718.112 it must budget reserves, including the structural reserve study required for buildings of three stories or more. What each Preserve association's fee includes beyond that, the public record does not say.

No Published Preserve Budget

The four Preserve associations do not publish budgets on the master site, and the owner login gates the budget and financials pages. We state the gap plainly: no dollar figure for a Preserve condominium fee, special assessment or reserve balance appears in any public document we reached. We will pull the current numbers from the association, through its manager, for any address you are considering.

No CDD

Preserve carries no Community Development District. Breckenridge's master association dates to 1985, before Florida communities routinely used districts to finance infrastructure, and the community is governed by its associations. A buyer should still confirm on the specific parcel's Lee County tax bill that no district assessment appears, and we do that as a standard step.

Preserve at Breckenridge's Layered Costs: Master, Condominium, One-Time and Tax

Preserve at Breckenridge costs stack in four layers: the $2,800 master fee, the Preserve condominium fee, one-time closing charges of $2,900 for a new buyer, and Lee County property tax and insurance. The layers below use only published figures and label every gap.

Layer 1: The Master Association

$2,800 a year for 2026, or $725 a quarter. This layer is the same for all nine villages. It covers the golf course, courts, pools, clubhouse, roads and gate, and the master management by Castle Group, according to the association's materials.

Layer 2: Your Preserve Condominium

Set by the Preserve I, II, III or IV association and not published. The brochure's $300 to $500 range is the only public marker. A buyer should require the current budget, the reserve schedule and any pending special assessment before signing.

Layer 3: One-Time Charges When You Buy

The 2026 master fee schedule lists a $2,800 capital contribution for new owners ($1,000 for a current owner buying another unit) and a $100 transfer assessment, and the brochure tells buyers to make sure both are in the closing figures. The schedule does not say who pays; the contract controls, and we write it into the offer.

Layer 4: Property Tax and Insurance

Lee County bills property tax each November for the calendar year, in arrears. Homestead exemption and the assessment cap apply only to an owner's permanent residence, so a seasonal owner's assessment can move with the market. Insurance is two policies: the association's master policy on the structure and your own condominium unit-owner policy, which s. 627.714 requires to include loss assessment coverage. We do not quote a Preserve premium because no source publishes one.

What the Stack Looks Like for a Buyer

A buyer at the $227,500 twelve-month median faces the $2,800 master fee, a Preserve fee we cannot yet state, $2,900 at closing, and tax and insurance. On the monthly reading of the brochure's range, fees alone would run $6,400 to $8,800 a year; on the quarterly reading, $4,000 to $4,800. Either way, the purchase price is not the whole cost, and comparing Preserve with a house or a coach home means comparing carrying costs, not list prices.

Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Who Runs Preserve at Breckenridge? Four Associations, Two Managers and a Seat Each on the Master Board

Preserve at Breckenridge is run by four Florida not-for-profit condominium associations, one per phase, managed by two companies: D&D Association Services for Preserve I and Schoo Association Management for Preserve II, III and IV. All four are active on the state register, and each holds its own seat on the Breckenridge master board.

Preserve I

The Preserve Condominium I at Breckenridge Condominium Association, Inc. was incorporated November 5, 2001 (Sunbiz N01000007839, active). Its principal address is in care of D&D Association Services, LLC at 11000 Metro Parkway in Fort Myers, and it filed its 2026 annual report on March 13, 2026. The register lists five officers and directors.

Preserve II, III and IV

The three later associations share one manager. Preserve II (N03000002544, incorporated March 24, 2003), Preserve III (N04000000304, January 8, 2004) and Preserve IV (N03000003415, April 21, 2003) are each in care of Schoo Association Management at 9403 Cypress Lake Drive in Fort Myers, and each filed its 2026 annual report in April 2026. The register lists seven officers and directors for Preserve II and five each for Preserve III and IV.

Sixteen Board Seats, Four of Them Preserve

The Breckenridge master board seats one director per village association, sixteen in all according to the association's June 2026 newsletter, and Preserve I, II, III and IV each hold one. Preserve therefore has 4 of 16 seats, 25 percent of the board, for 19.0 percent of the residences. Villages on Lake Augusta, with 180 residences, holds three seats. Preserve's voice on master-fee and capital decisions is proportionally larger than its size.

What the Register Does Not Show

The corporation register lists filing dates, addresses, officers and annual reports; it does not show the associations' budgets, reserves, special assessments or litigation. Those live in each association's records and, for reserves, in the structural study described below. We do not publish or infer any of them for Preserve.

The Preserve at Breckenridge Declarations, Covenants and Rules

Preserve at Breckenridge is governed by four recorded declarations of condominium, each association's articles and bylaws and rules, and the Breckenridge master documents. The recorded declarations are public in the Lee County Clerk's official records; the current rules, budgets and master governing documents sit behind the owner login on the master site.

The Four Declarations

Each Preserve condominium was created by a recorded declaration: I in 2002, IV in 2003, and III and II in 2004, per the state register's recording dates. A declaration defines the units, the common elements and the limited common elements, the share of expenses and the rules on use, sale and lease. Under s. 718.104 it must describe the condominium, and under s. 718.105 it is recorded in the official records of the county.

The Master Documents

The master association's declaration, bylaws, budget, financials, insurance summaries and the architectural review committee page are listed on the master site under "Breckenridge Documents," and they require an owner login. A buyer's agent can ask the seller or the management office to supply them, and the Chapter 718 resale set the seller must deliver includes the association's documents.

Architectural Review

Exterior changes at Breckenridge go through an architectural review committee that the master association lists. In a Preserve condominium, most exterior elements are common elements maintained by the association, so an owner's approval questions are usually about interiors, floors and lanai work, and they run through the Preserve association first. We check the specific declaration before advising a renovation.

Approval of Sales and Leases

The public record does not show whether the four Preserve declarations give the associations a right to approve sales or leases. The master brochure describes new-owner steps after closing, not an approval before it. Some Florida condominiums require an application; we ask the manager for each Preserve association's current requirement, and put any timeline into the contract.

Is Preserve at Breckenridge a 55+ Community?

Preserve at Breckenridge is not a 55-plus community. Breckenridge is an all-ages community, and the master association's own materials welcome renters, part-time and full-time residents without any age qualifier. Nothing in the public record for the four Preserve condominiums adds an age restriction, and the declarations control if a question arises.

What "All Ages" Means Here

All ages means an owner or renter of any age may buy or lease, subject to each association's rules. It does not mean children are a marketing focus: the master site presents golf, tennis, pickleball, a fitness room and an adult-oriented social calendar, and we describe the property, not the people who choose it.

Can You Rent Out a Preserve at Breckenridge Condo?

Yes, leasing is permitted at Breckenridge, and the master association charges a $200 transfer assessment for each lease and gives renters access to the golf course, courts, pools and fitness room. The specific minimum lease term and any limit on leases per year are set by each Preserve association and are not published.

What the Master Fee Schedule Says

The 2026 master fee schedule lists a $200 transfer assessment for renters on a per-lease basis, and the association's amenities page says renters may use the fitness room, reserve courts and join scrambles. That is a real advantage over communities that shut tenants out of the club, and it supports Preserve's seasonal-rental appeal.

What an Owner's Own Listing Shows

The association's homes-for-lease page carries an owner's posting for a Preserve II residence available for four months, January through April 2027, with a three-month minimum requested, furnished with internet, washer and dryer, no smoking, no pets and two occupants. That listing shows the seasonal pattern; it states that owner's terms, not the association's rules.

What We Could Not Confirm

We could not confirm from a primary document the minimum lease term, the number of leases permitted each year, or any waiting period before a new owner may lease at Preserve. Secondary web pages quote 30-day and 90-day figures, but some conflate this Breckenridge with the Colorado ski town, so we do not use them. The declaration answers it, and we read it before advising any investor.

Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Pet Rules at Preserve at Breckenridge

Pet rules at Preserve at Breckenridge are set by each of the four condominium declarations and rules and are not public. The only pet language on the public record is one owner's lease listing that says no pets, which states that owner's terms rather than a rule, so a buyer with a pet must read the declaration before an offer.

What Is Not Published

No public document we reached states whether owners may keep pets in Preserve, or any limit on number, size or breed. The owner-only rules pages would. We will not repeat a blanket "no pets" claim that comes from rental listings.

Assistance Animals

Federal fair housing guidance treats a service or emotional support animal as a reasonable accommodation, not a pet, and a condominium association may not apply pet restrictions to one. If a buyer or tenant has an assistance animal, the request goes to the association in writing, and we help a client through it.

Where Pets Can Go

Lee County Domestic Animal Services handles animal licensing and control for the area, and the master newsletter lists the number. Anyone bringing a pet should also ask the master office about rules on the golf course, pools and clubhouse, which are common to all nine villages.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Preserve at Breckenridge

Preserve at Breckenridge's multi-story condominium buildings fall under Florida's post-2021 condominium safety laws: a structural integrity reserve study for buildings of three stories or more, and a milestone inspection when a building reaches 30 years from its certificate of occupancy, which for Preserve's 2002 to 2005 buildings points to 2032 through 2035.

What the Laws Say

Section 553.899 requires a milestone inspection of a covered condominium building by December 31 of the year it reaches 30 years of age from its certificate of occupancy, and every 10 years after; the local enforcement agency can set 25 years where local circumstances require. Section 718.112 requires a structural integrity reserve study for each building of three stories or higher, and for associations existing on July 1, 2022 and controlled by owners, it had to be completed by December 31, 2025.

How It Applies to Preserve

If the Preserve buildings are three stories or taller, as the association's lease listing and our reading of listings indicate, each of the four associations owes a reserve study and, in time, a milestone inspection. On a 2002 certificate of occupancy the 30-year year is 2032; on a 2005 certificate it is 2035. If Lee County applied the 25-year rule, the earliest years would be 2027 to 2030. We found no Lee County determination applying 25 years to Breckenridge, which sits several miles inland of Estero Bay, so we treat 30 years as the working assumption.

What We Could Not Confirm

We could not confirm from a recorded document the story count of each Preserve building, the certificate-of-occupancy dates, or whether each association has filed a completed reserve study. We did not query the state's reserve-study reporting database association by association for this page. Each Preserve resale package must contain the study or a statement that none was completed, and that is the document we read first.

Reserves Still Apply

Even before a 30-year inspection, Florida law requires condominium associations to budget reserves for roof replacement, painting, pavement and other items, and the structural study adds building-specific components such as the roof, load-bearing walls, floor and foundation. A Preserve association that funds reserves fully has fewer special-assessment surprises; one that waives or under-funds them has more. The budget shows which, and the budget is an owner document.

What a Preserve Buyer Is Entitled to Receive

Section 718.503 requires a unit owner selling a condominium resale to give the buyer a set of association documents, and for contracts after December 31, 2024 to include conspicuous language about the association's milestone inspection and reserve study status, or a statement that none was required or completed. A Preserve buyer should receive the declaration, bylaws, rules, budget, financial statement, the reserve-study statement, and the estoppel certificate, and can cancel within the statutory window if the documents arrive late.

Hurricanes, Flood Zone and Insurance at Preserve at Breckenridge

Preserve at Breckenridge sits in FEMA Flood Zone X at the three Breckenridge Drive points we tested, outside the special flood hazard area, on the flood map effective November 17, 2022, and about three to four miles inland of Estero Bay. Its storm exposure is mainly wind and rain, though state surge modeling places the site in a Category 2 zone.

The Map and the Panel

Preserve falls on FEMA panel 12071C0579G, effective November 17, 2022. We queried FEMA's National Flood Hazard Layer at three points on Breckenridge Drive at the Preserve addresses the state register gives, and each returned Zone X, "0.2 percent annual chance flood hazard in coastal zone," not a special flood hazard area, with no base flood elevation. That is the shaded-X band, low risk but not no risk.

Community-Wide Flood Picture

Across the Breckenridge footprint FEMA's layer returned mostly Zone X, with Zone AE, the one-percent-annual-chance zone, confined to internal lakes and drainage. A lender does not require flood insurance in Zone X, but it is often worth carrying. Any specific Preserve residence should be checked at FEMA's Flood Map Service Center or by elevation certificate, because we tested points, not building footprints.

Surge, Evacuation and Wind

Florida's storm surge zone layer places the site in the Category 2 zone for Lee County, which is the state modeling that drives evacuation orders, separate from FEMA flood zones. We read that as: surge can reach the site in a strong hurricane even though FEMA's flood map does not treat it as a floodplain. Confirm the evacuation zone letter on the county's map, and plan for wind, which is the main peril for inland Lee County.

Storm Record

Hurricane Ian came ashore near Cayo Costa on September 28, 2022 as a Category 4, with catastrophic surge on the coast and hurricane-force wind across Lee County, according to the National Hurricane Center. Milton in 2024 made landfall well north of Lee County and brought a few feet of surge to the Estero coast. We found no public damage record specific to the Preserve buildings, and we do not claim the buildings were undamaged.

The Master Policy, Your Unit-Owner Policy and Loss Assessment

Each Preserve association insures its building under s. 718.111, and the owner insures the interior, contents and liability, and the unit-owner policy addresses loss assessment under s. 627.714. The master policy's wind deductible, which is often a percentage of insured value, and any loss-assessment exposure are questions for each association's insurance summary, which the master site lists as an owner document.

Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Which Schools Serve Preserve at Breckenridge?

Preserve at Breckenridge is in Lee County's South Zone, where school assignment follows a choice model, and the typical Estero South Zone schools are Pinewoods Elementary, Three Oaks Middle and Estero High. Three Oaks Middle rose from a B to an A in the 2024-25 state grades. Verify the current assignment for a specific address with the district.

How Lee County Assigns Schools

Lee County groups schools into East, South and West choice zones with sub-zones, and families rank options rather than attend a single boundary school. Estero, and therefore Breckenridge, is in the South Zone. The district's site locator answers the question for a specific address, and zones are redrawn periodically.

The Schools Most Associated With Estero's South Zone

Pinewoods Elementary is at 11900 Stoneybrook Golf Drive, about four miles from Breckenridge. Three Oaks Middle is on Three Oaks Parkway, roughly seven miles north. Estero High is at 21900 River Ranch Road, about four to five miles away. Distances are approximate road estimates, and we do not rate schools.

Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

County Permits and Recorded Work at Preserve at Breckenridge

Building permits inside Preserve at Breckenridge are issued by the Village of Estero's Community Development Department, which took over from Lee County after Estero incorporated in 2014, and recorded condominium documents are in the Lee County Clerk's records. We did not pull permit histories for the four Preserve associations for this page.

What We Did Not Read

We did not read permit files for roofs, windows, plumbing or elevators at Preserve, and we do not claim any specific repair or replacement. The permit record is the way to learn a roof's age and whether re-piping or window work was permitted.

What Is Being Built Near Preserve at Breckenridge?

Near Preserve at Breckenridge, the Coconut Point corridor about two miles south is adding Woodfield Estero, a 596-unit mixed-use project under construction, and the Village is reviewing a proposed 365-unit apartment redevelopment at Coconut Point Mall, while a 219-unit mixed-use proposal sits at US-41 and Pelican Sound Drive.

Woodfield Estero

Woodfield Estero is a 45.6-acre mixed-use project at US-41 and Coconut Road with 596 residential units, retail and a hotel, under construction in early 2026 according to Village of Estero and Gulfshore Business reporting. It is a rental-heavy addition that adds shopping and dining and some traffic near the corridor Preserve owners use.

Coconut Point Mall Proposals

Simon Property Group and Waypoint Residential have proposed 365 apartments on the former cinema site at Coconut Point Mall. The Village's planning board sent the plan back for revision in early 2026, and it was not approved in the latest reporting we reviewed.

Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.

Daily Logistics at Preserve at Breckenridge

Daily life at Preserve at Breckenridge runs through the gate on US-41's west side, the master office at 20091 Wimbleton Court, a bulk internet and cable account, and two management companies for the buildings. Coconut Point's shops and restaurants are about five minutes away and Southwest Florida International Airport about 20 to 25 minutes.

Getting In: The Gate and Showings

Showings and open houses require a call to the master office for the gate code and rules. After closing, new owners visit the office by appointment for photo IDs and gate equipment, bringing the warranty deed and settlement statement, per the association's brochure.

Drive Distances

Approximate off-peak drive times from the gate: Coconut Point shops and restaurants, about 5 minutes; Lee Health Coconut Point emergency department, about 2 miles; I-75 at Corkscrew Road, about 10 to 12 minutes; Miromar Outlets, 12 to 14 minutes; Florida Gulf Coast University, 15 to 18 minutes; Southwest Florida International Airport, 20 to 25 minutes; Bonita Beach Park, about 18 to 22 minutes; downtown Naples or downtown Fort Myers, about 30 minutes. Season and traffic lengthen them.

How Does Preserve at Breckenridge Compare to the Other Eight Breckenridge Villages?

Preserve at Breckenridge is the second-largest of Breckenridge's nine villages by units, 160 of 841 residences on the county roll, and the newest by median build year, with a 12-month MLS median of $227,500 on eight closings, just below the community's $235,000 median across 44 closings.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Nine Villages on One Yardstick

Yardstick: units and regime from the Lee County Property Appraiser 2026 parcel roll and the state's association records; year built from the roll; and Southwest Florida MLS closings from September 29, 2025 to September 29, 2026. Every village except Villages on Lake Augusta has fewer than 10 closings in that window, so read each median beside its n as a small sample.

The nine village rows sum to 841 residences; the Breckenridge association states 842, a one-residence gap we report rather than paper over. Even-n medians are the mean of the middle pair, shown on each village's own page.

Where Preserve Sits in the Price Ladder

Preserve's $227,500 is the second-lowest of the eight villages with sales, above only Wellington's $187,250 and just below Villages on Court Side Lake's $229,000 and Villages on Lake Augusta's $230,000, all small samples except Lake Augusta. Crystal Lake, Golden Pond, Greenwood and Crescent Lake sit at $268,500 to $372,500 in the same window. Our reading is that Preserve trades at a price rung below what its build year alone would suggest.

Where the Community Guide Fits

The Breckenridge community guide covers the golf course, clubhouse and tennis that every village shares. If you are a seller thinking about which village your home competes against, read how we sell homes in Breckenridge; if you are buying, how we help buyers in Breckenridge explains the process.

Selling a Preserve condo? Get a free home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers. Our team is Top 1% Real Estate Agents Nationally Since 2008.

Preserve at Breckenridge vs Villages on Lake Augusta: Which Breckenridge Village Fits You?

Choose Preserve at Breckenridge for newer 2002 to 2005 buildings, 1,243 to 1,379 square feet on the county roll and mostly two-bedroom plans; choose Villages on Lake Augusta, the larger 180-residence rival, for a mix of two and three bedrooms, a faster resale pace and a similar 12-month median at $230,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

Preserve vs Villages on Lake Augusta Decision Table

Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 parcel roll and recorded sales. MLS living area and county heated area are different measures; we do not compare MLS dollars per square foot with any county figure.

Where the Two Differ Most

Supply. Preserve had six actives against eight closings, about nine months at the 12-month pace, while Lake Augusta had one active against ten closings, about 1.2 months. On the same 12-month window Preserve's median price per MLS square foot was $173.31 against Lake Augusta's $211.50, and Preserve's homes are larger on the roll, so the median price is nearly the same for more area at Preserve. The rival's three-bedroom plans have no Preserve equivalent: Preserve has five three-bedroom residences on the roll.

Who Should Choose Which?

Choose Preserve if you want the newer buildings, the larger typical plan and room to negotiate on a market with more homes to choose from. Choose Villages on Lake Augusta if you want a three-bedroom plan, need to move fast on a listing, or prefer tighter inventory. Investors and landlords should read both villages' rental documents before choosing, because each condominium sets its own limits.

Weighing both? Sellers: get a Preserve valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873 to tour both on one morning.

Honest Pros and Cons of Owning at Preserve at Breckenridge

Preserve at Breckenridge's strengths are the newest buildings in Breckenridge by median build year, larger typical plans and a price near the community's low end; its weaknesses are a soft resale market with nine months of supply, four separate associations to vet, and gaps in what the public record shows about fees and rental rules.

The Pros

1. The newest buildings by median build year. 2002 to 2005, median 2004.5 (county roll).
2. Larger typical plans. 1,243 to 1,379 square feet on the roll, against 967 to 1,273 at Lake Augusta.
3. A low entry price. $227,500 median, 12 months, n = 8 (small sample).
4. Golf, tennis and pools bundled. About $2,800 a year master budget, no CDD.
5. All ages. Preserve is not a 55-plus community.
6. Mapped in Flood Zone X at the three points we tested, outside the 1 percent floodplain.
7. Room to negotiate. Six actives; all eight 12-month closings sold below final list.
8. A voice in governance. Preserve's four associations hold four of the master board's 16 seats.
9. The gate and staffed master office shared with all nine villages.
10. Location. Coconut Point, Lee Health Coconut Point and I-75 are all within roughly 15 minutes.

The Cons

1. Slow resales. Median 108.5 days on market in 12 months, against 30.5 over 60 months.
2. Prices fell from the peak. Calendar 2024's median was $339,000; the 2026 median so far is $227,500.
3. Four associations to vet. Each has its own budget, reserves and documents.
4. Multi-story condominium law applies. Reserve study, milestone inspection and the state's disclosures need a read.
5. No published Preserve dollar fee. The public record we found does not state each Preserve association's fee.
6. Rental and pet rules not found. We found no published minimum lease or pet rule; ask before you buy.
7. Small resale sample. Eight closings in 12 months means one sale moves the median.
8. Heavy supply. Nine months of supply favors buyers, not sellers.
9. Seasonal building. Many owners are away in summer.
10. Story counts and reserve-study status unconfirmed from recorded documents.

Selling? Free Preserve valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873. Both are part of the Top 1% Real Estate Agents Nationally Since 2008.

Thinking of Selling Your Preserve at Breckenridge Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Preserve at Breckenridge listing agent, or thinking, 'I need someone to sell my Preserve at Breckenridge home...' you are selling a 2002 to 2005 condominium into a Breckenridge market with six competing actives, where the building, the plan and the paperwork decide the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

In the last 12 months we tracked all 8 Preserve at Breckenridge closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 28 since November 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:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Preserve's Recent Sales, by the Numbers

• MLS closings, 12 months to September 29, 2026: 8, median $227,500 (mean of the middle pair, $220,000 and $235,000), $205,000 to $275,000, a small sample.
• Dollar volume, same window: $1,873,000.
• Days on market, same window: median 108.5.
• Sold to final list, same window: median 94.7%, and all eight closed below their final list price.
• MLS closings, 24 months: 12, median $254,000 (mean of $243,000 and $265,000).
• County qualified sales since September 29, 2025: 10, median $237,500.

We hold no Preserve closings of our own to report, so we state no represented-sale count. What we can offer is the record: every one of Preserve's 28 closings in five years is in the table above, with its month, price, bedrooms and area.

Selling a Preserve Condo Is Different in Six Ways

• Your association, not just Preserve. Preserve is four condominiums, and each has its own board, budget, reserves and document set. Buyers and their lenders read your association's package, not the community's.
• The estoppel. The association issues an estoppel certificate on request, within 10 business days under s. 718.116(8), for a fee the statute caps. Order it at listing so it does not hold up the closing.
• The buyer's Breckenridge fees. The master association charges a $2,800 capital contribution and a $100 transfer fee on a transfer, and the contract says who pays. Price knowing what your buyer brings to the table.
• The Chapter 718 document set. Declaration, bylaws, rules, budget, financial statement, the reserve-study statement and the milestone disclosure the law requires. We request them before listing.
• Seller-paid costs in Lee County. The seller customarily pays the owner's title policy and documentary stamps at $0.70 per $100. On a $227,500 sale that is $1,592.50 in doc stamps, and about $1,212.50 for the title premium by our estimate; the contract controls.
• Your competition is close by. Preserve sellers compete against six actives inside the gate and against Villages on Lake Augusta, where the same money buys a similar unit with far less inventory.

What Is Your Preserve at Breckenridge Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Preserve at Breckenridge home valuation. Jesse follows up with the Preserve sales that actually fit your residence: the same building, the same plan, adjusted for floor, condition, updates and any lease in place. For the community-wide picture, read our Breckenridge home valuation page. Our Preserve at Breckenridge seller's guide walks through the sale step by step, and the Preserve at Breckenridge home valuation page shows how homes here are priced.

(239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072.

Is now a good time to sell a Preserve at Breckenridge condo?

For a residence priced to its building and plan, yes, though Preserve is a buyer's market today: six actives against eight closings a year is about nine months of supply (Southwest Florida MLS, September 29, 2026). Listing in the fall reaches the winter buyers who drive Estero's season, and pricing near the closed sales, not the asks, is what moves a unit.

How do I price my Preserve at Breckenridge condo?

Against closed sales in your own condominium and plan, not the neighborhood median. The eight 12-month closings ran $205,000 to $275,000, and all closed below their final list price at a median of 94.7 percent of it.

Do I need board approval to sell?

That depends on each Preserve association's declaration, which we read before listing; we found no published approval requirement in the public record. Ask your manager for the current sale procedure and timeline.

Can I sell my Preserve condo with a tenant in it?

Generally yes, subject to the lease and the association's rules. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Preserve's association-posted lease listing has carried a seasonal upper-floor unit for a winter lease.

What does a Preserve seller pay at closing?

Customarily the owner's title policy, documentary stamps, any unpaid assessments, prorated taxes and the estoppel fee where the contract assigns it, plus commission as negotiated. The contract controls, and we itemize it before you list.

Your Local Real Estate Experts

Preserve 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 Preserve sale and public record in Breckenridge before writing this guide.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Preserve at Breckenridge guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Estero condominium market that Preserve sits in.

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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Preserve 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.

★★★★★ “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.” Charlie Carroll, verified Google review

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Preserve at Breckenridge home? Get a free Preserve at Breckenridge home valuation, or call Jesse direct at (239) 898-6072.

Buying at Preserve at Breckenridge? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Preserve at Breckenridge Buyer Edition

These Preserve at Breckenridge buyer questions are answered from recorded state records, Lee County Property Appraiser data, FEMA maps, the master association's published materials and the Southwest Florida MLS Matrix, pulled September 29, 2026. Where the public record stops, the answer says so and names the document that would settle it.

What is Preserve at Breckenridge?

A condominium village of 160 residences in four condominiums of 40, built 2002 to 2005 inside Breckenridge Golf and Tennis Club in Estero, Florida 33928, run by four Preserve associations (I, II, III and IV).

Is this the Preserve at Breckenridge in Estero, or a different Preserve?

This is Preserve at Breckenridge in Estero, Lee County, inside the gated Breckenridge club. It is not Breckenridge, Colorado, and it is not one of the many other Florida condominium associations with Preserve in the name.

Where is Preserve at Breckenridge?

Inside Breckenridge Golf and Tennis Club in Estero, off the west side of US-41 near Coconut Point, and about two miles from Lee Health Coconut Point. The state's condominium register lists its addresses on Breckenridge Drive.

How many condos are there, and how many buildings?

160 residences: 40 in each of Preserve I, II, III and IV. The building count and story count are not confirmed by a recorded document we read, so we do not state them; the declarations plot plans would.

When was Preserve at Breckenridge built?

The county roll shows 2002 to 2005, median 2004.5. The state register records the condominiums in September 2002 (Preserve I), October 2003 (IV), April 2004 (III) and September 2004 (II).

What floor plans does Preserve have?

The county roll shows 1,243 to 1,379 heated square feet, 155 two-bedroom and 5 three-bedroom residences. MLS listings call many plans two-bedroom-plus-den, and MLS living areas run 1,243 to 1,568 square feet, a different measure.

What is the typical price of a Preserve at Breckenridge condo?

The median was $254,000 across 12 MLS closings in the last 24 months, the first window with 10 or more, and $227,500 across 8 closings in the last 12 months (mean of $220,000 and $235,000, a small sample).

What is the price per square foot at Preserve?

The MLS median was $173.31 per square foot across 8 closings in the last 12 months, and $185.75 across 12 closings in 24 months. We never compare MLS dollars per square foot with county figures.

How long do Preserve condos take to sell?

The median was 108.5 days on market across the 8 closings in the last 12 months, against 30.5 days across 28 closings in 60 months. Resales have slowed sharply since 2024.

Do Preserve condos sell below asking price?

Yes lately. All eight closings in the last 12 months closed below final list, at a median of 94.7 percent of it; four closings between November 2021 and January 2023 closed above final list.

How many Preserve condos are for sale now?

Six on September 29, 2026, asking $250,000 to $330,000 with a median ask of $259,900, about 9.0 months of supply at the last 12 months' pace. Ask us for the current list.

Have Preserve prices risen or fallen?

They rose to a $339,000 median on 5 MLS closings in calendar 2024 and have eased to $227,500 on 6 closings so far in 2026 (small samples). County recorded sales show the same arc, $335,000 in 2024 and $237,500 in 2026.

What are the highest and lowest Preserve sales in five years?

Among 28 MLS closings since November 2021 the highest was $355,000 in June 2024 and the lowest $193,000 in December 2021. In the last 12 months the range was $205,000 to $275,000.

Which Preserve condominium sells for the most?

By 60-month MLS median, Preserve III leads at $305,000 (11 closings), then IV and I at $285,000 (5 and 3) and II at $243,000 (9). Buildings and plans drive it, and the samples are small.

What are the HOA fees at Preserve at Breckenridge?

Two layers: a $2,800 master association fee for 2026, and your own Preserve condominium fee, which the brochure says typically runs $300 to $500 without stating the period. The Preserve dollar figure is not published; the estoppel gives it.

What does the master association fee cover?

The golf course, eight tennis courts, pickleball, five pools and a spa, the fitness room, clubhouse, roads and gate, and the community's bulk internet and cable. What the Preserve fee adds is in each association's budget.

What do I pay at closing as a Preserve buyer?

The master association's 2026 schedule lists a $2,800 capital contribution and a $100 transfer assessment for new owners. The contract sets who pays, and we write it into the offer.

Is there a CDD at Preserve at Breckenridge?

No. Breckenridge has no Community Development District, and we confirm on each parcel's Lee County tax bill that no district assessment appears.

Is Preserve at Breckenridge a 55-plus community?

No. Breckenridge is an all-ages community, not 55-plus. Each Preserve association's rules still govern occupancy, which we read before you make an offer.

Can I rent out a Preserve condo?

Each Preserve condominium's declaration sets the rules, and we found no published minimum lease term. The master association charges a $200 lease transfer fee and gives renters amenity access. Ask for the lease rules before you buy.

Are pets allowed at Preserve?

We found no published Preserve pet rule; each association's rules would state it. Federal and Florida fair housing law protects assistance animals whatever the rule says, and we ask the manager for the pet policy in writing.

Do I have to join the golf course?

No equity or membership purchase is required to use the golf course. The master fee covers resident access to the 18-hole Par 3 course, according to the association's materials.

Is Preserve at Breckenridge in a flood zone?

At the three points we tested on Breckenridge Drive, FEMA's map shows Zone X, 0.2 percent annual chance flood hazard in coastal zone, outside the special flood hazard area. Test your own building on FEMA's map service.

Did Hurricane Ian damage Preserve at Breckenridge?

We found no public damage record for the Preserve buildings, and we do not claim they were undamaged or damaged. Ask each association for its Ian claim history and any resulting assessment before you buy.

What insurance does a Preserve condo owner need?

An HO-6 unit-owner policy for interior, contents and liability, ideally with loss-assessment coverage under s. 627.714. The association's master policy covers the structure, and its deductible is a question for the association.

Do Preserve buildings need a milestone inspection or reserve study?

Buildings of three or more stories need a structural integrity reserve study, and a milestone inspection at 30 years from the certificate of occupancy, which points to 2032 through 2035. We ask for each association's reserve-study statement.

What schools serve Preserve at Breckenridge?

Lee County uses a choice model; South Zone schools near Estero include Pinewoods Elementary, Three Oaks Middle and Estero High. Confirm your address's assignment with the district.

How far is Preserve from the beach and the airport?

Bonita Beach Park is about 18 to 22 minutes, and Southwest Florida International Airport about 20 to 25 minutes, off-peak. Season and traffic lengthen both.

What is the nearest hospital?

Lee Health Coconut Point, with a 24-hour emergency department, is about two miles from the gate. Gulf Coast Medical Center and NCH North Naples are about 20 to 25 minutes away.

Who manages the Preserve associations?

The state's records list Schoo Association Management for Preserve II, III and IV and D&D Association Services for Preserve I. The master association is separate and has its own office.

How does Preserve compare with Villages on Lake Augusta?

Preserve has newer buildings and larger typical plans; Villages on Lake Augusta has more three-bedroom plans, tighter inventory and a $230,000 12-month median against Preserve's $227,500. The vs section above has the full table.

Who should I call to buy at Preserve at Breckenridge?

Marc Comisar. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers. Jesse handles seller questions at (239) 898-6072.

Frequently Asked Questions: Preserve at Breckenridge Seller Edition

These Preserve at Breckenridge seller questions are answered from the same records: Southwest Florida MLS Matrix data pulled September 29, 2026, Lee County Property Appraiser recorded sales through July 29, 2026, state condominium law and the master association's published fees. Where a fact varies by association, we say so.

What is my Preserve at Breckenridge condo worth?

Start from closed sales in your own condominium and plan. Preserve's 12-month MLS median was $227,500 on 8 closings ($205,000 to $275,000), and the 24-month median $254,000 on 12. A free valuation narrows it to your unit.

How long will it take to sell my Preserve condo?

Expect months, not weeks in this market: median 108.5 days on market across the last 12 months' 8 closings, with six actives competing. Units priced to the recent closes have sold faster.

Should I price at the median ask?

Preserve's six actives ask a median of $259,900, while the 12-month median sold was $227,500, a gap of 14.2 percent. All eight recent closings sold below final list, so anchor to closed sales.

Is now a good time to sell at Preserve at Breckenridge?

It is a buyer's market at about 9.0 months of supply. Sellers who price to closed sales and list before the winter season have the best odds, and a well-prepared unit stands out.

Do Preserve prices differ by building?

Yes, on small samples. Over 60 months the MLS median was $305,000 in Preserve III (11 closings), $285,000 in IV and I and $243,000 in II. Your comparables are your own building's sales.

What is a Preserve two-bedroom-plus-den worth compared to a three-bedroom?

Over 60 months the MLS median was $290,000 for 18 two-bedroom-plus-den closings (mean of $285,000 and $295,000) and $302,500 for 6 three-bedroom closings (mean of $280,000 and $325,000), small samples. Area and building matter more than the label.

Do I need the association's approval to sell?

Depends on each Preserve declaration. We found no published sale-approval requirement, and we read your declaration before listing. Ask your manager for the current procedure and timeline.

What is an estoppel certificate, and who orders it?

A statement from your association of what you owe, ordered through the association's manager. Florida law requires it within 10 business days of request under s. 718.116(8), for a capped fee. We order it when you list.

What disclosures must a Preserve seller give a buyer?

The Chapter 718 resale package: declaration, bylaws, rules, budget, financial statement, and the reserve-study and milestone-inspection status the law requires. Late delivery can give the buyer cancellation rights.

What does a Preserve seller pay at closing?

Customarily the owner's title policy, documentary stamps at $0.70 per $100, unpaid assessments, prorated taxes, the estoppel fee where the contract assigns it and commission as negotiated. The contract controls.

How much are documentary stamps on a Preserve sale?

$0.70 per $100 of price, so $1,592.50 on a $227,500 sale. In Lee County the seller customarily pays them, and the contract controls.

Who pays the master association's transfer fees?

The master schedule lists a $2,800 capital contribution and $100 transfer assessment for a new owner, and it does not say who pays. The contract does, so we address it in the listing terms.

Will my buyer get a mortgage in a Preserve condo?

Lenders review the association's reserves, delinquency rate, litigation and insurance, so each Preserve association's health affects financing. Cash buyers avoid that step, and we ask for the lender questionnaire early.

Does the SIRS or milestone inspection affect my sale?

Buyers and lenders ask about it. Buildings of three or more stories need a structural reserve study, and 2002 to 2005 buildings reach the 30-year milestone in 2032 to 2035. Have your association's statement ready at listing.

Can I sell with a tenant in place?

Yes, subject to the lease and the association's rules. The buyer takes the lease, showings go through the tenant, and closing should align with the lease end.

Can I sell my Preserve condo furnished?

Yes. Furniture is a separate bill of sale outside the deed, and many buyers want a turnkey unit. We price furnishings separately so the appraisal is not affected.

Do I need to renovate before selling?

Not always. The MLS closing record shows price, plan and days on market but not condition, so we walk your unit and tell you which updates would pay back before you spend anything.

What repairs should a Preserve seller check first?

The roof, windows and air handler are typically the first questions in a home inspection; ask your association which items it covers. Then address anything a buyer's inspector will flag.

Should I get a wind mitigation report?

It can help a buyer's insurance quote. A wind mitigation inspection documents roof shape, tie-downs and openings, and Florida insurers may credit it. Building-level items depend on the association.

How does Preserve compare with Villages on Lake Augusta for my sale?

The rival village has 180 residences and one active listing against Preserve's six, so Preserve sellers face more direct competition. Both closed at similar 12-month medians, $227,500 and $230,000.

Do buyers care that Preserve is one of four associations?

Yes. Lenders and attorneys read your association's own documents, so each Preserve building's budget and reserves set its buyer pool. A building with healthy reserves is easier to sell to a financed buyer.

Does my Preserve association have special assessments pending?

Ask your manager, since no Preserve budget is public. Buyers ask, and disclosing a pending or recent assessment early prevents renegotiation.

What happens if my condo has a lien or unpaid assessment?

It must be paid or settled at closing; the estoppel lists what is owed. We check the county record and estoppel before you list so nothing surprises you.

How much will I net from selling my Preserve condo?

Price minus the mortgage payoff, commission, doc stamps, the title premium, prorated taxes and assessments. On $227,500, doc stamps alone are $1,592.50. We give you a written net sheet before you list.

What will my property taxes look like for a buyer?

Buyers lose the seller's homestead cap when they buy, and the assessed value resets under s. 193.155, so the new tax bill can exceed yours. We show buyers a range from Lee County's millage.

Should I sell now or wait?

Nobody can time it, but the trend is informative: county recorded sales rose to a $335,000 median in 2024 and were $237,500 across 8 sales in 2026. Waiting only helps if the record turns.

Are there sellers who are not full-time Florida residents?

Yes, many. We handle closings remotely with a mobile notary or power of attorney, and sellers who are not U.S. persons should ask a tax adviser about federal withholding on a sale.

What if my Preserve condo is a second home or rental?

Second-home sellers face the same estoppel and disclosure steps; landlords should also consider the lease and any tourist-tax registration. Florida's transient rentals tax is under s. 212.03.

Can I sell my Preserve condo for cash?

Cash buyers avoid lender review, which suits a building with weak financials, but cash offers usually price below financed ones. We compare terms, not just headline price.

Do open houses work at Breckenridge?

The association says agents must call the master office for the gate code and rules before a showing or open house. We coordinate access so your showings go smoothly.

How do you market a Preserve condo?

With professional photography, the building's documents ready, and pricing built on your building's closed sales. We use what the record shows: plan, floor, view, and the fees a buyer will pay.

What is your track record at Preserve at Breckenridge?

We hold no Preserve closings of our own to report, and we do not invent a count. What we can show is all 28 Preserve MLS closings since November 2021 and what they mean for your price.

How do I start?

Get a free home valuation or call Jesse direct at (239) 898-6072. Jesse follows up with the Preserve sales that fit your unit.

Sources and Authoritative References

Every fact on this Preserve at Breckenridge guide traces to a primary record below: the master association's own documents, the State of Florida's condominium and corporation records, Lee County and federal records, school and hospital sources, and dated trade reporting. Parcel and sale facts come from the Lee County Property Appraiser roll. No brokerage, listing portal or IDX feed is cited. Every link below was fetched and returned successfully in September 2026.

Breckenridge master association documents

1. Breckenridge amenities page
2. Architectural Review Committee page
3. Spring 2025 owner survey results
4. Master association bylaws page
5. June 2026 Breckenridge newsletter (PDF)
6. Breckenridge community map (PDF)
7. For-sale sign and color specifications (PDF)
8. 2026 master association fee schedule (PDF)
9. About Breckenridge brochure (PDF)
10. Breckenridge management companies list (PDF)
11. Master association audit page
12. Breckenridge Property Owners Association home page
13. Association homes-for-sale and lease page
14. Management companies page
15. Master insurance page
16. Schedule of fees page

Preserve associations and State of Florida condominium records

17. Division of Condominiums FAQs
18. Division of Condominiums inspections page
19. Florida Department of Revenue, property tax taxpayer information
20. Florida Department of Revenue, documentary stamp tax
21. Florida Division of Corporations (Sunbiz) entity search, four Preserve associations (N01000007839, N03000002544, N04000000304, N03000003415)
22. Florida CFO, title insurance overview
23. Florida CFO, understanding coverage
24. DBPR Division of Condominiums, Timeshares and Mobile Homes
25. DBPR structural integrity reserve study reporting
26. Division of Condominiums statewide condominium extract (CSV)

Florida statutes and law

27. Florida Administrative Code, title insurance rate rule 69O-186.003
28. Florida Statutes s. 718.503 (2025)
29. Florida Senate, 2022 Special Session D, SB 4-D
30. Florida Senate, 2023 SB 154
31. Florida Senate, 2024 HB 979 bill analysis (PDF)
32. Florida Senate, 2025 bill 913
33. Florida Statutes s. 193.155
34. Florida Statutes s. 196.031
35. Florida Statutes s. 201.02
36. Florida Statutes s. 212.03
37. Florida Statutes s. 553.899
38. Florida Statutes s. 627.351
39. Florida Statutes s. 627.714
40. Florida Statutes s. 718.1255
41. Florida Statutes s. 718.103
42. Florida Statutes s. 718.104
43. Florida Statutes s. 718.105
44. Florida Statutes s. 718.106
45. Florida Statutes s. 718.110
46. Florida Statutes s. 718.111
47. Florida Statutes s. 718.1111
48. Florida Statutes s. 718.112
49. Florida Statutes s. 718.113
50. Florida Statutes s. 718.114
51. Florida Statutes s. 718.115
52. Florida Statutes s. 718.116
53. Florida Statutes s. 718.117
54. Florida Statutes s. 718.121
55. Florida Statutes s. 718.1224
56. Florida Statutes s. 718.123
57. Florida Statutes s. 718.1265
58. Florida Statutes s. 718.128
59. Florida Statutes s. 718.202
60. Florida Statutes s. 718.301
61. Florida Statutes s. 718.302
62. Florida Statutes s. 718.3026
63. Florida Statutes s. 718.501
64. Florida Statutes s. 718.503
65. Florida Statutes s. 817.01

Lee County, Village of Estero and school records

66. Estero High School (Lee County School District)
67. Pinewoods Elementary School (Lee County School District)
68. Lee County special districts
69. Lee County Community Development
70. Lee County flood insurance information
71. Lee County flood zone definitions
72. Bonita Beach Park (Lee County Parks)
73. Lee County Property Appraiser
74. Lee County Property Appraiser, property search
75. Lee County School District, our schools
76. Southwest Florida road and construction information

Flood, storm and insurance references

77. Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (PDF)
78. FEMA National Flood Hazard Layer, flood hazard zones
79. FEMA National Flood Hazard Layer, flood hazard boundaries
80. Citizens Property Insurance, flood insurance
81. Governor of Florida, insurance rate relief announcement
82. Florida Office of Insurance Regulation
83. FEMA FloodSmart, National Flood Insurance Program
84. National Hurricane Center
85. National Hurricane Center, Hurricane Ian report (PDF)
86. National Hurricane Center, Hurricane Milton report (PDF)
87. National Weather Service Miami, Hurricane Ian summary (PDF)

Development and trade reporting

88. Estero Today development summary
89. Estero Today road development updates
90. Gulfshore Business, Estero development report

Data files and queries

91. Lee County Property Appraiser, 2026 parcel roll and recorded-sales file, newest recorded sale July 29, 2026, for the 160 Preserve residential parcels.
92. Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026 and active listings, pulled September 29, 2026.
93. FEMA National Flood Hazard Layer query at three Breckenridge Drive points, panel 12071C0579G effective November 17, 2022, run September 2026.

Downloadable Documents

Preserve at Breckenridge's key documents are published by the master association, the State of Florida, Lee County and federal agencies; the table links each to its issuing authority. Each Preserve condominium's own declaration is available through the Lee County Clerk's Official Records, and its budget and estoppel through its association manager.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Preserve at Breckenridge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.