Village on Crystal Lake is a village of 64 single-family homes built 1997 to 1999 inside Breckenridge Golf and Tennis Club in Estero, with 13 MLS closings tracked in five years and a $363,000 12-month median. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Village on Crystal Lake is a single-family village inside the master-planned community of Breckenridge in Estero, Florida. It is one of the nine villages of Breckenridge Golf and Tennis Club, and one of the upper-tier villages of the community's price ladder: 64 homes built from 1997 to 1999 under one homeowners' association, six Southwest Florida MLS closings in the twelve months to September 29, 2026 at a $363,000 median, and a longer record of 13 closings since January 2022. 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, and this guide is the record they use to price and advise on Village on Crystal Lake.
A word on the name, because search engines blur it. This page covers Village on Crystal Lake at Breckenridge Homeowners' Association, Inc., in ZIP 33928 on the west side of Estero, Lee County. It is not Crystal Lake, Illinois, it is not Breckenridge, Colorado, and it is not any of the other Florida subdivisions and lakes that carry the name Crystal Lake. Inside Breckenridge it is also not Village on Golden Pond, its nearest rival on price and product, which has its own association and its own guide.
If you own here and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the fee, rules, size and price detail below will tell you whether this village fits before you tour. Everything comes from recorded, state, county, FEMA, association and MLS records, cited as we go; where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Village on Crystal Lake in Breckenridge, Estero, 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 market read built from every MLS closing in five years and the county's parcel roll.
If you're searching for the best realtor for Village on Crystal Lake in Breckenridge, Estero, whether you're ready to sell your Village on Crystal Lake 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 here for a specific reason. Village on Crystal Lake is a small market with a wide spread: in five years its MLS closings ran from $325,000 to $475,000 on homes of 1,745 to 2,214 square feet of MLS living area, and the last twelve months sat at the bottom of that range with a median of 249.5 days on market. A home this size sells on its condition, its exact plan and a price set against the right comparable sales, and the difference between a well-priced listing and a stale one is measured in months, not days.
Recent Village on Crystal Lake track record (last 12 months): In the last 12 months Village on Crystal Lake has seen 6 resales in the Southwest Florida MLS Matrix (pulled September 29, 2026, closings to that date), at a median of $363,000 (n = 6, even, the mean of $361,000 and $365,000), a range of $325,000 to $375,000, $2,136,000 in total volume and a median of 249.5 days on market. The median sold-to-list ratio was 96.1%, taken as the median of the six per-sale ratios against each home's final list price. We do not have a count of these six that we represented on either side, so we state none; we will walk you through all six closings one by one.
We tracked every one of the 13 Village on Crystal Lake closings in the Southwest Florida MLS since January 2022, and all 75 county-recorded qualified sales on file, before writing a word of this guide. Each MLS closing is listed in the market snapshot below.
For Village on Crystal Lake sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. In this village that also means the paperwork file before the first showing: the association's estoppel, the Breckenridge master estoppel through the management company's resale process, and a clear list of what a buyer pays at closing.
For Village on Crystal Lake buyers: the first question is size and condition, because the last twelve months ranged from $325,000 for a 2,025 square foot home to $375,000 for an 1,803 square foot home, and price per square foot moved in the opposite direction. The second is carrying cost, because the village fee sits on top of the $2,800 master fee. The third is the rulebook, because this is a homeowners' association under Chapter 720, not a condominium. Buyers comparing the best real estate agents in Estero should ask each one to answer those three questions for a specific address; we answer them below.
Honors and recognition:
Selling your Village on Crystal Lake home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072. See what your Village on Crystal Lake home is worth today.
Buying a home in Village on Crystal Lake? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our Village on Crystal Lake buyer's guide before you tour.
Living in Village on Crystal Lake means one of 64 three-bedroom homes coded single-family by Lee County, inside a gated Breckenridge community where golf, tennis and pools are covered by the master fee, and under a homeowners' association whose manager and rules are separate from the master association's.
Village on Crystal Lake holds 64 of Breckenridge's 842 residences, about 7.6 percent of the community, according to the Lee County Property Appraiser 2026 tax roll and the Breckenridge master association's own count. It sits in the upper tier of the community's price ladder, with Village on Golden Pond and Village on Crescent Lake, and above the condominium villages that make up most of the other 778 homes. What follows is what daily life and ownership look like, drawn from the recorded and published documents.
Village on Crystal Lake is a village of 64 homes in two recorded phases, Crystal Lake I with 40 and Crystal Lake II with 24, governed by Village on Crystal Lake at Breckenridge Homeowners' Association, Inc., a Florida not-for-profit corporation, document number N96000002327, filed April 25, 1996 and active on the Florida Division of Corporations record.
The county's roll legal descriptions carry the two phases as "Village on Crystal Lake at Breckenridge" (40 parcels) and "Village on Crystal Lake II at Breckridge" (24 parcels), with a dropped letter in the second name. If you search county records by the correct spelling of Breckenridge you can miss the 24 Phase II parcels, a small trap we return to in the permits section.
Lee County codes all 64 Village on Crystal Lake parcels as single-family residential (property use code 01), and the association is a homeowners' association, not a condominium association. That places the village under Chapter 720 of the Florida Statutes, not Chapter 718, which changes disclosure, estoppel and rental rules.
Six of Breckenridge's nine villages are condominiums coded 04 on the roll. Village on Crystal Lake, Village on Golden Pond and Village on Lake Geneva are the three coded 01. The roll does not tell us whether a particular home shares a wall with its neighbor, and we do not claim detached homes for this village; the plat and a survey answer that for an address, and we pull both before an offer.
The county roll records 1,176 to 1,745 square feet of heated area, with a median of 1,431, and three bedrooms on every one of the 64 parcels. The Southwest Florida MLS records larger living areas for the same village, 1,745 to 2,214 square feet across 13 closings.
The two measures are different counts and we never mix them. We use the roll for the range and the median of the whole village, and MLS living area for every priced sale, because the MLS figure is what each buyer was shown. MLS bed and bath entries read three bedrooms, two full baths and one half bath on all 13 closings.
Village on Crystal Lake is one of nine villages inside the gates of Breckenridge Golf and Tennis Club, at 20091 Wimbleton Court, Estero, FL 33928, on the west side of US-41 about two miles north of Coconut Point. The clubhouse, courts and main pool form the amenity core on Wimbleton Court, where the master association office also sits.
We have not mapped the exact distance from each Crystal Lake home to the clubhouse or to the tennis courts, and we do not publish a walking time we cannot source. The Breckenridge property map on the association's website shows the village layout and the five pools; we recommend the map for any address you are considering.
A winter weekday might begin with a court reservation made online five days ahead, a round on the 18-hole par 3 course with no green fee, and a card group or exercise class at the clubhouse in the afternoon. Coconut Point is about five minutes away for errands and dinner.
What you do not do is pay a separate membership: the master fee covers the amenities. What you do pay is the village fee to the Village on Crystal Lake association, handled by its management company, MyTown Communities of Fort Myers. The village fee covers that association's own common obligations, set by its own budget, which is not published on the master association's public pages.
Five things buyers sometimes assume. No equity membership deposit: the master fee is annual, and the $2,800 one-time capital contribution is a fee, not a refundable deposit. No on-site restaurant: the clubhouse has a catering kitchen. No new construction: the community is fully built out, so every sale is a resale. No street-by-street breakdown here: we publish MLS closings by month, price, beds and living area only. No published village budget: the association's budget and rules sit behind the owner login.
Village on Crystal Lake homes closed 13 times in the Southwest Florida MLS in five years, and the first window with ten closings is 36 months: a $375,000 median, $325,000 to $475,000, and 127.5 median days on market. The last twelve months, six closings, sit lower at $363,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure below names its window and its n. Medians of an even number of sales are the mean of the middle pair, and we name both. Price per square foot is each sale's price over its MLS living area, taken as a median of per-sale values. Sold-to-list is each sale's price over its final list price, taken as a median of per-sale ratios. County figures use recorded qualified sales and are never mixed with MLS figures.
Window (to Sep 29, 2026) | Closings (n) | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months | 6 (small sample) | $363,000 | $361,000 and $365,000 | $195.88 | 249.5 | 96.1% |
24 months | 8 (small sample) | $370,000 | $365,000 and $375,000 | $197.16 | 189 | 95.8% |
36 months, the first window with 10 or more | 10 | $375,000 | $375,000 and $375,000 | $207.43 | 127.5 | 96.2% |
60 months | 13 | $375,000 (an observed sale, n odd) | not applicable | $207.09 | 94 | 97.3% |
Two things stand out. The median price barely moved across windows, from $363,000 to $375,000, while median days on market rose from 94 to 249.5 as the window shortened, and that is the story of the village today: prices held near $363,000 to $375,000 but each sale took longer. In the 36-month window the ten sales total $3,931,000, with a mean of $393,100 that sits above the median because three sales from 2024 and 2025 closed at $435,000 to $475,000.
Thirteen closings is small enough to read one by one, so here is each, by month, price, bedrooms and MLS living area only.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | 3 bed, 2 full 1 half | 1,745 | $364,900 | $361,000 | 98.9% | $207 | 151 |
Aug 2026 | 3 bed, 2 full 1 half | 1,803 | $399,000 | $375,000 | 94.0% | $208 | 227 |
Jul 2026 | 3 bed, 2 full 1 half | 1,812 | $349,900 | $335,000 | 95.7% | $185 | 272 |
Jul 2026 | 3 bed, 2 full 1 half | 2,025 | $369,900 | $325,000 | 87.9% | $160 | 47 |
Apr 2026 | 3 bed, 2 full 1 half | 2,025 | $374,999 | $365,000 | 97.3% | $180 | 279 |
Apr 2026 | 3 bed, 2 full 1 half | 1,803 | $389,000 | $375,000 | 96.4% | $208 | 464 |
Jul 2025 | 3 bed, 2 full 1 half | 2,214 | $439,500 | $415,000 | 94.4% | $187 | 94 |
May 2025 | 3 bed, 2 full 1 half | 2,025 | $489,900 | $470,000 | 95.9% | $232 | 104 |
Jun 2024 | 3 bed, 2 full 1 half | 1,803 | $439,000 | $435,000 | 99.1% | $241 | 9 |
Feb 2024 | 3 bed, 2 full 1 half | 2,184 | $484,999 | $475,000 | 97.9% | $217 | 60 |
May 2023 | 3 bed, 2 full 1 half | 1,917 | $405,900 | $397,000 | 97.8% | $207 | 5 |
Jun 2022 | 3 bed, 2 full 1 half | 2,024 | $424,900 | $455,000 | 107.1% | $225 | 12 |
Jan 2022 | 3 bed, 2 full 1 half | 2,024 | $355,000 | $350,000 | 98.6% | $173 | 32 |
Southwest Florida MLS Matrix, Development Breckenridge, Sub/Condo Village on Crystal Lake, pulled September 29, 2026. Only one sale in five years closed above its final list price, the June 2022 sale at 107.1%. The middle sale of 13 is the seventh from either end: $375,000.
On September 29, 2026 the MLS showed one Village on Crystal Lake active listing: a three-bedroom, two-bath home of 1,856 square feet of MLS living area, listed at $369,000 and 174 days on market. Its list price sits inside the $325,000 to $375,000 band of the last twelve months' closings.
At the 12-month pace of six closings, one active listing is 2.0 months of supply, against 4.4 months for Breckenridge as a whole (16 listings against 44 closings in twelve months, as of the same pull). A 174-day listing at a price that matches recent closings tells a seller something useful: buyers here are patient, and a price near the last sale does not by itself move a home.
Village on Crystal Lake had 2.0 months of supply on September 29, 2026, from one active listing and six closings a year. Its 12-month median of 249.5 days on market is the longest in that window for any village in our nine-village set that sold a home, against 26.5 for Village on Golden Pond.
Two forces are visible in the closings. The fastest sale, 47 days on a 2,025 square foot home, closed at $325,000, 12.1% below its final list price. Homes that sat for 227 to 464 days closed within about 6 percent of their final lists. The long days on market therefore reflect a slow stretch of price discovery, not a lack of buyers for a correctly priced home.
Year | Qualified sales (county) | Median qualified price |
|---|---|---|
2026 (to Jul 29) | 4 | $350,000 |
2025 | 6 | $437,500 |
2024 | 5 | $435,000 |
2023 | 2 | $383,500 |
2022 | 3 | $350,000 |
2021 | 1 | $350,000 |
2020 | 4 | $252,500 |
2019 | 4 | $246,450 |
2018 | 4 | $269,500 |
2017 | 4 | $282,500 |
2016 | 1 | $264,500 |
2015 | 2 | $257,500 |
2014 | 3 | $219,000 |
2013 | 1 | $225,000 |
2012 | 4 | $214,500 |
2011 | 4 | $230,000 |
2009 | 3 | $235,000 |
1996 | 20 | $336,000 |
Lee County Property Appraiser recorded-sales file, index built September 27, 2026, newest recorded sale July 29, 2026; qualified sales only, 75 in all years on file. The 2021 row is a single sale, so the $350,000 is one price, not a median of many. Since September 29, 2025 the county holds five qualified sales with a median of $335,000, and the MLS holds six closings in that window at $363,000; the county file ends two months earlier than the MLS pull.
The 1996 row, 20 qualified sales at a $336,000 median, reads to us as the era of the village's first sales; we treat it as history and do not compare it with resale prices. The long view for resale is the run from 2011 to 2020, when the county median moved between $214,500 and $282,500, before the 2021 to 2025 rise to $437,500.
Village on Crystal Lake is the largest single-family village in Breckenridge Golf and Tennis Club, with 64 homes, and on September 29, 2026 it had one active listing at $369,000 after 174 days on market against six closings in twelve months. A seller who prices to the last 90 days of sales, not the 2024 peak, is the seller who closes, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price that way.
Selling a Village on Crystal Lake home? Get a free Village on Crystal Lake home valuation or call Jesse direct at (239) 898-6072.
Buying in Village on Crystal Lake? Call Marc at (239) 287-5873, or start with our Southwest Florida buyer guide.
This is a public-record sale, not one of ours, and it is the most recent Village on Crystal Lake closing. A three-bedroom home of 1,745 square feet of MLS living area closed in September 2026 at $361,000 (Southwest Florida MLS Matrix). It is the smallest home in the 13-closing record, and its price is $207 per living square foot, level with the two 1,803 square foot sales at $208.
Three observations follow. First, it closed within 1.1 percent of its final list price, the closest of any sale in the last twelve months. Second, at $361,000 it is the lower of the two prices that make up this village's 12-month middle pair, with $365,000. Third, the buyer's costs went beyond the price: a $2,800 capital contribution and a $100 transfer fee to the master association at closing, then the $2,800 master fee every year and the village association's fee on top (Breckenridge master fee schedule, 2026).
Selling in Village on Crystal Lake? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we work with buyers.
Thirteen Village on Crystal Lake closings say the market has moved in one direction since early 2025: homes of comparable size in this Breckenridge village sold for $470,000 in May 2025 and $325,000 in July 2026 at 2,025 square feet, and for $435,000 in June 2024 and $375,000 in 2026 at 1,803.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The comparison needs a caution: similar MLS living area is not the same house, and condition, updates, view and lot decide the difference. What the pairs give us is a range of outcomes for a given size, and a direction.
Three closings carry 2,025 square feet of MLS living area: $470,000 in May 2025, $365,000 in April 2026 and $325,000 in July 2026. The drop from the first to the last is $145,000, or 30.9 percent. The April 2026 sale took 279 days at 97.3% of its final list; the July 2026 sale took 47 days at 87.9%.
Read together, the two 2026 sales suggest two ways to sell: a patient listing at $374,999 that closed at $365,000 after 279 days, and a home listed at $369,900 that closed at $325,000 in 47 days. We cannot see the condition of either home from the MLS record.
Three closings carry 1,803 square feet: $435,000 in June 2024 after 9 days, $375,000 in April 2026 after 464 days and $375,000 in August 2026 after 227 days. The drop from June 2024 to 2026 is $60,000, or 13.8 percent.
The two 2026 sales at exactly $375,000 tell us where this plan clears today, with a sale after each of two very different lengths of time. A seller of a home this size should read the 464-day listing as a warning about pricing above the market and the 227-day one as the pace of a corrected price.
Split at 1,812 square feet, the five 36-month sales at or below that size had a median of $375,000 (range $335,000 to $435,000, n = 5) and the five at 2,025 or larger had a median of $415,000 (range $325,000 to $475,000, n = 5). The larger plans carry the widest range, because they include both the highest sale of five years, $475,000 in February 2024, and the lowest, $325,000 in July 2026.
Those are two groups of five, so small samples, and the overlap between them is large: a $325,000 large home closed below every one of the five smaller-home sales. Size alone does not set price here; timing and condition do.
In the last twelve months the six closings ran from $3,900 to $44,900 below their final list prices, $111,699 in all, with a median sold-to-list ratio of 96.1% and a mean of 95.0% (mean of per-sale ratios). Only the September 2026 sale closed within 1.1 percent.
For a seller the practical rule is to set the list price at the number you expect to accept, because in this village the gap between the final list and the sale price averaged about 5 percent over the last twelve months, and 12.1 percent at the widest.
Village on Crystal Lake was organized as an association on April 25, 1996 and built out from 1997 to 1999, in the middle of Breckenridge's long buildout. Its two phases, 40 and 24 homes, sit under a master association that dates to 1985 and a golf course opened in the late 1980s.
The master association, Breckenridge Association, Inc., was filed with the State of Florida on April 19, 1985 (document number N08814, active). The 18-hole par 3 course was opened in the late 1980s, and residential buildout ran from the late 1980s into the mid-2000s. Gleneagles of Naples is the developer named in secondary records for the period, a soft attribution we keep soft because the first-phase builder is not cleanly resolved in the public record.
For Village on Crystal Lake this means the amenity core was more than a decade old when its first home was built. Buyers of the first homes bought into a finished golf course, tennis complex and clubhouse, and the village belongs to the mid-to-late 1990s stretch of the buildout, before the Preserve buildings arrived in 2002 to 2005.
Village on Crystal Lake at Breckenridge Homeowners' Association, Inc. was filed as a Florida not-for-profit corporation on April 25, 1996, about a year before the earliest year built on the roll. Its articles were amended and restated on November 15, 2012, and its most recent annual report on the state record was filed January 10, 2026 (Florida Division of Corporations, document number N96000002327).
The association's principal and mailing address on the state record is in care of MyTown Communities, 2830 Winkler Avenue, Fort Myers, which is also the manager the master association's own management list names for Crystal Lake. Its registered agent is a Fort Myers law firm. The state record names the association's officers; we do not reproduce personal names on this page.
Village on Crystal Lake's 64 homes are three-bedroom residences built from 1997 to 1999, with a roll heated area of 1,176 to 1,745 square feet and an MLS living area of 1,745 to 2,214 square feet across its 13 recent closings. The two measures differ, and we use each only against itself.
Lee County's 2026 tax roll lists 64 residential parcels for the village, all coded single-family, all recorded with three bedrooms, with year built between 1997 and 1999 (median 1998) and heated area from 1,176 to 1,745 square feet (median 1,431). A 65th matched parcel is a common element.
With every home at three bedrooms, the heated area still spans nearly 570 square feet from smallest to largest, so plan matters as much as village.
The 13 MLS closings show living areas of 1,745, 1,803 (three sales), 1,812, 1,917, 2,024 (two sales), 2,025 (three sales), 2,184 and 2,214 square feet. The 1,803 and 2,025 plans account for six of the 13 sales, so those two sizes are the village's most traded.
The active listing, at 1,856 square feet, is a size that has not appeared in the closing record. Buyers should compare it against the 1,803 and 2,025 sales and adjust for the difference, not assume it matches either.
A Village on Crystal Lake home comes with the full Breckenridge amenity package covered by the master fee: an 18-hole par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a spa, bocce, shuffleboard, a fitness room and a clubhouse, with no separate equity membership.
Breckenridge's golf course is an 18-hole, all-par-3 course, par 54, roughly 1,726 yards from the back tees, with a driving range and putting green at hole 10 behind the tennis courts. The master association describes it as a bundled course open to all residents, tenants and tenants' guests.
We do not name a course designer because the public record we hold does not name one. Golfers who want a regulation-length course should know this is a short course by design: quick rounds, walkable, and included in the master fee.
The master association reports eight lighted Har-Tru tennis courts, with a ball machine on court 8, and three pickleball courts. Residents and renters reserve tennis and pickleball courts online up to five days in advance.
For a Village on Crystal Lake buyer the courts are part of the reason the village name and the phrase "golf and tennis" appear together in a search. There is no separate tennis membership in the master fee schedule we read.
Breckenridge has five swimming pools and one spa: the main pool and hot tub at the clubhouse and four more spread through the community. The fitness room in the clubhouse is open daily from 7 a.m. to 10 p.m. to residents, renters and their guests.
The clubhouse also holds a library, a catering kitchen, and a large common area with a lanai overlooking the courts, lake and pool. Three bocce courts sit next to the main pool and six shuffleboard courts next to the clubhouse.
HOA fees at Village on Crystal Lake have two parts: the Breckenridge master fee of $2,800 for 2026, paid annually or as $725 a quarter, and the village association's own fee, which Breckenridge's brochure gives as typically $300 to $500 without stating the period.
The 2026 fee schedule of the master association sets an annual fee of $2,800, with the amount dependent on a budget vote each November. Owners may pay in full or in quarterly payments of $700 plus a $25 processing fee, $725 a quarter.
Paying quarterly therefore costs $2,900 a year against $2,800, a $100 difference for the convenience. The brochure says the fee is due at the beginning of each year and covers the amenities, and that there are no additional fees to use them.
Breckenridge's own brochure says owners have an HOA fee that typically ranges from $300 to $500, handled by the association's management company, and mentions Hotwire as the bulk provider of internet and basic cable. It does not say whether the range is monthly, quarterly or annual.
Because the period is not stated, we do not convert the range to a yearly figure. The Village on Crystal Lake association's budget is not on the master association's public pages, so the exact fee and what it includes come from the association's estoppel certificate or from MyTown Communities before an offer.
Two optional master fees sit outside the $2,800: a $100 annual golf-cart fee with a $25 initial registration, and a $200 to $225 annual storage-lot fee with a $25 initial registration. Both apply only to owners who choose them.
There is no green fee, no separate golf or tennis dues, no dining minimum and no equity deposit in the schedule we read. The one-time fees at purchase are in the next section.
Selling? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Buying in Village on Crystal Lake at Breckenridge means paying at closing a $2,800 capital contribution and a $100 transfer fee to the master association, then $2,800 a year to the master and the village association's fee on top, plus Lee County property tax and insurance the owner arranges.
Item | Amount | Source |
|---|---|---|
Capital contribution, new owner | $2,800 | Breckenridge master fee schedule, 2026 |
Capital contribution, existing Breckenridge owner | $1,000 | same |
Transfer assessment, resale | $100 | same |
Transfer assessment, renter, per lease | $200 | same |
HOA estoppel certificate, standard | up to $299 | s. 720.30851, Florida Statutes |
The brochure tells the title company to complete the master estoppel through the management company's resale documents process and to include the capital contribution and transfer fee in the closing fees. Both the master and the village association issue their own estoppel.
The yearly costs an owner can source are the $2,800 master fee ($2,900 if paid quarterly), the village association's fee (period not stated in the brochure), Lee County property tax, homeowner's insurance and, for owners who choose them, the golf-cart and storage-lot fees.
We do not publish a combined annual figure because the village fee is unsourced. What we can say is that the master fee alone equals about $233 a month, and that on the 12-month median price of $363,000 it is about 0.8 percent of the price a year before anything else.
Lee County property taxes are assessed on a calendar-year basis and paid in arrears, with bills mailed in November and early-payment discounts of 4% in November down to 1% in February. On resale the assessed value may reset, and the buyer should not rely on the seller's bill.
The county file we use for this guide carries sales, not each home's just value or tax bill, so we do not publish a village median tax bill. The Lee County Property Appraiser and Tax Collector show any address's bill.
Breckenridge is association-governed and, per the community's records, carries no Community Development District bond assessment. A buyer should still confirm on a parcel's tax bill that no special assessment appears.
That is a real cost difference from newer master-planned Estero communities that finance their infrastructure through a CDD. Here, infrastructure costs sit inside the association fees, which is why we ask for the budget.
Village on Crystal Lake is governed by Village on Crystal Lake at Breckenridge Homeowners' Association, Inc. under Chapter 720 of the Florida Statutes and its recorded declaration, with the Breckenridge master association above it. The master documents and the village budget and rules sit behind the owner login.
The master association, Breckenridge Association, Inc., owns and funds the amenities, gate and roads and is managed by Castle Group. Village on Crystal Lake's association governs its own homes and grounds and is managed by MyTown Communities.
Each of Breckenridge's local associations has its own manager, its own board and its own budget. The master association's own management list says so, and names four management companies across the nine villages.
The master bylaws, budgets, rules and board minutes are on the association's website, with the owner-only pages behind a login. The About Us page says a current owner can download the rules and budgets and give them to a buyer.
The village's declaration and any amendments are recorded in the Lee County official records, and we have not pulled the recorded declaration or plats for this guide; we recommend reading them before you close. Ask the seller, the association or us for the recorded documents; a buyer has the right under Florida law to the disclosure summary before signing the contract.
Exterior changes such as paint, screen enclosures and landscaping require Architectural Review Committee approval before work begins, according to the community's documented standards. Whether the village association has its own review layer is a question for its declaration.
Ask before you plan a lanai enclosure, a pool, a new roof color or a fence: the approval sequence and timeline decide a project's schedule more than the contractor does.
Village on Crystal Lake is not a 55-plus community. Breckenridge is all ages, and the master association describes a welcoming environment for renters, part-time and full-time residents, winter visitors and year-round owners. Age is not a condition of buying or renting here.
We state this as a fact about the community's stated rules, not as a description of who lives here. Fair housing rules apply to how homes are marketed and rented, and we describe property, not people.
The master association's published materials describe a welcome for winter visitors, part-time residents and full-time residents and say nothing about an age restriction. A community that operates as 55-plus says so in its recorded documents and published policies, and we found neither for Breckenridge or this village.
If age matters to you either way, confirm it in the recorded declaration; the estoppel and the disclosure summary will not raise it if it does not exist.
Renting out a Village on Crystal Lake home is possible under the master association's rules, which charge a $200 transfer assessment per lease and give renters access to the amenities. The village association's minimum lease term and any per-year limit are in its declaration, which we could not source.
Data on lease terms sits behind the owner login, so any number we might give you would be a guess. The rule we can source is statutory: under s. 720.306, an association may regulate rentals shorter than six months and may prohibit renting more than three times in a calendar year, and such an amendment applies to all owners.
Renters can reserve tennis and pickleball courts online, use the fitness room and, according to the master association, take part in golf scrambles and open golf. The master fee's coverage of the amenities extends to tenants.
That is unusual among bundled-golf communities and supports both seasonal rental demand and the resale market, since a buyer who plans to rent out the home part of the year keeps the amenities working for a tenant.
Pet rules at Village on Crystal Lake are set by its association's declaration and rules and the master rules, none of which we could source in public form. A rule for tenants is not the same as a rule for owners, and we have not seen either in a document we can cite.
We do not state a blanket rule. Before you buy with a pet, ask for the rules page for the village, the master rules and, for a rental, the lease form.
Ask three questions: whether owners may keep pets and how many, whether there are size or breed limits, and whether tenants may keep pets. The answers are short and they are in the rules.
Under s. 720.303 members may inspect the association's official records, and the seller's documents and the disclosure summary reach a buyer through the contract. We fetch the rules before a buyer's inspection period ends.
Florida's milestone inspection and structural integrity reserve study requirements apply to condominium and cooperative buildings of three or more habitable stories, according to the state's condominium division. Village on Crystal Lake is coded single-family and governed as a homeowners' association, so those condominium rules are not the governing regime here.
A homeowners' association village falls under Chapter 720: the disclosure summary of s. 720.401, the estoppel rules of s. 720.30851 and the records rules of s. 720.303. Buyers get a disclosure summary before signing, and they may cancel within three days of receiving it if it was not provided before signing.
The condominium villages of Breckenridge, six of the nine, are the ones where milestone and structural reserve questions matter. See the comparison table below, where each village's regime is listed.
Village on Crystal Lake sits about three to four miles inland from Estero Bay, and the great majority of Breckenridge is mapped in FEMA Zone X, with AE confined to internal lakes and drainage. The village's homes were built from 1997 to 1999, before the Florida Building Code took effect in 2002.
FEMA's current effective Lee County flood map panel for the community is 12071C0579G, effective November 17, 2022. Across the community footprint, the residential pads are overwhelmingly in Zone X, with AE polygons on the internal lakes and one floodway feature.
The village takes its name from a lake, and the master association says the 842 units overlook five lakes. We have not mapped which Village on Crystal Lake parcels front water, so a lake-fronting home must be checked parcel by parcel at the FEMA Map Service Center.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4, and its destructive surge fell on the coast and islands, not inland Estero, where the hazard was wind and rain. Hurricane Milton (October 2024) made landfall near Siesta Key as a Category 3, north of Lee County.
We do not claim Village on Crystal Lake was undamaged in either storm, and we do not have village-level damage records. We pull the permit and insurance history of any specific address instead.
Homes built from 1997 to 1999 predate the statewide Florida Building Code, whose first edition took effect March 1, 2002. A roof original to the home would now be more than 25 years old, and many such homes have been re-roofed, so the roof's age and permit date are among the first facts we check.
Insurers price wind exposure by roof, opening protection and construction year, and a wind-mitigation inspection on the state's uniform form can lower a premium. For sellers, a documented new roof and wind-mitigation report are worth money at closing.
Flood insurance is generally not federally required in Zone X and is required for federally backed mortgages in AE. Wind is the cost that matters in Estero, and Florida homeowners' premiums rose sharply through 2022 to 2025 before state reforms began to stabilize the market.
Who insures the structure in a homeowners' association village is set by its recorded documents; in most Chapter 720 associations owners insure their own dwellings, but we have not read this village's declaration and will not assume. Ask for the association's insurance summary if it holds any policy.
Selling? Get a valuation with your roof date in hand, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer process.
Village on Crystal Lake lies in the School District of Lee County's South Zone, and Lee County assigns schools by choice rather than fixed boundaries. The schools typically associated with Estero's South Zone are Pinewoods Elementary, Three Oaks Middle and Estero High, but assignment for a specific address must be confirmed with the district.
Lee County uses a school choice system built on three zones (East, South and West), each with sub-zones, and families rank schools. Estero is in the South Zone. The district's school site locator returns the choices for an address.
We do not state a guaranteed assignment for any Village on Crystal Lake home. A buyer relying on a specific school should run the address through the district tool before making an offer.
Pinewoods Elementary is about four miles and eight to ten minutes from Breckenridge. Three Oaks Middle is about seven miles, and the district reported it improved to an A in the 2024 to 2025 grades. Estero High is about four to five miles.
We cite the state's school grades file for any letter grade and do not editorialize about schools. Read the district and state data and decide for yourself.
Florida Gulf Coast University is roughly 15 to 18 minutes away. Lee Health Coconut Point, about two miles from the gate, has a 24-hour emergency department that opened in December 2018, and full hospitals of two systems are within about 20 to 30 minutes.
Building permits inside Breckenridge are handled by the Village of Estero's Community Development Department, the authority for permits and inspections since the Village incorporated in 2014. Recorded permit history for Village on Crystal Lake homes is not something we have pulled for this guide.
Permits issued since incorporation come from the Village of Estero's Community Development Department, and earlier permits are Lee County records. For a specific home, we pull roof, window, lanai enclosure, pool and electrical permits before a buyer's inspection ends.
Note the county-record spelling trap from earlier: Phase II parcels are recorded as "Breckridge" in their legal description, so a search by legal description misses them unless you search by the correct spelling and the variant.
Development near Village on Crystal Lake is concentrated on US-41 and the Coconut Point corridor. As reported in early 2026, the largest project is Woodfield Estero, a 596-unit mixed-use development under construction at US-41 and Coconut Road, while other proposals nearby have been sent back for revision.
Woodfield Estero covers 45.6 acres at the northwest corner of US-41 and Coconut Road, with 596 residential units, retail, offices, civic space and a hotel. Its first phase, infrastructure and two apartment buildings, was approved in November 2024 and was under construction in early 2026.
Residents raised traffic and stormwater concerns at the hearing. For a Village on Crystal Lake owner, the effect is on the corridor's traffic and services, not on the village itself.
A proposed 365-unit apartment redevelopment at Coconut Point was sent back by the Village's planning board in early 2026, and a proposed mixed-use development of up to 219 units at US-41 and Pelican Sound Drive requires rezoning and had not been approved as of the latest reporting we hold.
We report these as proposals. Status can change, so we check the Village of Estero's agendas at the time of any sale.
Village on Crystal Lake is about five minutes from Coconut Point, ten to twelve minutes from I-75 at Corkscrew Road, and 20 to 25 minutes from Southwest Florida International Airport, from the Breckenridge gate on the west side of US-41. Drive times run longer in season.
From the gate, Coconut Point shopping and dining is about five minutes, Miromar Outlets about 12 to 14, Florida Gulf Coast University about 15 to 18, and Bonita Beach and Barefoot Beach about 20 to 25 minutes. Downtown Naples and downtown Fort Myers are each about 30 minutes.
These are approximate off-peak drive times for the community; we do not have a measured time from each Crystal Lake address, and season and time of day change them.
The master association office is at 20091 Wimbleton Court, Estero, open Monday to Friday, 8 a.m. to 4 p.m., at 239-992-5959. The village association is managed by MyTown Communities in Fort Myers.
Resale documents for the master association are ordered through the management company, and a new owner visits the master office after closing with a warranty deed and settlement statement to receive gate equipment and photo IDs.
Village on Crystal Lake is one of nine villages and 16 associations inside Breckenridge, and one of three homeowners' association villages beside six condominium villages. On 12-month MLS medians it sits with Village on Golden Pond and Village on Crescent Lake at $363,000 to $372,500, well above the entry condominium villages at $187,250 to $268,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The yardstick is the 12-month MLS median sold price from each village's own pull, with the number of closings beside it, because a median on two sales is a different fact from a median on ten. Units and year built come from the Lee County 2026 roll and the roster of Breckenridge villages.
Village | Homes (roll) | Regime | Year built | MLS closings, 12 months | Median sold, 12 months |
|---|---|---|---|---|---|
180 | Condominium (Ch. 718) | 1996 to 2001 | 10 | $230,000 (middle pair $225,000 and $235,000) | |
95 | Condominium (Ch. 718) | 1988 to 1998 | 8 | $187,250 (middle pair $184,500 and $190,000) | |
160 | Condominium (Ch. 718) | 2002 to 2005 | 8 | $227,500 (middle pair $220,000 and $235,000) | |
Village on Crystal Lake (this village) | 64 | Homeowners' association (Ch. 720) | 1997 to 1999 | 6 | $363,000 (middle pair $361,000 and $365,000) |
51 | Homeowners' association (Ch. 720) | 1994 | 4, small sample | $367,450 (middle pair $335,000 and $399,900) | |
73 | Condominium (Ch. 718) | 1988 to 1994 | 3, small sample | $268,500 | |
56 | Condominium (Ch. 718) | 2000 to 2005 | 3, small sample | $372,500 | |
118 | Condominium (Ch. 718) | 1993 to 1996 | 2, small sample | $229,000 (middle pair $228,000 and $230,000) | |
44 | Homeowners' association (Ch. 720) | 1995 to 1997 | 0 (5 in 60 months) | none in 12 months |
Sources: Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026; Lee County Property Appraiser 2026 tax roll; the roster of Breckenridge villages. The nine villages hold 841 residences on the county roll against the master association's stated 842, a one-home gap we state and do not paper over. The nine villages account for 44 MLS closings in the twelve months, and Village on Crystal Lake accounts for six of them, about 14 percent.
Village on Crystal Lake's $363,000 median is more than 90 percent above the $187,250 median of Wellington at Breckenridge and 58 percent above the $230,000 of Villages on Lake Augusta, which produced the most closings. The gap is a product gap: three-bedroom homes coded single-family against mostly two-bedroom condominiums.
Among the villages priced above $360,000, Crystal Lake has the largest sample, six closings, against four at Golden Pond and three at Crescent Lake. Village on Lake Geneva's five closings in 60 months, the last of them more than a year ago, priced higher again, and we call them a small sample.
Village on Crystal Lake's median of 249.5 days on market is the slowest of the villages that sold a home in the last twelve months, against 108.5 at Preserve, 93 at Lake Augusta, 39.5 at Wellington, 39 at Crescent Lake and 26.5 at Golden Pond. It is not a fast-moving village today.
That is the reason we advise sellers here to look at the last 90 days of sales before they look at the peak, and the reason a buyer with patience can reasonably negotiate.
Three villages are homeowners' associations (Crystal Lake, Golden Pond and Lake Geneva) and six are condominiums. In the condominium villages the milestone inspection and structural reserve rules for buildings of three or more habitable stories and the Chapter 718 resale document set apply. In the three others, Chapter 720 applies.
Buyers moving between a condominium village and this one should therefore compare fees, reserves and rules in each regime, not the price alone. Our village guides for Villages on Lake Augusta and Wellington at Breckenridge set out the condominium side.
Village on Crystal Lake and Village on Golden Pond are the two closest villages in Breckenridge: both are homeowners' association villages of three-bedroom homes coded single-family, priced at $363,000 and $367,450 over the last twelve months. Golden Pond sold faster and is four years older; Crystal Lake is larger and newer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure is from each village's own MLS pull and county file, with the window and n beside it. Golden Pond's 12-month and 36-month windows have fewer than ten closings, so we call them small samples and lean on its 60-month window of 12.
Decision point | Village on Crystal Lake | |
|---|---|---|
Homes on the county roll | 64 (Phase I 40, Phase II 24) | 51 (Phases I and II) |
Regime and association | Homeowners' association, Ch. 720, N96000002327, filed 1996 | Homeowners' association, Ch. 720, N93000005434, filed 1993 |
Manager on the master list | MyTown Communities | Gulf Breeze Management |
Year built (roll) | 1997 to 1999, median 1998 | 1994 |
Roll heated area | 1,176 to 1,745 sq ft, median 1,431 | 1,176 to 1,745 sq ft, median 1,625 |
MLS living area, closings | 1,745 to 2,214 sq ft | 1,625 to 2,137 sq ft |
12-month MLS closings | 6, median $363,000 | 4 (small sample), median $367,450 |
36-month MLS closings | 10, median $375,000 | 5 (small sample), median $350,000 |
60-month MLS closings | 13, median $375,000 | 12, median $400,000 |
12-month median days on market | 249.5 | 26.5 |
60-month median days on market | 94 | 12.5 |
12-month median sold-to-list | 96.1% | 96.6% |
Median $ per living sq ft, 60 months | $207.09 | $220.45 |
Active listing, Sep 29, 2026 | $369,000, 1,856 sq ft, 174 days | $325,000, 1,625 sq ft, 381 days |
Qualified county sales since Sep 29, 2025 | 5, median $335,000 | 2, median $367,500 |
Master fee and one-time fees | $2,800 a year; $2,800 and $100 at closing | same |
Southwest Florida MLS Matrix and Lee County Property Appraiser data as of the dates above; both villages pay the same master fee, so the difference is the village fee, which neither association publishes on the master site.
Golden Pond has sold faster in every window we can compare, and for more per square foot in the 12-month and 60-month windows; its 60-month median is $25,000 higher, though its 36-month median of $350,000 (n = 5) is below Crystal Lake's $375,000. Crystal Lake has more homes, more recent construction and a longer sales record, with 13 closings in 60 months against 12 and a wider spread of sizes up to 2,214 square feet.
The 12-month median days on market is the sharpest difference: 249.5 against 26.5. On four Golden Pond sales, that is a small sample, but the 60-month figures, 94 against 12.5, point the same way. Buyers see Golden Pond homes as moving faster; Crystal Lake buyers have more time and more room to negotiate.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, give buyers and sellers the same answer on this comparison.
Choose Village on Crystal Lake if a later build year (1997 to 1999 against 1994), a larger pool of 64 homes to compare and a longer negotiating window matter most, and if you are comfortable buying where homes have recently taken months to sell. Ask the seller's agent about the days on market and any price reductions.
Choose Village on Golden Pond if you want a village where the last 60 months show faster sales and a higher price per square foot, and you accept homes built in 1994 and a smaller pool of 51. For a seller the reverse holds: Golden Pond's speed is a benchmark to price against, not one to assume for Crystal Lake.
Owning at Village on Crystal Lake in Breckenridge gives you an included 18-hole par 3 course, eight tennis courts and five pools in a homeowners' association village, at a 12-month median about 20 percent below its 2024 MLS median of $455,000 (a small sample). The cost is slow recent sales, older homes and an unpublished village fee.
For a buyer who values the amenities and has time, the last year is a favorable one to negotiate in. For a buyer who needs certainty on the carrying cost or the roof, the unpublished items decide the purchase, and we resolve them before an offer. As Top 1% Real Estate Agents Nationally Since 2008, we tell clients both halves.
Selling? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we work with buyers.
Selling a Village on Crystal Lake home at the $363,000 12-month median costs roughly $16,000 to $25,000 before any mortgage payoff and property-tax proration, or 4.4 to 6.9 percent of price, depending on whether the seller offers buyer-agent compensation. The seller customarily pays doc stamps and the owner's title policy in Lee County.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
These are estimates on the shared cost-of-selling research for Lee County, using the village's 12-month median as the sale price; the contract controls the actual split, and every commission is negotiable.
Item | Estimate | Basis |
|---|---|---|
Sale price | $363,000 | Village on Crystal Lake 12-month MLS median (n = 6) |
Listing commission, example 2.75% | $9,983 | negotiated, not fixed |
Buyer-agent compensation, example 2.5% (optional) | $9,075 | negotiated, off-MLS |
Deed documentary stamp tax | $2,541 | 3,630 units at $0.70 per $100 (s. 201.02) |
Owner's title policy, Lee County seller | $1,890 | promulgated premium schedule |
Title search and settlement fee | $1,200 | estimate |
Municipal lien search | $175 | estimate |
HOA estoppel certificate | up to $299 | statutory cap, each association |
Total with buyer-agent compensation | about $25,163 | 6.9 percent of price |
Total without buyer-agent compensation | about $16,088 | 4.4 percent of price |
A seller with a mortgage subtracts the payoff, and every seller credits the buyer with property tax for the days owned in the year, because Florida taxes are assessed by calendar year and paid in arrears. Two estoppels are usual, master and village, so the estoppel line may double.
The buyer pays the master association a $2,800 capital contribution and a $100 transfer fee at closing, per the master fee schedule, and records the deed. On a $363,000 sale the buyer's association charges are $2,900 before closing costs. Sellers who understand that number price and negotiate better.
If you're searching for a Village on Crystal Lake listing agent, or thinking, 'I need someone to sell my Village on Crystal Lake home...' you are selling into a small, slow-moving village where the exact plan, the condition and the price set against the last 90 days of sales decide the outcome. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all six Village on Crystal Lake closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 13 since January 2022. 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:
We state no represented-sale count because we do not hold one for this village; we will walk you through all 13 closings on request.
Start with a free Village on Crystal Lake home valuation. Jesse follows up with the Village on Crystal Lake sales that actually fit your home: the same plan size, adjusted for condition, updates and any lease in place. For the community-wide picture, read how we sell homes in Breckenridge and see the Breckenridge home valuation page.
(239) 898-6072, text or call. Confidential conversations welcome.
Our Village on Crystal Lake seller's guide walks through the sale step by step, and the Village on Crystal Lake home valuation page shows how homes here are priced.
For a home priced to the last 90 days of sales, yes; for one priced to the 2024 peak, no. The village has 2.0 months of supply, one active listing against six closings a year (Southwest Florida MLS, September 29, 2026), but its median of 249.5 days on market shows buyers waiting for the right price.
Against sales of the same plan size, weighted to the last twelve months. The 2,025 square foot sales ran $325,000 to $470,000 across 2025 and 2026 and the 1,803 square foot sales $375,000 to $435,000 across 2024 and 2026, with the newest sales at the bottom of each range.
The documents we hold do not show a sale-approval requirement for the village; the recorded declaration and the association's estoppel will. Ask MyTown Communities or read the declaration before listing.
In the last twelve months the median was 249.5 days from list to close (n = 6), with a range of 47 to 464 days, so plan for months, not weeks, unless the price is set to sell.
Yes, subject to the lease and to the association's leasing rules, which we confirm with the association. The buyer takes the lease, showings go through the tenant and the closing should match the lease end.
Village on Crystal Lake 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 tracked every recent Village on Crystal Lake 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 Village on Crystal Lake 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 and Bonita Springs golf-community market that Village on Crystal Lake 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.
McGreevy and Comisar is a top-reviewed Village on Crystal Lake 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.
★★★★★ “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
★★★★★ “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
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling a Village on Crystal Lake home? Get a free Village on Crystal Lake home valuation, or call Jesse direct at (239) 898-6072.
Buying in Village on Crystal Lake? 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 Village on Crystal Lake buyer questions are answered from the Sunbiz record, the master association's published fee schedule, brochure and management list, Lee County, State of Florida and FEMA records and the Southwest Florida MLS Matrix, pulled September 29, 2026. Where the record stops, the answer says so.
A village of 64 homes inside Breckenridge Golf and Tennis Club, ZIP 33928 in Estero, Lee County, built from 1997 to 1999 and governed by Village on Crystal Lake at Breckenridge Homeowners' Association, Inc. (N96000002327).
This is Village on Crystal Lake at Breckenridge, on the west side of Estero. It is unrelated to Crystal Lake, Illinois, to Breckenridge, Colorado, and to the other Florida subdivisions and lakes named Crystal Lake.
64 residential parcels on the Lee County 2026 roll: 40 in Crystal Lake I and 24 in Crystal Lake II, about 7.6 percent of Breckenridge's 842 residences.
Lee County codes all 64 parcels single-family residential, and the association is a homeowners' association, not a condominium association. The roll does not say whether a given home shares a wall.
From 1997 to 1999 on the county roll, with a median of 1998. The association itself was filed with the state on April 25, 1996.
The county roll shows 1,176 to 1,745 square feet of heated area, median 1,431. The MLS shows 1,745 to 2,214 square feet of living area across 13 closings. The two measures are different counts.
Three, on all 64 roll parcels, and all 13 MLS closings show three bedrooms, two full baths and one half bath.
Six MLS closings in the last twelve months ran $325,000 to $375,000, median $363,000. The 36-month window of ten closings ran $325,000 to $475,000, median $375,000. One home was listed at $369,000 on September 29, 2026.
September 2026: $361,000 for 1,745 square feet. August 2026: $375,000 for 1,803. July 2026: $335,000 for 1,812 and $325,000 for 2,025. April 2026: $365,000 for 2,025 and $375,000 for 1,803.
The 12-month median is 249.5 days on market (n = 6), with a range of 47 to 464. The 60-month median is 94 days (n = 13), so the last year has been slower than the five-year record.
One active listing and six closings a year is 2.0 months of supply, but a single listing is not a market. Breckenridge overall had 4.4 months of supply on 16 listings against 44 closings, and Village on Crystal Lake's long days on market and 96.1% sold-to-list favor buyers who negotiate.
Two layers: the $2,800 master fee for 2026 (or $725 a quarter) and the village association's own fee, which Breckenridge's brochure gives as typically $300 to $500 without stating the period. Confirm the dollars and period with the association's estoppel.
$2,800 for 2026, due at the start of the year, or four payments of $700 plus a $25 processing fee each, $725 a quarter, $2,900 a year.
$2,800 for a new owner and $1,000 for a current owner, paid once at closing, plus a $100 transfer assessment for a resale. It is a fee, not a refundable deposit.
Yes. The master association describes an 18-hole par 3 bundled golf course open to residents, tenants and their guests, funded through the master fee, with no green fee and no equity membership.
The master fee schedule charges $100 a year to register a golf cart, plus $25 the first time, for owners who keep one. Storage-lot space is $200 to $225 a year plus $25 initially.
No separate club or equity membership exists in the fee schedule we read. Amenity access comes with owning or renting in Breckenridge under the master association's rules.
MyTown Communities of Fort Myers is the manager named on the state record and on the master association's management list. The master association is managed separately by Castle Group.
No. Breckenridge is all ages, and the master association describes a welcome for winter visitors, part-time and full-time residents.
Leasing is possible under the master association's rules with a $200 transfer assessment per lease. The village's minimum term and any yearly limits are in its declaration; s. 720.306 lets an association regulate rentals under six months and cap them at three a year.
Yes. The master association says residents and renters reserve tennis and pickleball courts online, use the fitness room and take part in open golf.
We could not source the village's pet rule in a public document. Ask for the association's rules and the lease form before you buy or rent with a pet.
Most of Breckenridge is mapped in FEMA Zone X, with AE limited to internal lakes and drainage, on FIRM panel 12071C0579G effective November 17, 2022. Check the exact parcel at the FEMA Map Service Center, especially for a lake-fronting home.
Not for federally backed mortgages on Zone X parcels, and required in AE. Lenders and insurers may still recommend a policy, so get a quote for the specific address.
Ian's surge fell on the coast and islands, not inland Estero, where the hazard was wind and rain. We have no village-level damage record, so we pull the permit and insurance history of any address you consider.
The homes were built from 1997 to 1999, and we have not pulled roof permits for the village. Ask for the roof permit date and a wind-mitigation report for any home.
No Community Development District bond assessment is recorded for the community, and infrastructure is maintained through the association. Confirm on the parcel's tax bill.
They apply to condominium and cooperative buildings of three or more habitable stories. This village is coded single-family and governed by a homeowners' association, so Chapter 720 applies instead. See our Breckenridge buyer's page for the condominium villages.
Lee County uses school choice within a South Zone; the schools typically named for Estero's South Zone are Pinewoods Elementary, Three Oaks Middle and Estero High. Confirm your address with the district's site locator.
About five minutes to Coconut Point, and about two miles to Lee Health Coconut Point, which has a 24-hour emergency department, from the Breckenridge gate.
About 20 to 25 minutes to Southwest Florida International Airport and to Bonita Beach and Barefoot Beach, from the gate, off-peak.
Both are homeowners' association villages of three-bedroom homes at $363,000 and $367,450 medians in the last twelve months. Golden Pond is older (1994) and sold faster, at 26.5 days against 249.5. See the comparison above.
It prices with Golden Pond and Village on Crescent Lake and well above condominium villages such as Wellington at Breckenridge and Villages on Lake Augusta.
Call Marc at (239) 287-5873. Showings go through the Breckenridge gate, and the master office holds the gate code and rules for showings.
The village fee and what it covers, the reserve balance, any special assessment, the rental and pet rules, the roof date, the wind-mitigation report and the permit history. We request these with the estoppel before your inspection period ends.
Bring your warranty deed and settlement statement to the master office to arrange photo IDs and gate equipment, per the master association's new-homeowner brochure.
These Village on Crystal Lake seller questions draw on the same records: Southwest Florida MLS closings pulled September 29, 2026, Lee County recorded sales, the master association's fee schedule, Chapter 720 of the Florida Statutes and the shared Lee County cost-of-selling research. Each answer is specific to this village and its two associations.
Start with your plan size and the last 90 days: 2,025 square foot homes closed at $325,000 and $365,000 in 2026 and 1,803 square foot homes at $375,000 twice. Request a free valuation for yours.
Six MLS closings in twelve months, $325,000 to $375,000, median $363,000. The latest, in September 2026, was $361,000.
They cannot tell a 1,745 square foot home from a 2,214 square foot one under the same village name. Price from matched sales and condition.
No. The 2024 MLS closings were $435,000 and $475,000; the last twelve months' were $325,000 to $375,000. The two 2026 sales of 1,803 square feet, at 227 and 464 days on market, both closed at $375,000.
Yes, but less than timing and condition. In the 36-month window the five larger homes ranged $325,000 to $475,000 and the five smaller ones $335,000 to $435,000.
In the last twelve months from $3,900 to $44,900 below final list, a median sold-to-list of 96.1% and a mean of 95.0%.
The 12-month median is 249.5 days on market, range 47 to 464, n = 6. The fastest sale in the last twelve months, at 47 days, closed at 87.9% of its final list.
Supply is thin, one listing against six closings a year, but buyers have been patient. Pricing to the newest sales matters more than the calendar.
Breckenridge's social calendar and seasonal buyer pool are weighted to November through April, but 13 sales is too few to show a monthly pattern, so we do not promise one.
At $363,000, about $16,088 without buyer-agent compensation and $25,163 with a 2.5 percent offer, before payoff and tax proration. See the net sheet above.
The seller customarily pays deed documentary stamp tax of $0.70 per $100, $2,541 on $363,000. The contract controls.
The seller customarily selects the closing agent and pays the owner's policy in Lee County. In Collier County the buyer does. The contract controls in both.
Up to $299 for a standard certificate, with added charges for rush and delinquent accounts, under s. 720.30851. The master and village associations each issue one.
A $2,800 capital contribution and a $100 transfer assessment at closing, $2,900 in all, per the master fee schedule. The schedule sets the capital contribution at $1,000 for a current Breckenridge owner.
The documents we hold do not show one for the village. The recorded declaration and the estoppel answer it, and we check before listing.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant and the closing should match the lease end.
It depends on its age and your buyers' insurance. Homes built in 1997 to 1999 face questions about roofs, and a documented new roof or a wind-mitigation report helps a buyer's insurance quote.
A wind-mitigation inspection documents roof, opening protection and construction features on the state's uniform form and can lower an insurance premium. It is not required to sell but is worth having.
The recorded declaration and amendments, the village budget and rules, the estoppels, roof and permit records, any lease, and your survey. We assemble the file before the first showing.
Contact the master office at 239-992-5959 for the gate code and rules, as the master association asks. We coordinate showings so buyers are not delayed at the gate.
Yes. The master association publishes for-sale sign and color specifications, and we follow them.
Florida taxes are assessed by calendar year and paid in arrears, so the seller credits the buyer with the days owned in the year, prorated on the prior bill. It appears as a credit on the settlement statement.
Known facts materially affecting value that a buyer cannot readily observe, under Johnson v. Davis, plus the HOA disclosure summary before contract under s. 720.401. Complete the Seller's Property Disclosure accurately.
Since August 17, 2024 commissions are negotiable, buyer-agent compensation cannot be advertised in the MLS, and buyers sign written agreements before touring. A seller may still offer compensation off-MLS.
Yes. General concessions such as a contribution to closing costs may still be shown in the MLS; only buyer-broker compensation is barred from the listing.
Same plan size in Village on Crystal Lake first, then Village on Golden Pond as a benchmark for a similar single-family village, not as a substitute.
Here it has followed pricing more than it has caused it: homes that sat 227 to 464 days closed about 3 to 6 percent below final list, and the final list may already reflect price reductions the MLS summary does not show.
At the number you would accept. The last twelve months averaged about 5 percent between final list and sale, so a list price padded for negotiation tends to cost time.
The lease and the association's rental rules travel with the sale. We confirm the lease end, the tenant's rights and the association's transfer approvals before listing.
Negotiate with documents: permit dates, a wind-mitigation report and repair quotes. A buyer's insurance quote often drives the conversation more than the inspection.
96.1% over the last 12 months (n = 6), 96.2% over 36 months (n = 10) and 97.3% over 60 months (n = 13), each a median of per-sale ratios against final list price.
Ask for the sales of your plan size, the days on market of each and the price reductions before each closed. We will walk you through all 13 closings.
Request a free valuation or call Jesse direct at (239) 898-6072. We will send the matched sales and the fee and paperwork list for your home.
Every fact on this Village on Crystal Lake guide traces to a primary record below: the master association's published documents, the State of Florida, Lee County, the Village of Estero, FEMA and federal records, school and hospital sources, and dated news reporting. Parcel and sale facts come from the county roll. No brokerage, listing portal or IDX feed is cited.
Village on Crystal Lake's key documents are published by the Breckenridge master association, the State of Florida and Lee County; the table links each to its issuing authority. The village's recorded declaration is available through the Lee County Clerk's official records search under the association's name.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Schedule of Master Association Fees | Breckenridge Association, Inc. | 2026 | |
About Breckenridge brochure and New Homeowner Process | Breckenridge Association, Inc. | 2025 folder, 2026 fees | |
Association Management Companies | Breckenridge Association, Inc. | 2026 | |
Breckenridge Property Map | Breckenridge Association, Inc. | current file | |
For Sale Sign and Color Specs | Breckenridge Association, Inc. | current file | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
2024 HB 979 estoppel certificates analysis | Florida House of Representatives | 2024 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2023 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Village on Crystal Lake. 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.
