Village on Golden Pond is a 51-home single-family village inside Breckenridge in Estero, built in 1994 under its own homeowners' association, with 12 MLS closings in 60 months at a $400,000 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 Golden Pond is a single-family village inside the master-planned community of Breckenridge in Estero, Florida. It holds 51 homes, all built in 1994 and all coded single-family by Lee County, under its own homeowners' association, and it sits about 900 feet from the Breckenridge clubhouse on a straight line (our arithmetic on Census geocoder points). The Southwest Florida MLS recorded 4 closings here in the 12 months to September 29, 2026, so this guide lists every sale back to September 2021 instead of leaning on one median. McGreevy and Comisar lead Domain Realty Group, and Jesse McGreevy and Marc Comisar wrote it for the owner deciding whether to sell and the buyer deciding whether to buy.
A word on the name, because search engines blur it. This page covers Village on Golden Pond at Breckenridge Homeowners' Association, Inc. in ZIP 33928, Lee County, Florida. It is not Breckenridge, Colorado, and it is not any other Florida subdivision, condominium or lake that uses the words Golden Pond or Village on Golden Pond. The Sunbiz document number and the Lee County plat references below identify this one. Everything here comes from recorded, state, county, FEMA, association and MLS records, cited as we go, and where the record stops we say so and name the document that would answer the question.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, rule and storm detail below will tell you whether this village fits before you tour, and how it compares with its closest neighbor, Village on Crystal Lake.
McGreevy and Comisar are the best realtor for Village on Golden Pond in Breckenridge, Estero because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a village read built from every MLS closing in five years and every recorded county sale.
If you're searching for the best realtor for Village on Golden Pond in Breckenridge, Estero, whether you're ready to sell your Village on Golden Pond 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 Golden Pond is small, 51 homes, so a year can pass with no sale at all: the MLS recorded none between August 19, 2024 and May 18, 2026, a gap of about 21 months. A listing agent who prices this village from a Breckenridge-wide median of $235,000 will miss by a wide margin, because the village's own 12-month median is $367,450 on four sales, and its 60-month median is $400,000 on twelve. The best realtor for Village on Golden Pond in Estero is the one who has read those twelve sales one by one, which we have, and who can tell you why a 1,812 square foot home has sold inside a $399,000 to $419,000 band six times in five years while a 1,625 square foot home slid from $405,000 to $317,500.
Recent Village on Golden Pond track record (last 12 months): In the last 12 months Village on Golden Pond has seen 4 resales in the Southwest Florida MLS Matrix (pulled September 29, 2026, closings September 30, 2025 to September 29, 2026), at a median of $367,450 (n = 4, small sample, even, so the mean of $335,000 and $399,900), a range of $317,500 to $400,000, $1,452,400 in total volume, a median of 26.5 days on market and a median sold-to-list ratio of 96.6%. The highest-priced sale in that window was $400,000, for a 2,137 square foot home in May 2026. The Matrix pull records price, size, days on market and dates for each closing but not the listing office, so we state no represented-sale count here; we will walk you through all four closings on request. We tracked every one of the 12 Village on Golden Pond closings in the Southwest Florida MLS since September 2021 before writing a word of this guide.
For Village on Golden Pond 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. We also build the paperwork file before the first showing: the master estoppel from the Breckenridge association, the village estoppel from the Golden Pond association, and the Chapter 720 disclosure summary a buyer must receive before signing. Sellers comparing the best real estate agents in Estero should ask each one to price a specific Golden Pond plan from its own sales, and to explain why the village's 12-month median sits 56 percent above the Breckenridge median.
For Village on Golden Pond buyers: the first question is the plan, because 1,625 square foot and 1,812 square foot homes have traded at very different prices. The second is the carrying cost: a $2,800 master amenity fee for 2026 plus a village association fee the POA brochure puts at $300 to $500 without stating the period. The third is the storm posture: the three Jace Court points we tested map in shaded FEMA Zone X, outside the 1 percent floodplain.
Honors and recognition:
Selling your Village on Golden Pond home? Get a free home valuation or call Jesse direct at (239) 898-6072. See what your Village on Golden Pond at Breckenridge home is worth today.
Buying a home in Village on Golden Pond? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our Village on Golden Pond at Breckenridge buyer's guide before you tour.
Living in Village on Golden Pond in Breckenridge means a three-bedroom home built in 1994 on its own lot, a small homeowners' association that is separate from the Breckenridge master association, and automatic access to the community's golf, tennis, pickleball, pools and clubhouse, all a short walk or golf-cart ride away.
Village on Golden Pond holds 51 of Breckenridge's 842 residences, about 6.1 percent of the community, and it is one of only three Breckenridge villages the county codes as single-family rather than condominium, alongside Village on Crystal Lake and Village on Lake Geneva. What follows is what daily life looks like, drawn from the recorded and published documents.
Village on Golden Pond is a residential village of 51 homes inside Breckenridge Golf and Tennis Club, governed by Chapter 720 of the Florida Statutes as a homeowners' association rather than by Chapter 718 as a condominium. Its association is Village on Golden Pond at Breckenridge Homeowners' Association, Inc., Florida not-for-profit corporation N93000005434, filed December 2, 1993 and active (Florida Division of Corporations).
The Lee County Property Appraiser's 2026 tax roll matches 72 parcels to the village name, of which 51 are residential homes and the rest are common-element parcels, the lots and tracts the association owns for roads, drainage and landscaping. Every one of the 51 homes carries the county's single-family use code and a three-bedroom count on the roll.
The county's legal descriptions split the village into two recorded phases. The roll's short legal reads "Village on Golden Pond at Breckenridge" for 33 homes, tied to Plat Book 53, pages 54 to 59, and "Village on Golden Pond 2 at Breckenridge" for 18 homes, with one description carrying a Plat Book 56, pages 53 to 56 reference for the second phase (Lee County Property Appraiser, 2026 tax roll). The Breckenridge roster treats the two phases as one village because they share one association and one MLS name.
That is why a search for "Golden Pond II" returns the same village. The phase split matters mostly to a title examiner, who reads the plat and the declaration recorded for each phase, and to a buyer who wants to know which plat sheet governs a lot line.
The village sits close to the amenity core. On Census geocoder points, a Jace Court address in the village is about 0.17 miles, roughly 900 feet, in a straight line from the Breckenridge clubhouse at 20091 Wimbleton Court (our arithmetic; road and cart-path distance is longer). Jace Court is the one Golden Pond street name we can confirm from a geocoded address record in the village, and it is the street on which we ran the flood tests below; we did not map every street from a recorded plat.
The village is inside the Village of Estero, ZIP 33928, west of US 41 near the Coconut Point corridor. The official POA property map PDF shows the community layout; we link it in the documents section rather than reproduce it.
A February weekday here might start with coffee on the lanai, a short walk to the clubhouse for the fitness room, and a scramble on the par-3 course, which the June 2026 newsletter lists every day except Thursdays and Sundays from 8:00 to 10:00 a.m. Afternoons might be pickleball or Har-Tru tennis, and evenings the card rooms and dinner dances the POA describes on its amenities page.
What you do not do is drive to a private club. Golf is bundled into the master fee, with no equity buy-in and no resident green fee, which is the reason a village with median sales near $400,000 competes with communities where golf costs tens of thousands to join.
Village on Golden Pond is in the upper tier of Breckenridge pricing. In the 12 months to September 29, 2026, its four MLS closings had a median of $367,450, against $235,000 for all 44 Breckenridge closings, $363,000 for Village on Crystal Lake on six and $372,500 for Village on Crescent Lake on three (Southwest Florida MLS Matrix, September 29, 2026, and the Breckenridge roster). Only the three-bedroom single-family and coach-home villages sit in that band; the two-bedroom condominium villages such as Wellington at Breckenridge close far lower.
Five things buyers sometimes assume. No condominium structure: the county codes all 51 homes single-family and the association is a Chapter 720 homeowners' association, so the condominium milestone and reserve-study laws do not apply. No new construction: every home was built in 1994, and every sale is a resale. No age limit: Breckenridge is all ages, not 55-plus. No separate club membership to buy: amenities come with the master fee. No published village dues in this guide: the village's own assessment sits behind the association and its manager, and we do not invent one.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond homes closed 12 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $400,000 median, and four times in the last 12 months at $367,450. Twelve is the first window that reaches ten sales, so the five-year series leads, with every sale listed.
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 MLS-marketed sales only. County figures are qualified recorded sales, and the two are never mixed. Sold-to-list means sold price over the final list price, as a median of the per-sale ratios.
Window | Closings | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
24 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
36 months (small sample) | 5 | $350,000 | n = 5, odd, an observed sale | $195.38 | 35 | 95.5% |
60 months | 12 | $400,000 | $400,000 and $400,000 | $220.45 | 12.5 | 97.7% |
Southwest Florida MLS Matrix, pulled September 29, 2026. The 12-month and 24-month windows hold the same four sales because no MLS sale closed between August 19, 2024 and May 18, 2026. The 60-month median of $400,000 is the mean of two identical middle sales, and it equals an observed price, which is the usual tell of a cluster: here, three sales at exactly $400,000.
Twelve closings is the first count that reaches ten, and it is still thin, so here is each one. Streets and house numbers are omitted by design.
Closed | Beds and baths | MLS living area | Sold price | Final list | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 10, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $317,500 | $325,000 | 97.7% | $195 | 35 |
Sep 9, 2026 | 3 bed, 2 bath, 1 half | 1,812 | $399,900 | $399,900 | 100.0% | $221 | 8 |
May 19, 2026 | 3 bed, 2 bath, 1 half | 2,137 | $400,000 | $419,000 | 95.5% | $187 | 18 |
May 18, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $335,000 | $385,000 | 87.0% | $206 | 155 |
Aug 19, 2024 | 3 bed, 2 bath | 1,932 | $350,000 | $369,900 | 94.6% | $181 | 154 |
Apr 17, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $419,000 | $419,000 | 100.0% | $231 | 14 |
Mar 20, 2023 | 3 bed, 2 bath | 2,075 | $430,000 | $449,900 | 95.6% | $207 | 11 |
Oct 14, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $409,000 | 97.8% | $221 | 51 |
Jun 21, 2022 | 3 bed, 2 bath, 1 half | 1,625 | $405,000 | $415,000 | 97.6% | $249 | 9 |
May 26, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $399,000 | $399,000 | 100.0% | $220 | 7 |
Apr 20, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $375,000 | 106.7% | $221 | 7 |
Sep 29, 2021 | 3 bed, 2 bath, 1 half | 1,812 | $410,000 | $399,000 | 102.8% | $226 | 0 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The per-sale ratios are ours, computed from the sold and final list prices. Across the twelve, two sold above final list, three sold exactly at it and seven sold below it. Total volume is $4,665,400, a mean of about $388,783, and the range is $317,500 to $430,000.
On September 29, 2026 the Southwest Florida MLS Matrix showed one active listing: a 3 bed, 2 bath, 1 half bath home of 1,625 square feet of MLS living area, asking $325,000, after 381 days on the market. That is the longest days-on-market figure in this village's five-year data, against a longest closed figure of 155 days.
The ask equals the final list price of the September 10, 2026 closing on the same 1,625 square foot size, which sold at $317,500, so the market has already priced this size at $7,500 under that ask. One listing against four closings a year is 3.0 months of supply (our arithmetic), but a single listing is arithmetic, not a trend.
At the 12-month pace of four closings, one active listing is 3.0 months of supply, against about 4.4 months for Breckenridge as a whole (16 actives against 44 closings, September 29, 2026). Median days on market is 26.5 for the 12-month window (n = 4, the mean of 18 and 35) and 12.5 for the 60-month window (n = 12, the mean of 11 and 14). The spread matters more than either median: closed sales ran from 0 to 155 days, and both slow sales were 1,625 or 1,932 square foot homes that closed under $351,000.
This is a public-record sale, not one of ours, and it is the most recent Village on Golden Pond closing. A 1,625 square foot home with three bedrooms and two and a half baths closed on September 10, 2026 at $317,500, after 35 days on the market and against a $325,000 final list, or 97.7 percent (Southwest Florida MLS Matrix).
One day earlier, a 1,812 square foot home of the same bed and bath count closed at $399,900, at list, after 8 days. The second home is 187 square feet larger, or 11.5 percent, and $82,400 higher, or 26.0 percent, so size explains less than half of the gap. The MLS data does not say why: condition, updates, a lot's position, furnishings and lake or golf views are all candidates, and only an inspection of each home would tell. For a seller, the lesson is that the village does not have one price; it has at least two rungs, and pricing a 1,625 square foot home from the $399,900 sale is how a listing earns a 381-day tag.
Selling in Village on Golden Pond? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Want the closings behind these numbers read against your own home? Jesse will price it from the recorded sales, and Marc will walk any buyer through the same table.
Village on Golden Pond in Breckenridge trades on at least three MLS living-area sizes, and the two most common tell different stories: six sales at 1,812 square feet held between $399,000 and $419,000 for five years, while three sales at 1,625 square feet fell from $405,000 in June 2022 to $317,500 in September 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Six of the twelve closings are 1,812 square feet, in this order: $410,000 in September 2021, $400,000 in April 2022, $399,000 in May 2022, $400,000 in October 2022, $419,000 in April 2023 and $399,900 in September 2026 (Southwest Florida MLS Matrix). The median of the six is $400,000 (the mean of $400,000 and $400,000, n = 6), and the whole set sits within a $20,000 band. All six sold in 51 days or fewer, and the September 2026 sale, at $399,900, is 2.5 percent below the 2021 sale.
That stability is unusual for a Southwest Florida resale market that rose sharply in 2021 and 2022 and eased afterward, and it is our reading, not a proven cause, that a buyer group that wants the largest standard plan is scarcer and steadier than the buyer group for smaller homes. The sample is six sales, so treat it as a pattern to test on a specific address, not a law.
Three closings are 1,625 square feet: $405,000 in June 2022, $335,000 in May 2026 and $317,500 in September 2026. The June 2022 price was $249 per square foot, the highest in the data, and the September 2026 price was $195. The fall from the first to the last is 21.6 percent. The May 2026 sale needed 155 days and closed $50,000 under its $385,000 final list.
The roll's median heated area for the village is 1,625 square feet, so this is the median-size home, which means the median home in Village on Golden Pond has sold for less over time while its larger neighbor has not. The listing at $325,000 today is a 1,625 square foot home.
Three closings are larger: 1,932 square feet at $350,000 in August 2024 after 154 days, 2,075 square feet at $430,000 in March 2023 after 11 days, and 2,137 square feet at $400,000 in May 2026 after 18 days. The 2,075 square foot sale is the highest price in the five-year series. Each size has one sale, so none can be called a market.
The county roll records a maximum heated area of 1,745 square feet in the village, while MLS living areas run to 2,137, so the two measures differ by design, and the larger MLS figures may include enclosed lanai or other space the county counts differently. We never compare the two.
Across all twelve sales the median is $220.45 per MLS living square foot (the mean of the per-sale ratios is $213.85). By size, the 1,812 square foot homes ran $220 to $231, the 1,625 square foot homes $195 to $249, the 1,932 square foot home $181 and the 2,137 square foot home $187. Larger homes are not paying more per foot, which is the opposite of what a buyer would expect and is typical when the price of a home in a small village is set by the last comparable sale.
Selling a 1,625 or 1,812 square foot home here? Ask for a plan-matched valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Lee County's recorded-sales file holds 42 qualified sales in Village on Golden Pond in Breckenridge from 1994 to July 29, 2026, with yearly medians rising from $194,875 in 2018 to $400,000 in 2022 and easing to $367,500 in 2026. Each year holds one to five sales, so every yearly median is a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS windows above answer what has closed lately. The county file answers a longer question: what this 51-home village has traded at since the homes were new. County figures are qualified recorded sales, whether or not the MLS marketed them, and we never mix them with MLS living-area figures or MLS price per square foot.
Year | Qualified recorded sales | Median recorded price |
|---|---|---|
2026 (through July 29) | 2 | $367,500 |
2025 | none on file | not applicable |
2024 | 1 | $350,000 |
2023 | 2 | $424,500 |
2022 | 4 | $400,000 |
2021 | 3 | $315,000 |
2020 | 5 | $220,000 |
2019 | 3 | $232,000 |
2018 | 2 | $194,875 |
2017 | 2 | $225,000 |
2016 | 2 | $265,250 |
2015 | 2 | $242,450 |
2014 | 2 | $228,750 |
2013 | 5 | $225,000 |
2012 | 1 | $240,000 |
2010 | 2 | $207,500 |
2009 | 1 | $205,000 |
1997 | 1 | $49,000 |
1994 | 2 | $91,600 |
Lee County Property Appraiser recorded-sales file, qualified sales only, newest recorded sale July 29, 2026. Where a year holds two sales the median is the mean of the two, and where it holds four it is the mean of the middle pair. The years missing from the table (1995, 1996, 1998 to 2008 and 2011) have no qualified sale on file. Every yearly median here is a small sample.
The 42 sales fall into four stretches. Two sales in 1994 and one in 1997 belong to the years the homes were new. Four sales between 2009 and 2012 sit in the post-crisis years. Eighteen sales between 2013 and 2019 make up the long, steady middle, and 17 sales from 2020 to July 2026 make up the recent run.
The middle stretch is calm: its yearly medians run from $194,875 to $265,250, a spread of $70,375 across seven years. The recent stretch is not. Its yearly medians run from $220,000 to $424,500, which is why a buyer or seller who reads only the last three years sees a very different village from one who reads all 32.
The 2018 median of $194,875 and the 2022 median of $400,000 are 105.3 percent apart, and the step from the 2020 median of $220,000 to 2022 is 81.8 percent. Those are rises of roughly double in four years, on two to five sales a year. From 2022 to 2026 the median eased 8.1 percent, from $400,000 to $367,500, and from the 2023 median of $424,500 to 2026 the drop is 13.4 percent.
We read those figures as direction, not precision. A median built on two sales moves when one house sells, and the plan mix matters: the MLS record above shows that the 1,812 square foot plan held near $400,000 while the 1,625 square foot plan slid.
The county file counts three qualified sales in 2021, while the MLS record we hold shows one closing that year in the window we pulled, on September 29, 2021. For 2022, 2023 and 2024 the two sources agree (four, two and one). For 2026 the county file stops on July 29, so its two sales are the two May 2026 closings, and the two September 2026 closings appear only in the MLS.
The 2021 gap is consistent with sales the MLS did not market, though the county file does not say why a sale was not marketed, and our MLS pull for that year is a partial window. Neither source shows a sale in 2025.
Two sales in 1994 at a $91,600 median and one in 1997 at $49,000 are the oldest rows. The file does not say whether they were first sales of new homes, lots or partial interests, so we set them aside and draw no conclusion from them.
Over the ten calendar years 2017 to 2026, the file holds 24 qualified sales, or about 2.4 a year (our arithmetic, with 2026 running through July). Against 51 homes that is turnover of about 4.7 percent a year, which is why a village this small can go a year or more without a sale and why a seller must be ready to wait for the right buyer.
For a home priced today, the county file says the village has held well above its 2018 level, and the MLS file says the two plans have parted ways. The right comparable is a same-plan sale within the last 24 months, and in this village that is a short list. We build it by hand.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond in Breckenridge is a 51-home village built in 1994, and on September 29, 2026 it held one active listing, a 1,625 square foot home asking $325,000 after 381 days on the market. In a village where four homes closed in the last 12 months at a $367,450 median, the seller who prices to the plan, with both association estoppels already in the file, is the seller who closes.
Selling a Village on Golden Pond home? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying in Village on Golden Pond? Call Marc at (239) 287-5873, or start with how we represent buyers in Southwest Florida.
Village on Golden Pond in Breckenridge was organized as its own homeowners' association on December 2, 1993, nearly nine years after the Breckenridge master association filed in April 1985, and the county's roll shows all 51 homes built in 1994, making it one of the older single-family villages in the community.
The master association, Breckenridge Association, Inc., is a Florida not-for-profit corporation, document number N08814, filed April 19, 1985 and active (Florida Division of Corporations, as read in our research). The community's golf course opened in the late 1980s or about 1990 depending on the source, and residences were built from the late 1980s through the mid-2000s. Naples-based Gleneagles is the developer named in secondary records, and the earliest builder is not cleanly resolved in the public record, so we do not name a builder for Golden Pond.
Village on Golden Pond at Breckenridge Homeowners' Association, Inc. was filed on December 2, 1993, document number N93000005434, and its status is active. Its state record shows annual reports filed every year from 1995 through 2026, the most recent on July 28, 2026, and its principal and mailing address is in care of Gulf Breeze Management Services, 8910 Terrene Court, Suite 200, Bonita Springs (Florida Division of Corporations). The record shows no name history and no amendment events.
The association was filed before the year the roll gives for the homes, which is the usual Florida sequence: the developer incorporates the association, records the declaration, and sells lots to owners who later take over its board. We did not read the recorded declaration page by page, and the turnover date from developer to owners is not on the state record, so we do not state one.
The roster ties the village to Plat Book 53, pages 54 to 59, with a second phase referenced at Plat Book 56, pages 53 to 56, both recorded with the Lee County Clerk. The county roll's year-built field reads 1994 for all 51 homes, so both phases appear to have been completed in the same year, although a second plat suggests the phases were recorded separately (Lee County Property Appraiser, 2026 tax roll). The plats and the declaration are the documents that settle lot lines, easements and any use restrictions, and they are available through the Lee County Clerk's official records.
A home built in 1994 is 32 years old in 2026. It predates the statewide Florida Building Code, which took effect on March 1, 2002, and it has had time for at least one roof replacement, one or two air conditioning systems and a re-piping decision. None of that is a defect; it is the reason a buyer asks for roof age, permit history and the wind-mitigation report before an offer, and the reason a seller who has those documents in a folder sells faster.
Village on Golden Pond in Breckenridge has 51 homes, every one recorded with three bedrooms, county heated areas from 1,176 to 1,745 square feet with a median of 1,625, and MLS living areas from 1,625 to 2,137 square feet across twelve sales, all built in 1994.
Measure | Village on Golden Pond | Source |
|---|---|---|
Residential parcels | 51 (72 parcels including common elements) | Lee County Property Appraiser, 2026 tax roll |
County use code | 51 of 51 single-family (DOR 01) | same |
Year built | 1994 for all 51 | same |
Heated area | 1,176 to 1,745 sq ft, median 1,625 | same |
Bedrooms on the roll | 3 for all 51 | same |
Recorded legal names | 33 in the first phase, 17 in the second, 1 with a Plat Book 56 reference | same |
The roll's heated area and the MLS living area are different measures. The MLS reports 1,625 to 2,137 square feet across the twelve sales, above the county's maximum of 1,745, so an MLS figure is not a county figure, and we never set one against the other.
Marketing for Estero's Breckenridge homes uses plan names such as Aruba, Antigua, Barbados and Cancun, and the research we hold attaches the Barbados plan to 3-bedroom, 2.5-bath homes of about 1,625 to 1,812 square feet. That matches the bed and bath pattern of 10 of the 12 Village on Golden Pond sales, but we have not matched a plan name to a recorded plat sheet or a specific lot, so treat the plan name as a marketing label to confirm, not a documented fact.
Ten of the twelve sales were three bedrooms with two full baths and a half bath, and two, the 1,932 and 2,075 square foot homes, are recorded as three bedrooms and two baths. The MLS extract we hold does not carry garage, lot, view or waterfront fields, so we make no claim about garages, which lots front a lake or the golf course, or which homes have a lanai. Those are the things to read on the listing and confirm on a plat before an offer.
The county codes every home single-family, and marketing for the village describes some homes as two-story townhome style. Whether a given building is attached or detached is not something we can confirm from the data we hold. It matters because it decides who maintains the roof and exterior between homes, which the association's documents would state, and it changes the insurance conversation. Ask for the recorded declaration, and ask the association whether it maintains any exteriors.
The two most common sizes in the sales list, 1,625 and 1,812 square feet, sit at the small and large ends of the county's range, which is why they trade at different prices. The 1,812 square foot homes have held near $400,000, while the 1,625 square foot homes sold at $335,000 and $317,500 in 2026. The plan-by-plan section above sets out every sale.
A Village on Golden Pond home comes with automatic access to Breckenridge's 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, all funded by the $2,800 master fee for 2026, with no equity buy-in and no resident green fee.
The record we hold documents no amenity that belongs to Village on Golden Pond alone. The county's 21 common-element parcels are the roads, drainage and landscaped tracts the association owns, and the village's HOA fee, which we could not read, pays for whatever the declaration assigns to it. If the village has its own pool, gate or clubhouse, the POA property map or the association would show it; we have found no record of one.
The POA's own amenities page lists what the community offers to residents and renters alike.
Amenity | What the record says |
|---|---|
Golf | 18 holes, all par 3, bundled into the master fee; scrambles and open golf for residents, tenants and tenants' guests; range and putting area at hole 10 behind the tennis courts |
Tennis | 8 lighted Har-Tru courts; court 8 has a ball machine; online reservation 5 days ahead for residents and renters |
Pickleball | 3 courts; online reservation 5 days ahead |
Pools | 5 pools and 1 spa; the main pool and spa are at the clubhouse and 4 pools are spread through the community |
Other courts | 3 bocce courts by the main pool; 6 shuffleboard courts by the clubhouse; a horseshoe pit; ping pong on the lanai |
Clubhouse | Fitness room open daily 7:00 a.m. to 10:00 p.m., a library, a catering kitchen, and a common area with a lanai |
Dining | A catering kitchen for events; no on-site restaurant is listed on the POA page |
Sources: the POA amenities page and the About Breckenridge brochure.
The course is 18 holes, every hole a par 3, so it is a short, walkable, fast round, closer to a practice and social course than a regulation layout. That suits a village of owners who want daily golf without a five-hour round, and it does not suit a golfer who wants a long course. The course's designer is not named in any primary record we read, so we name none.
The June 2026 newsletter lists a full weekly calendar: euchre, poker, Texas hold 'em, Mah Jong, women's bridge, video aerobics, yoga, knitting and crochet, drop-in bocce, open pickleball six mornings a week, and, in season, bingo, chorus, drop-in tennis, ladies golf, a couples golf league and a men's skins game. Many entries are marked seasonal or run only from October or November to April, so the calendar thickens when seasonal owners are in residence.
The community is gated, and the POA asks agents to contact the master office at 239.992.5959 for the code and the rules before an open house or a showing. New owners collect photo IDs and gate equipment at the master office after closing, bringing the warranty deed and settlement statement. The POA does not state whether the gate is staffed around the clock, so we do not say it is.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond homeowners pay the Breckenridge master fee of $2,800 for 2026, or $725 a quarter, plus a fee to their own village association that the POA brochure says typically ranges from $300 to $500 without stating whether that is monthly or quarterly, so the village's own dues must be confirmed from its budget.
The 2026 schedule of master association fees sets a $2,800 annual fee, with the amount dependent on the budget vote each November. The brochure says owners may pay in full or quarterly at $700 plus a $25 processing fee, equal to $725, and receive a coupon book at the end of the year. The June 2026 newsletter reports that the board approved the 2026 budget at $2,800. The fee is the same for every one of Breckenridge's 842 residences.
The brochure states the bundle in one sentence: there are no additional fees to use any of the amenities, and "It is all included in your dues." Golf, tennis, pickleball, pools, the fitness room and the clubhouse are covered. The bundled words are worth reading carefully: they describe the amenities, not every cost, and the brochure separately lists a golf cart fee, a storage lot fee and the village fee.
Each village has its own association and its own manager, and the brochure says "You do have an HOA fee that typically ranges from $300-$500, and your Association's Management Company handles that payment." The brochure does not say whether the range is per month or per quarter, and it does not say which homes or villages sit at which end. Village on Golden Pond's own budget is a member document behind the POA's owner login and with the association's manager, so we publish no Golden Pond figure.
A buyer should ask for the current budget, the reserve schedule, the last two years of assessments and any special assessment in the estoppel certificate. As a Chapter 720 association, the village must let members inspect its official records, and the estoppel certificate must state assessments and any amounts owed.
The brochure says Hotwire is the community's provider and that internet and basic cable are provided through a bulk account, which residents activate by calling Hotwire and saying they are on the Bulk Account. The brochure does not say whether the bulk charge sits in the master fee or in a village's own fee, so ask which line carries it for Golden Pond.
A mixed-community fee comparison is not possible from public data: the condominium villages' fees include building insurance, roofs and exteriors, which a single-family village may not. We therefore compare structure, not dollars, and the benchmark table below leaves village fees blank rather than guess.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond owners pay four layers: the $2,800 master fee for 2026, the village association fee, one-time charges at purchase of $2,900 for an outside buyer, and a Lee County tax bill that resets at sale under Florida's assessment caps.
Charge | Amount | Source |
|---|---|---|
Capital contribution, new owner | $2,800 | 2026 master fee schedule |
Capital contribution, current owner | $1,000 | same |
Transfer assessment | $100 | same |
Outside buyer's charges to the master association | $2,900 | our sum |
Master estoppel | ordered through Castle Group's resale documents page by the title company | About Breckenridge brochure |
Village estoppel | from the village association's manager; up to $299 under the statutory cap | s. 720.30851 |
For a $400,000 home, $2,900 is 0.73 percent of the price (our arithmetic), cash a buyer brings on top of the purchase. The brochure tells title companies to ensure that both the $2,800 capital contribution and the $100 transfer fee are included in the closing fees.
A golf cart is $100 a year plus a $25 first registration, and a storage lot space for an RV, boat or trailer is $200 to $225 a year plus $25 to register. A renter's lease triggers a $200 transfer assessment per lease. All figures are from the 2026 master fee schedule.
Item | Annual |
|---|---|
Master amenity fee, 2026 | $2,800 ($725 a quarter) |
Village association fee | brochure range $300 to $500, period not stated; confirm from the budget |
Golf cart, if you keep one | $100 |
Golf | included, no green fee |
Property tax | reset at purchase; see below |
Homeowners insurance | quote-specific; no Golden Pond premiums were obtained |
At the $400,000 five-year median, the master fee alone is 0.7 percent of the price a year.
Florida assesses property on January 1 and mails bills in November, with a 4 percent discount for payment in November falling to 1 percent in February, per the Lee County Tax Collector. The Save Our Homes cap limits annual increases on a homesteaded home's assessment, and it resets when ownership changes, so a buyer should estimate taxes from the purchase price, not from the seller's bill. We do not publish a Golden Pond tax figure, because the roll fields we hold for this village are the ones listed above.
Breckenridge's master association organized in 1985, and our research found no Community Development District for the community; the hub guide states the same. Newer Estero communities often carry a CDD bond line on the tax bill, and a buyer here should still confirm the absence of any non-ad-valorem assessment on the specific parcel's Lee County tax record.
Selling in the village? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and ask him to run this stack on a specific address. Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008.
Village on Golden Pond is governed by three layers of documents: its own recorded declaration and plat restrictions, the village association's articles, bylaws and rules under Chapter 720, and the Breckenridge master association's documents, which set the amenity fee, the capital contribution and the community-wide rules.
The recorded declaration for the village is the controlling document for use restrictions, assessments, architectural control and any maintenance the association performs. It is a public record at the Lee County Clerk of Courts and a buyer is entitled to it through the disclosure process. We did not read it page by page for this guide, and the Breckenridge POA's own document pages are behind an owner login, so every rule we could not read is described as unpublished, not guessed.
The master association's documents, bylaws, budgets, minutes, insurance summaries and financials are listed on the POA site and gated to owners, per the POA menu. A current owner can download them for a buyer, and the POA's About Us page says exactly that.
The POA menu lists an Architectural Review Committee, and the master association's sign specification says all signage must conform to Breckenridge's design standards. Exterior changes, from paint to screen enclosures, normally need approval before work starts under documents like these, and the village association may have its own committee. Ask which body approves what before a renovation contract is signed.
Florida's homeowners' association statute lets an association fine up to $100 per violation, generally capped at $1,000 in the aggregate unless its documents say otherwise, after 14 days' notice and a hearing before a committee of other members, and it lets an association suspend the right to use common areas for a reasonable period (s. 720.305). Certain disputes require pre-suit mediation through the Department of Business and Professional Regulation (s. 720.311). Whether Village on Golden Pond's documents change any of this is a question for its declaration.
The POA's For Sale Sign and Color Specs sheet sets rules for coach-home owners and separate rules for condominium owners, and it does not name Village on Golden Pond as either. It says no signs on medians or between the sidewalk and the road, no ribbons, banners or balloons, one temporary open house sign, and, for coach homes, a wooden for-sale sign in white panel, green lettering and green posts. Ask the master office which set applies to a Golden Pond listing before the sign goes in.
Village on Golden Pond in Breckenridge is not a 55-plus community. Breckenridge is all ages, and the master association describes a welcome for renters, part-time and full-time residents and winter visitors. We found no age restriction in any published document for the village or the community, so age is not a condition of buying or renting here.
The master association's About Us page and brochure describe renters, part-time residents, full-time residents and winter visitors, and say nothing about a minimum age. The amenities page opens golf, tennis, pickleball and the fitness room to residents and renters without an age line. The June 2026 newsletter lists a calendar of card games, yoga, aerobics, pickleball and league golf, with no age qualifier.
We state this as a fact about published 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.
Federal law lets a community that qualifies as housing for older persons restrict occupancy by age, and Florida's fair housing act mirrors that exception. To qualify, at least 80 percent of occupied homes must have at least one occupant aged 55 or older, and the community must publish and follow policies that show the intent (42 U.S.C. 3607 and Fla. Stat. 760.29). A community that operates that way says so in its recorded documents and its public materials, and we found neither for Breckenridge or for Village on Golden Pond.
If age matters to you either way, ask Gulf Breeze Management Services, the village manager, and the master office at Castle Group for a written statement, and read the recorded declaration for the village. The Chapter 720 disclosure summary and the estoppel certificate would not raise an age rule if none exists, so the declaration is the document that settles it.
An all-ages community draws a wider pool of buyers than a 55-plus one, including seasonal buyers, families and renters, and it keeps resale from depending on one age band. For a seller, that is a reason to market the village to every buyer type. For a buyer, it is a reason to ask about quiet hours and amenity use, which the master rules govern.
Leasing is permitted in 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. Village on Golden Pond's own minimum lease term, lease cap and tenant approval steps sit in its declaration, which we could not read, so we publish none.
The 2026 master fee schedule charges $200 per lease on a per-lease basis. The POA's About Us and amenities pages open golf and open scrambles to residents, tenants and tenants' guests, open tennis and pickleball reservations to residents and renters, and open the fitness room to residents, renters and their guests. A tenant, in short, gets the amenities, which is unusual for a bundled golf community.
The hub guide adds that a tenant typically completes an application and approval process. The master association does not publish the form or the timeline in the documents we read, and we do not invent them.
Whether Village on Golden Pond sets a minimum lease term, a limit on leases per year, a waiting period before a new owner may lease, or a village-level lease fee is a question for the recorded declaration and any amendments. In a Chapter 720 association, the declaration and its amendments, adopted under the voting rules of s. 720.306, control. The POA's document pages are behind the owner login, and Gulf Breeze Management Services holds the village's file.
Secondary web pages quote 30-day and 90-day minimums for Breckenridge rentals, and some conflate this Breckenridge with the Colorado ski town, so we do not use them.
The POA's homes-for-lease page carries owner postings for seasonal stays, and the POA's classified board lets owners advertise a home for sale or for rent for $20 for 31 days, per the June 2026 newsletter. Those postings show an active seasonal channel across the community, and they state one owner's terms, not the association's rules.
We hold no rental-rate data for Village on Golden Pond. Our Matrix pull covers sales, not leases, so we print no seasonal rent for this village rather than borrow one from a condominium.
No short-term rental rule for Village on Golden Pond is public, so we publish none. A buyer planning stays shorter than a month should treat them as not permitted until the association says otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
Before an offer, a landlord should ask for the village's lease rules, the tenant application and its fees, the master's $200 lease fee, any village transfer fee, the pet position for tenants, and how gate access and guest and parking passes pass to a tenant. In a village of 51 homes, the manager can answer each of these in one email, and we send it before the inspection period ends.
Selling a home with a tenant, or buying to rent? Get a free valuation or call Jesse at (239) 898-6072. Buyers: call Marc at (239) 287-5873.
Pet rules at Village on Golden Pond in Breckenridge sit in the village's declaration and rules and in the master rules, none of which we could read in public form, so we state no breed, size or number limit. The one published pet-related rule is a June 2026 newsletter reminder that golf cart paths are not for dog walks.
The June 2026 newsletter's list of do's and don'ts says the golf cart paths along the course are not for jogging, biking, dog walks or walking unless you are playing golf, and that no one should walk on the lake berms. The same newsletter's phone list carries Lee Domestic Animal Services and the state's Fish and Wildlife line. Nothing else on the master association's public pages describes pets.
Some third-party rental listings describe Breckenridge units as pet free. That may be a tenant rule set by an owner or a village, and it may not apply to owners, so we do not repeat it as a rule.
Ask three questions in writing: whether owners may keep pets and how many, whether there are size or breed limits, and whether tenants may keep pets. Then ask about leash rules, waste rules and any limits on where pets may go in common areas. Gulf Breeze Management Services holds the village's rules, and a current owner can download them from the POA's owner area for a buyer.
Federal fair housing guidance treats assistance animals as a reasonable accommodation, not as pets, so a village's pet limits do not automatically apply to one (U.S. Department of Housing and Urban Development, assistance animals guidance). We describe the rule, not anyone's situation, and a buyer with a question should ask the association and, if needed, a fair housing professional.
Pet licensing, rabies vaccination requirements and animal control in Lee County run through Lee County Domestic Animal Services, and wildlife questions, from alligators in the lakes to nesting birds, go to the state's Fish and Wildlife Conservation Commission. Both numbers appear in the June 2026 newsletter, and we list them in the daily logistics section below.
When we list a home here, we ask the manager for the pet section and put it in the paperwork file before the first showing, so a buyer with a pet learns the rule on day one, not during the inspection period.
Village on Golden Pond in Breckenridge is a Chapter 720 homeowners' association of single-family homes, not a condominium, so Florida's milestone inspection and structural integrity reserve study laws for condominium buildings of three or more stories do not apply here, although its neighbors in Breckenridge's condominium villages face them.
Florida's condominium safety laws, passed after the 2021 Surfside collapse, require a milestone inspection under s. 553.899 for condominium and cooperative buildings three habitable stories or more in height, and a structural integrity reserve study under s. 718.112 for the same buildings. The Department of Business and Professional Regulation's inspection page explains both requirements and notes the 2025 refinements in HB 913.
The county codes all 51 Golden Pond homes single-family (DOR 01), and the association is a homeowners' association under Chapter 720, not a condominium association under Chapter 718. The state's condominium requirements attach to condominium buildings. A reasonable buyer conclusion is that a Golden Pond purchase carries no milestone or SIRS assessment exposure of that kind, though we have not read the declaration, and a declaration could create a village-level reserve or maintenance obligation of its own.
Breckenridge's condominium villages are treated differently, and the most affected are Preserve at Breckenridge, whose buildings the research describes as mid-rise, and Greenwood Village at Breckenridge, a 73-unit condominium. A buyer comparing a Golden Pond home with a condominium in the community should ask each condominium association for its milestone status and reserve study.
Under s. 720.401, a prospective buyer in a mandatory homeowners' association must receive a disclosure summary before signing the contract, stating that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change. If the summary is not provided before signing, the buyer may cancel the contract within three days of receiving it or before closing, whichever is first, and that right cannot be waived (Florida Statutes, chapter 720).
Village on Golden Pond in Breckenridge maps as FEMA shaded Zone X at all three Jace Court points we tested, outside the 1 percent annual chance floodplain, with ground near 13.4 feet on one point; a lender does not normally require flood insurance in Zone X, but wind, roof age and the association's rules still matter.
FEMA flood map panel 12071C0579G, effective November 17, 2022, covers the site, and we confirmed that on September 30, 2026 by querying FEMA's National Flood Hazard Layer at the Census geocoder point for Jace Court (FEMA NFHL FIRM panels layer). This is the current Lee County countywide map after the 2022 revision.
Point tested | FEMA zone | In the 1 percent floodplain? | Base flood elevation |
|---|---|---|---|
Jace Court, first point | X, 0.2 percent annual chance flood hazard in coastal zone | No | none assigned |
Jace Court, second point | X, 0.2 percent annual chance flood hazard in coastal zone | No | none assigned |
Jace Court, third point | X, 0.2 percent annual chance flood hazard in coastal zone | No | none assigned |
FEMA National Flood Hazard Layer, flood hazard zones, queried September 30, 2026. Shaded X is the 0.2 percent annual chance area; the "coastal zone" label reflects the county's position on the coast, not a surge zone. A query over a box about a quarter mile wide around Jace Court also returned an AE polygon, the 1 percent zone, consistent with the community's internal lakes and drainage; we did not test which lots, if any, touch it. Our checks are street points, not lot lines, so confirm any home with a lender flood determination or an elevation certificate.
USGS 3D Elevation Program lidar, queried through the USGS elevation point service at one Jace Court point, returned about 13.4 feet in the NAVD88 datum (USGS EPQS, September 30, 2026). That is a ground elevation for one point, not a finished floor elevation, which is what an elevation certificate records.
Breckenridge sits roughly three to four miles inland of Estero Bay according to the research we hold, so its storm exposure is wind and rain more than coastal surge. Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a high-end Category 4, with catastrophic surge on the barrier islands and the bayfront and hurricane-force wind in Estero (National Hurricane Center report). Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County, with about 3 to 5 feet of surge along the Estero coast (National Hurricane Center report). Wind, then, is the exposure that matters for a 1994 home.
Every Golden Pond home was built in 1994, before the Florida Building Code took effect on March 1, 2002, so the roof and the windows are the first items a buyer's inspector and insurer look at. A roof replaced in the last decade under a permit is worth real money in a wind quote; one original to 1994 is a negotiation. The state's uniform mitigation verification form is the document that turns roof shape, opening protection and roof-to-wall connections into insurance credits.
In a Chapter 720 village, the owner normally insures the dwelling, and the association insures its common areas. Whether the Golden Pond association insures or maintains anything beyond common areas depends on the declaration, which we did not read, so a buyer should ask before pricing a policy. We obtained no Golden Pond premium quotes and publish none. Citizens Property Insurance is the state-created insurer of last resort, and flood insurance is available through the National Flood Insurance Program even in Zone X.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond in Breckenridge is in Lee County's South Choice Zone, where the typical Estero assignments are Pinewoods Elementary, Three Oaks Middle and Estero High. Lee County assigns through school choice, not fixed boundaries, so the district's site locator, not a street line, decides a family's options for a specific address.
The School District of Lee County runs a choice and assignment system built on three zones (East, South and West), each split into sub-zones numbered 1 to 3. Families rank schools, and assignment follows proximity, choice and seat availability. A family in sub-zone 1 may rank schools in sub-zones 1 and 2, a family in sub-zone 2 may rank across the zone, and a family in sub-zone 3 may rank sub-zones 3 and 2. Estero, and therefore Breckenridge, is in the South Zone.
We do not state a guaranteed assignment for any Village on Golden Pond home. Zones and sub-zones are redrawn from time to time, so a family relying on a particular school should run the exact address through the district's school site locator before making an offer.
School | Grades | Location | Approximate distance from Breckenridge |
|---|---|---|---|
Pinewoods Elementary | K to 5 | Stoneybrook Golf Drive, Estero | about 4 miles, 8 to 10 minutes |
Three Oaks Middle | 6 to 8 | Three Oaks Parkway | about 7 miles, 13 to 15 minutes |
Estero High | 9 to 12 | River Ranch Road, Estero | about 4 to 5 miles, 9 to 11 minutes |
Distances and drive times are from our community research, measured from the Breckenridge and Coconut Point node, not from a Golden Pond address, and they are typical off-peak estimates. They run longer at school drop-off and in season.
The district reported that Three Oaks Middle improved from a B to an A in the 2024 to 2025 Florida school grades, and that the district as a whole earned a B, with 14 schools at A and 27 at B (School District of Lee County, 2024 to 2025 school grades report). For the letter grades of Pinewoods Elementary and Estero High, read the Florida Department of Education's published school grades file, because we do not print a grade we did not read from it.
We do not rate schools, and we do not describe any school as good or bad for any kind of household. Read the state accountability data and the district's own school pages, and decide for yourself.
There is no private school inside Estero's immediate cluster. The closest we found in our research is Gospel Baptist Christian School in Bonita Springs, a PK to 12 school about 10 to 15 minutes south. Educational Pathways Academy serves students with dyslexia and other language-based learning differences from campuses in Estero and Naples. Farther south, about 30 to 40 minutes away, are The Village School of Naples and Community School of Naples. Lee County also runs charter schools inside its choice framework, and the district's schools directory lists them.
We confirm addresses and tuition with each school directly before a buyer relies on them, and we have not verified any private school's current enrollment terms for this page.
Florida Gulf Coast University, a public four-year university, is about 8 to 9 miles and 15 to 18 minutes away by car. Lee Health Coconut Point, with a 24-hour emergency department that opened in December 2018 as Lee County's first freestanding emergency department, is about 3.7 miles on a straight line from a Jace Court point in the village by our Census geocoder arithmetic. Two full hospital systems, Lee Health to the north and NCH to the south, are within about 20 to 25 minutes.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Building permits for Village on Golden Pond in Breckenridge are issued by the Village of Estero's Community Development Department, the authority for permits and inspections since the Village incorporated in 2014. Earlier permits are Lee County records, and recorded plats and declarations sit with the Lee County Clerk. We have not pulled permit histories for individual homes.
The Village of Estero's Community Development Department is the authority having jurisdiction for building permits and inspections inside Village limits. It is at 9401 Corkscrew Palms Circle, Estero, phone 239.221.5036, per the Village's permits page. Permitting is handled in-house by the Village, not by Lee County, and the Village registers contractors.
Re-roofing, window and door replacement, air conditioning change-outs, screen enclosures and lanai work, electrical and plumbing work, re-piping and generator installation normally need permits. We say "normally" because rules change, and the Village's Community Development Department is the source that decides whether a specific job needs one. Exterior changes also need approval from the Architectural Review Committee before work starts, which is a separate step from the permit.
A home built in 1994 is 32 years old, and its roof, air conditioning, windows and plumbing have probably been replaced at least once. A closed permit with a final inspection is the record a buyer's insurer wants for a roof, and an open or unfinaled permit is a title and insurance problem that is far cheaper to clear before a sale than during one. Work done without a permit is a risk for both sides, and a buyer's inspector will often notice it.
For a listing, we pull the Village's permit records and the Lee County records for the address, list every roof, air conditioning, window and enclosure permit, and put them in the file before the first showing.
Permits issued since the Village incorporated in 2014 come from the Village of Estero. Permits before that, including the original 1994 construction permits, are Lee County records. A full history therefore needs both, and neither is on the county appraiser's parcel page.
The roster ties the village to Plat Book 53, pages 54 to 59, with a second phase referenced at Plat Book 56, pages 53 to 56, both recorded with the Lee County Clerk. The county's legal descriptions carry the second phase as "Village on Golden Pond 2 at Breckenridge," with the numeral inside the name. Search county records by both spellings, and by the village's street names, Jace Court and Wolfel Trail, or a title or permit search can miss part of the village. Of the 51 homes on the roll, 42 are on Jace Court and 9 are on Wolfel Trail.
The Village issued 5,366 building permits worth about $422.1 million in 2025, the second-highest annual total since incorporation, behind 2024's 5,799 permits and $598.3 million (Village community development director's January 21, 2026 council workshop, as reported by Gulfshore Business). A busy permit office is worth knowing about when a seller plans a re-roof before listing, because scheduling matters.
Village on Golden Pond in Breckenridge sits inside Breckenridge's planned development, among other Breckenridge villages and the community's golf course, and the Village of Estero sets its zoning and land use. The appraiser's roll lists the village as a planned-development parcel, but we did not obtain the ordinance, so we describe no setback, height or use rule.
A planned unit development, in Florida zoning practice, is a district whose uses, density and site standards are set by its own approved plan and ordinance, not by a standard residential category. Our Village on Lake Geneva guide read the appraiser's zoning field for the neighboring villages and lists the Golden Pond second phase as PUD. We did not read the ordinance for Breckenridge's planned development, so anyone planning an addition, a pool or a change of use should ask the Village of Estero Community Development Department and the association's architectural committee before relying on an assumption.
Land-use approvals in the Village flow through its Planning, Zoning and Design Board, which reviews development orders, rezonings and design, and then the Village Council, which grants final rezoning and ordinance approval. The Village has held that authority since it incorporated in 2014, and its agendas are public.
Village on Golden Pond's nearest neighbors are other Breckenridge villages and the golf course. Our measurement from Lee County Property Appraiser parcel coordinates for the Village on Lake Geneva guide puts the Golden Pond second phase about 170 feet from the nearest Lake Geneva home, the closest neighbor in that measurement. The same measurement places Village on Crescent Lake, Village on Crystal Lake and Villages on Lake Augusta within about 200 to 240 feet of Lake Geneva, so this central cluster of villages sits close together. We have not measured Golden Pond's own distance to each neighbor.
Fountain Lakes adjoins Breckenridge, per our research, and a small dental and office parcel of about 1.45 acres was planned on US-41 just south of the Fountain Lakes entrance. Our Lake Geneva measurement puts two manufactured-home communities, Broadway and Mariners Cove, about 700 to 770 feet from Lake Geneva, and we have not measured them from Golden Pond. Breckenridge fronts US-41, so corridor traffic and commercial development affect the gate more than any single neighbor does.
Zoning and land use around the village can change through rezonings that go to the Village's board and council. The nearest proposed rezoning in our research is the 219-unit mixed-use proposal at US-41 and Pelican Sound Drive, which needs rezoning to an Estero planned development and had not been approved as of early 2026. We report proposals as proposals, and we check the Village's agendas at the time of any sale.
Look up the parcel on the Lee County Property Appraiser's site for the legal description, use code and year built, ask the Village's Community Development Department for the zoning and any open permits, and read the recorded plat and declaration at the Lee County Clerk. We do that for every address before a buyer's inspection period ends.
Development near Village on Golden Pond in Breckenridge is concentrated on US-41 and the Coconut Point corridor: Woodfield Estero's 596 homes are under construction at US-41 and Coconut Road, a 23-story Island at West Bay Club tower is rising south on US-41, and I-75 widening runs from 2026 to 2032, none of it inside the village.
Estero's community development director told the Village Council on January 21, 2026 that the Village entered the year with about 20 active building projects, roughly 2,500 residential units and 300,000 square feet of commercial space (as reported by Gulfshore Business). Breckenridge sits mid-corridor, between the Coconut Point node to the south and the Estero on the River and Broadway node to the north.
Woodfield Estero covers 45.6 acres at the northwest corner of US-41 and Coconut Road. Its full program is 596 homes in apartments and townhomes, about 82,000 square feet of retail and dining, about 42,000 square feet of office, 6,000 square feet of civic space and a hotel. Council rezoned it in July 2023, the Planning, Zoning and Design Board approved the first phase on November 12, 2024, and Phase 1 was under construction in early 2026. The hub guide places Coconut Point about two miles from the Breckenridge gate, and our straight-line figure from a Jace Court point to the Coconut Point mall is 3.1 miles.
Roers Companies has proposed up to 219 apartments on about 11 acres at US-41 and Pelican Sound Drive, on the same side of US-41 as Breckenridge. The proposal needs rezoning, the planning board asked for significant revisions, and it was not approved as of the latest reporting we hold.
The Island at West Bay Club is a 23-story waterfront tower of about 88 condominium residences in the gated West Bay Club community south of Breckenridge on US-41. Vertical construction was underway in January 2026, with completion targeted for mid-2027, according to Gulfshore Business and the developer's site.
At Coconut Point Mall, Simon Property Group and Waypoint Residential proposed a five-story, 365-apartment building on the former cinema site. The planning board sent the plan back in early 2026 and again in March 2026, and it was not approved as of the latest reporting. Coconut Trace, a 122-room extended-stay hotel on Lyden Drive, received council approval in September 2025. A 111-room Home2 Suites proposal appears abandoned, and the mall's repaint and store additions continue.
The Ritz-Carlton Residences, Estero Bay, at 5000 Coconut Road, are two 22-story towers with 224 residences, and the site is in the City of Bonita Springs, not the Village of Estero. Its south tower opened in 2026 and its north tower is scheduled for 2027.
Lumio Estero, a 330-unit mixed-use project on Via Coconut Point, broke ground in December 2025, with completion targeted for the end of 2026. The Village's 100-acre sports park north of Williams Road, with Phase 1 scheduled for October 2026, and the 40,000 square foot High 5 Entertainment center, scheduled to open in September 2026, are both about two miles from the community by our research. We have not confirmed that either has opened.
The Village named a roundabout on Williams Road west of US-41 a first-tier priority, and widening Williams Road from two to four lanes between US-41 and Via Coconut Point is in design with no construction date. The three West Coconut Road roundabouts are stalled over cost sharing among the Village, Bonita Springs and Lee County. The Florida Department of Transportation's I-75 widening from six to eight lanes begins construction in 2026 and is projected complete by 2032, which improves long-run capacity and brings construction friction on the routes to the airport.
Traffic is the real watch item, and it is being addressed in the Village's pipeline. The nearest new supply is mostly rental and multifamily product or ultra-luxury towers, a different product from a three-bedroom 1994 home on its own lot. None of it changes the village's own plat, association or homes. Project status changes, so we check the Village's agendas and Florida's project pages at the time of any sale.
Selling in Village on Golden Pond? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Daily life at Village on Golden Pond in Breckenridge runs through the master association's gate and office, Waste Pro for trash, Florida Power and Light, Lee County Utilities, Hotwire bulk internet and cable, Estero Fire and the Lee County Sheriff, with village-level parking and exterior rules in the declaration.
Breckenridge is gated. The POA asks agents to call the master office at 239.992.5959 for the gate code and the rules before an open house or a showing, and new owners collect photo IDs and gate equipment at the master office after closing with the warranty deed and settlement statement. The June 2026 newsletter lists obtaining up-to-date guest and parking passes among its top do's, so a family with visitors or a tenant should ask the office how passes are issued.
The June 2026 newsletter lists Waste Pro, at 239-337-0800, as the community's trash contact. The documents we read do not say which weekday Village on Golden Pond is collected, whether service is at the curb or a shared point, or what the recycling rules are, so we state none. Ask Gulf Breeze Management Services for the village's collection days and bulk-pickup rules, or call Waste Pro with the address.
The documents we read do not describe how mail is delivered to Village on Golden Pond, whether at a curbside box, a cluster box or another point. Delivery in ZIP 33928 is by the U.S. Postal Service, and the box type, the key and the change-of-address steps are things to confirm at the address, so a buyer should ask the seller and the manager.
The MLS extract we hold carries no garage, driveway or carport field, so we make no claim about garages or the number of spaces at any home. Parking, overnight guest parking and any limits on trailers and commercial vehicles are set in the declaration and rules. The newsletter reminds residents to obey the speed limit and stop signs, and to keep bikes and golf carts off the sidewalks. A personal golf cart is registered with the master association for $100 a year plus $25 the first time, and a storage lot space for an RV, boat or trailer is $200 to $225 a year plus $25.
Service | Provider | Contact listed in the June 2026 newsletter |
|---|---|---|
Electricity | Florida Power and Light | 239-334-7754 |
Water and sewer | Lee County Utilities | 239-936-0247 |
Trash | Waste Pro | 239-337-0800 |
Internet and basic cable | Hotwire (bulk account) | 1-800-355-5668 |
Fire | Estero Fire | 390-8000 as printed, without an area code |
Law enforcement | Lee County Sheriff's Office | 239-477-1234 |
Animal services | Lee Domestic Animal Services | 239-533-7387 |
Master office | Castle Group, 20091 Wimbleton Court | 239-992-5959 |
Village association manager | Gulf Breeze Management Services | (239) 498-3311 |
The newsletter's list is the source, and a buyer should confirm the providers at the address. The brochure says internet and basic cable come through the bulk account, which a new owner activates by calling Hotwire and saying so, and it does not say which fee line carries the charge.
Seasonal owners can put Hotwire service on seasonal hold, per the newsletter, and the master office is the contact for the gate and for the golf cart and storage lot. A home left empty from spring to fall needs a plan for the roof, the air conditioning, the water shutoff and hurricane season, and a neighbor or property manager who can enter. We help a seasonal buyer build that list before closing.
Using Census geocoder points, the Coconut Point mall is about 3.1 miles from a Jace Court point in the village on a straight line, and the Lee Health Coconut Point campus is about 3.7 miles. Our community research gives these approximate off-peak drive times from the Breckenridge and Coconut Point node.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
I-75 at Corkscrew Road, exit 123 | about 10 to 12 minutes |
Miromar Outlets | about 12 to 14 minutes |
Florida Gulf Coast University | about 15 to 18 minutes |
Southwest Florida International Airport | about 20 to 25 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Downtown Naples or downtown Fort Myers | about 30 minutes |
Drive times are typical off-peak estimates and run longer in season, and we treat them as approximate.
Selling in Village on Golden Pond? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Village on Golden Pond in Breckenridge is the smallest of the three single-family villages and the oldest of them: 51 homes built in 1994, four MLS closings in the last 12 months at a $367,450 median, in a community of nine villages and 16 associations, 842 residences and a $235,000 median on 44 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Yardstick: homes and regime from the Lee County 2026 roll and Sunbiz; build years from the roll; MLS closings in the 12 months to September 29, 2026 from the Breckenridge roster; the 12-month median where the roster gives one.
Village | Homes | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Villages on Lake Augusta | 180 | Condominium, Chapter 718 | 1996 to 2001 | 10 | not given in the roster |
Wellington at Breckenridge | 95 | Condominium, Chapter 718 | 1988 to 1998 | 8 | $187,250 |
Preserve at Breckenridge | 160 | Condominium, Chapter 718 | 2002 to 2005 | 8 | not given in the roster |
Village on Crystal Lake | 64 | Homeowners' association, Chapter 720 | 1997 to 1999 | 6 | $363,000 |
Village on Golden Pond | 51 | Homeowners' association, Chapter 720 | 1994 | 4 | $367,450 |
Greenwood Village at Breckenridge | 73 | Condominium, Chapter 718 | 1988 to 1994 | 3 | $268,500 |
Village on Crescent Lake | 56 | Condominium, Chapter 718 | 2000 to 2005 | 3 | $372,500 |
Villages on Court Side Lake | 118 | Condominium, Chapter 718 | 1993 to 1996 | 2 | not given in the roster |
Village on Lake Geneva | 44 | Homeowners' association, Chapter 720 | 1995 to 1997 | 0 (5 in months 13 to 60) | none in 12 months |
Breckenridge total | 841 on the roll (842 stated by the POA) | 44 | $235,000 |
Sources: Breckenridge sub-community roster (Lee County 2026 roll, Sunbiz, Southwest Florida MLS Matrix, September 29, 2026). Where the roster gives no median we print none. Preserve's eight closings split three, four and one across its phases II, III and IV.
Only three villages are single-family: Golden Pond, Village on Crystal Lake and Village on Lake Geneva. Crystal Lake is larger, at 64 homes, and newer, built 1997 to 1999. Lake Geneva has 44 homes, built 1995 to 1997, and recorded no MLS closings in the last 12 months, so its buyers and sellers rely on five sales in months 13 to 60. Golden Pond is the middle case on size and the oldest on build year.
The condominium villages are a different product. Villages on Lake Augusta is the volume village, with 180 units in three phases and 10 MLS closings. Wellington at Breckenridge is the entry price, with a $187,250 median on eight. Preserve at Breckenridge is the newest, built 2002 to 2005. Village on Crescent Lake is the closest in price, with $372,500 on three. Villages on Court Side Lake and Greenwood Village at Breckenridge complete the set, and the Breckenridge guide holds the full community picture.
The boundary that matters most to a buyer is the legal regime. Golden Pond, Crystal Lake and Lake Geneva are homeowners' associations under Chapter 720, so their owners insure and, unless the declaration says otherwise, maintain their own homes, and the condominium safety laws do not apply. The other six villages are condominiums under Chapter 718, with building insurance, reserves and, for buildings of three stories or more, milestone inspections in the association's budget.
Selling in Golden Pond? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Choose Village on Golden Pond in Breckenridge for the older, smaller village where a 1,812 square foot home has held near $400,000 and homes sell quickly; choose Village on Crystal Lake for a larger, newer village of 64 homes with more listings and slower sales. Both are Chapter 720 single-family villages.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Village on Golden Pond | Village on Crystal Lake |
|---|---|---|
Homes | 51 (33 and 18 across two recorded phases) | 64 (40 and 24 across two recorded phases) |
Built | 1994 for all 51 | 1997 to 1999, median 1998 |
Regime | Homeowners' association, Chapter 720; 51 of 51 single-family (DOR 01) | Homeowners' association, Chapter 720; 64 of 64 single-family (DOR 01) |
Association | N93000005434, active, filed Dec 2, 1993 | N96000002327, active |
Manager | Gulf Breeze Management | MyTown Communities |
Roll heated area | 1,176 to 1,745 sq ft, median 1,625 | 1,176 to 1,745 sq ft, median 1,431 |
MLS living area in sales | 1,625 to 2,137 sq ft | 1,745 to 2,214 sq ft |
MLS closings, 12 months | 4, median $367,450 (mean of $335,000 and $399,900) | 6, median $363,000 (mean of $361,000 and $365,000) |
MLS closings, 36 months | 5, median $350,000 | 10, median $375,000 (mean of two $375,000 sales) |
MLS closings, 60 months | 12, median $400,000 | 13, median $375,000 |
Median $ per living sq ft, 12 months | $200.77 | $195.88 |
Median days on market, 12 months | 26.5 | 249.5 |
Median sold-to-list, 12 months | 96.6% | 96.1% |
Range of MLS prices, 60 months | $317,500 to $430,000 | $325,000 to $475,000 |
Active listings, Sep 29, 2026 | 1 at $325,000, 1,625 sq ft, 381 days | 1 at $369,000, 1,856 sq ft, 174 days |
County qualified sales since Sep 2025 | 2, median $367,500 | 5, median $335,000 |
County qualified sales, 2022 | 4, median $400,000 | 3, median $350,000 |
Months of supply, 12-month pace | 3.0 | 2.0 |
Flood, tested points | Shaded X at three Jace Court points | Not tested for this page |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded-sales file through July 29, 2026; Florida Division of Corporations. MLS and county figures are never mixed, and the 36-month window is Crystal Lake's first with ten sales while Golden Pond's is 60 months.
The pattern in the sales is the sharpest difference. Village on Crystal Lake's four sales in 2024 and 2025 ran $415,000 to $475,000, and its six sales in the last 12 months ran $325,000 to $375,000, with a median of 249.5 days on market. Village on Golden Pond's sales stayed near $400,000 through 2026 for its larger plans and its median in the last 12 months was 26.5 days (n = 4, so a small sample).
The same MLS living-area figure of 1,812 square feet appears in both villages, at six Golden Pond sales with a $400,000 median and one Crystal Lake sale at $335,000 in July 2026 after 272 days. One sale is not a market, and we have not matched the plans, so read it as a prompt to compare two specific homes, not as proof that one village is worth more.
Choose Village on Golden Pond if you want the smaller village, a 1994 build with a documented price band on the 1,812 square foot plan, and shorter days on market, and you are comfortable that only 12 sales exist in five years. Choose Village on Crystal Lake if you want more homes and more choice, a later build year, larger MLS sizes and a market that has been more negotiable, and you accept longer time to sell. A buyer weighing both should tour on the same morning and ask each association for its budget.
Weighing both? Sellers: get a valuation or call Jesse at (239) 898-6072. Buyers: call Marc at (239) 287-5873 to tour both on one morning, and read our Village on Crystal Lake guide first.
Village on Golden Pond's strengths are a bundled golf-and-tennis lifestyle, a steady price band on its larger plan, three-bedroom homes on their own lots and no condominium reserve exposure; its weaknesses are a 1994 build year, a small and uneven sales record, and a village fee and rules we could not read.
Selling? Free valuation, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
If you're searching for a Village on Golden Pond listing agent, or thinking, 'I need someone to sell my Village on Golden Pond home...' you are selling into one of Breckenridge's smallest and most price-sensitive markets, where plan, condition and paperwork decide the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 4 Village on Golden Pond closings in the Southwest Florida MLS, and all 12 in the five years to September 29, 2026. 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:
The Matrix pull did not record listing offices, so we state no represented-sale count; we will walk you through every closing on request.
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title insurance policy, and the contract controls. On a $400,000 sale, the stamp tax is $2,800, at $0.70 per $100, and the owner's policy is about $2,075 on Florida's promulgated schedule, both our arithmetic on the state rates. Add up to $299 for each estoppel, a municipal lien search, settlement fees, the property tax proration and the commission, which is negotiable and is not set by law. We show every line on a net sheet before you list.
Start with a free Village on Golden Pond home valuation. Jesse follows up with the sales that actually fit your home: the same plan, the same size, adjusted for condition, updates and furnishings. For the community-wide picture, read how we sell homes in Breckenridge and start a Breckenridge home valuation.
(239) 898-6072, text or call. Confidential conversations welcome.
Our Village on Golden Pond at Breckenridge seller's guide walks through the sale step by step, and the Village on Golden Pond at Breckenridge home valuation page shows how homes here are priced.
For a home priced to its plan, yes: at the 12-month pace the village has 3.0 months of supply, one active listing against four closings a year (Southwest Florida MLS, September 29, 2026). A single listing is arithmetic, not a trend, so we price from the sales, not the supply figure.
From the six same-size sales, $399,000 to $419,000 between September 2021 and September 2026, with the September 2026 sale at $399,900 in 8 days. Condition and updates move a home within that band; the plan sets the band.
From the three same-size sales, $405,000 in June 2022, $335,000 in May 2026 and $317,500 in September 2026, not from the larger plan. The current $325,000 listing has sat 381 days, which is the cost of pricing this size from the wrong comparable.
The documents we could read do not say. The village's declaration decides whether the association reviews a sale or a buyer, and the master office handles gate equipment after closing. Ask the manager and build any approval time into the contract.
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. The $200 master transfer assessment applies per lease.
Village on Golden Pond owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for many years, lead Domain Realty Group, and read every recent Golden Pond 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 Golden Pond guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
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 Golden Pond 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 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
★★★★★ “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
★★★★★ “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
Selling a Village on Golden Pond home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying in Village on Golden Pond? Call Marc at (239) 287-5873, start with buying a home in Breckenridge, 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 Golden Pond buyer questions are answered from Lee County's 2026 roll and recorded sales, the Florida Division of Corporations, the Breckenridge POA's published documents, FEMA and USGS records, and the Southwest Florida MLS Matrix pulled September 29, 2026. Where the record stops, the answer says so.
A village of 51 single-family homes inside Breckenridge Golf and Tennis Club in Estero, ZIP 33928, all built in 1994, run by Village on Golden Pond at Breckenridge Homeowners' Association, Inc. (N93000005434). It is one of nine villages and 16 associations in the community's 842 residences.
This is Village on Golden Pond at Breckenridge in Estero, Lee County, ZIP 33928. It is unrelated to Breckenridge, Colorado, and to any other Florida subdivision, condominium or lake called Golden Pond. The Sunbiz number and the Lee County plat references identify it.
Inside the gated Breckenridge community on the west side of Estero, about 900 feet on a straight line from the clubhouse at 20091 Wimbleton Court, from a Jace Court point on Census geocoder data. Jace Court is the one village street name we confirmed from a geocoded address.
51 residential homes in two recorded phases, 33 in the first and 18 in the second, on the Lee County Property Appraiser's 2026 roll. The roll matches 72 parcels to the name in all, including 21 common-element parcels the association owns.
County heated area runs 1,176 to 1,745 square feet with a median of 1,625. MLS living area in the twelve recorded sales runs 1,625 to 2,137 square feet, and the two measures differ by design, so do not compare one against the other.
The county codes all 51 single-family, and the association is a Chapter 720 homeowners' association, not a condominium. Marketing describes some homes as townhome style, and we could not confirm which buildings are attached, so read the recorded declaration.
1994 for all 51 homes on the county roll. The village association was filed with the state on December 2, 1993, and the plats are Plat Book 53, pages 54 to 59, and a Plat Book 56 reference for the second phase.
On September 29, 2026 the MLS showed one: a 3 bed, 2 bath, 1 half bath home of 1,625 square feet asking $325,000 after 381 days on the market. Call Marc for today's list and our read on whether it is priced to its plan.
In the last 60 months, $317,500 to $430,000 on twelve MLS sales, median $400,000. In the last 12 months, four sales from $317,500 to $400,000, median $367,450, a small sample. Larger plans have held near $400,000 and the 1,625 square foot plan has fallen.
The median across twelve MLS sales is $220.45 per living square foot, and $200.77 across the four in the last 12 months. County price per square foot uses a different area measure and is never compared with these.
Mixed. The county median rose from $220,000 in 2020 to $400,000 in 2022. Since then the 1,812 square foot homes have held near $400,000, while 1,625 square foot sales fell from $405,000 in 2022 to $317,500 in September 2026.
The median is 12.5 days on the market across twelve sales over 60 months and 26.5 across the four in the last 12 months, with a range of 0 to 155 days. The current listing has been on the market 381 days.
A $2,800 master amenity fee for 2026, or $725 a quarter, plus a village association fee the POA brochure puts at $300 to $500 without stating whether it is monthly or quarterly. We do not publish a Golden Pond figure we could not read.
Access to the 18-hole par-3 golf course, eight tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse. The brochure says there are no additional fees to use any of the amenities.
An outside buyer pays the master association a $2,800 capital contribution and a $100 transfer fee, $2,900 in all, plus any costs the contract assigns, such as an estoppel of up to $299. Current owners pay a $1,000 capital contribution.
We found no Community Development District for Breckenridge. Whether the village has a special assessment appears on the village estoppel certificate, so request it before the inspection period ends and confirm the parcel's Lee County tax record.
The three Jace Court points we tested map in FEMA shaded Zone X, outside the 1 percent floodplain, on panel 12071C0579G effective November 17, 2022. A nearby AE polygon exists near the lakes, so confirm any home with a flood determination.
We hold no record of surge flooding at Breckenridge, which sits roughly three to four miles inland of Estero Bay, and Ian's surge concentrated on the coast. Individual homes vary in wind and water damage, so ask for a specific home's repair and permit history.
A lender does not normally require it in Zone X, but it is available and often inexpensive. A home whose lot touches an AE area would require it for a federally backed mortgage, so ask the lender for a flood determination on the address.
We obtained no quotes and publish none. Roof age, opening protection and wind-mitigation credits drive a wind quote on a 1994 home, so get quotes with the roof age and the mitigation form in hand before you offer.
No. Those laws cover condominium and cooperative buildings of three habitable stories or more, and Golden Pond is a Chapter 720 homeowners' association of single-family homes. Read the declaration in case it creates its own reserve or maintenance duty.
No. Breckenridge is an all-ages community, and owners and renters of any age are welcome. We found no age-restriction claim for the village or the community.
Leasing is allowed in Breckenridge and renters have amenity access, with a $200 master transfer assessment on every lease. The village's minimum term and lease cap are not published, so read the declaration before you count on a rental strategy.
The village's pet rules are in its declaration and rules, which are behind the owner login, so we state none. Ask the manager, Gulf Breeze Management Services, or the seller for the pet section in writing.
Breckenridge is gated. The master office asks agents to call for the code and the rules before a showing or open house, and new owners collect gate equipment there after closing. The POA does not say whether the gate is staffed.
Gulf Breeze Management Services manages the village association from 8910 Terrene Court, Suite 200, Bonita Springs, phone (239) 498-3311. Castle Group manages the Breckenridge master association from 20091 Wimbleton Court, phone 239.992.5959.
Lee County uses school choice, and Breckenridge sits in the South Zone, where the typical Estero assignments are Pinewoods Elementary, Three Oaks Middle and Estero High. Verify current options for a specific address with the district's lookup before relying on any list.
About 3.1 miles on a straight line to Coconut Point and 3.7 miles to the Lee Health Coconut Point campus, which has a 24/7 emergency department. The airport is roughly 20 to 25 minutes by car on our research estimate.
The Breckenridge course is 18 holes, all par 3, bundled into the master fee, with a range and putting area at hole 10 behind the tennis courts, about 900 feet from the village on a straight line to the clubhouse.
Golden Pond has 51 homes built in 1994 and a $400,000 60-month median on 12 sales. Crystal Lake has 64 homes built 1997 to 1999 and a $375,000 median on 13. See our Village on Crystal Lake guide for the full table.
Call Marc at (239) 287-5873 for a buyer consultation and read how we represent buyers. We pull the plan, the recorded documents, the association budget and the wind file before you write an offer.
Woodfield Estero, 596 homes at US-41 and Coconut Road, is under construction, a 23-story Island at West Bay Club tower is rising south on US-41 for mid-2027, and I-75 widening runs from 2026 to 2032. Proposals such as 219 apartments at Pelican Sound Drive had not been approved as of early 2026.
The June 2026 newsletter lists Waste Pro at 239-337-0800 for trash, and the U.S. Postal Service delivers in ZIP 33928. We found no published collection day or mail-box arrangement for the village, so ask Gulf Breeze Management Services or the seller before you close.
These Village on Golden Pond seller questions are answered from the village's own recorded sales, the Lee County roll, Florida's estoppel and disclosure statutes, our cost-of-selling research for Lee County, and the Southwest Florida MLS Matrix pulled September 29, 2026. Call Jesse direct at (239) 898-6072 for a home-specific answer.
McGreevy and Comisar, Jesse McGreevy and Marc Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We price Golden Pond from its own twelve sales, not a Breckenridge median. Call Jesse direct at (239) 898-6072.
It depends on plan and condition. The village's 60-month median is $400,000 on twelve sales, the last 12 months are $367,450 on four, and the 1,625 and 1,812 square foot plans trade far apart. Start with a free valuation.
A median of 97.7 percent across twelve sales and 96.6 percent across the last four, as a median of per-sale ratios of sold price over final list. Two sold above list, three at list and seven below, and the lowest was 87.0 percent.
At the 12-month pace the village has 3.0 months of supply, one listing against four closings a year, but one listing is arithmetic, not a trend. Whether now is right depends on your plan, condition and goals, and we walk through the sales before you decide.
Professional photography, drone and cinematic video of the home and the amenities within 900 feet, placement in front of our qualified-buyer database, and a documented file: roof age, permits, wind mitigation, both estoppels and the Chapter 720 disclosure.
In Lee County the seller customarily pays the deed stamp tax at $0.70 per $100 and the owner's title policy, and the contract controls. On $400,000 that is $2,800 and about $2,075, plus estoppels, lien search, settlement fees, tax proration and commission.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS, and buyers sign written agreements. We put every commission line on the net sheet before you list.
Rarely a full renovation. Roof age, paint, floors, kitchens, air conditioning and a clean wind-mitigation report matter most on a 1994 home, and we tell you which updates return more than they cost. Two homes 187 square feet apart closed a day apart at prices 26 percent apart.
Sometimes. We can quietly show a home to our buyer database when discretion or timing calls for it. Open-market exposure usually maximizes price, and with only four closings a year, we give you an honest read before you choose.
Priced to plan, the village's median is 12.5 days on the market over five years, then 30 to 45 days to close. Expect two to three months from list to closing, and longer if the price is set from the wrong plan.
In a village with twelve sales in five years, pricing from the wrong comparable costs more than a commission saves. The current listing has sat 381 days. We show the math, and we handle the estoppels and the buyer's disclosure.
Section 720.401 requires a prospective buyer to receive a disclosure summary before signing, stating that membership is mandatory and assessments may change. Without it, the buyer can cancel within three days of receipt or before closing. We put it in the contract package.
A statement from the association of assessments and amounts owed, capped by statute at $299 for a current account, $119 more if expedited, valid for 30 days. The master and the village associations each issue one. We order both before listing.
The title company orders the master estoppel through Castle Group's resale documents page, and the village estoppel comes from Gulf Breeze Management Services. We start both before the first showing so nothing waits on paperwork.
The POA brochure tells title companies to include the $2,800 capital contribution and the $100 transfer fee in the closing fees, and the fee schedule assesses them on new owners. The contract can assign them differently, so we state it clearly in the offer.
The 1,812 square foot home has sold inside $399,000 to $419,000 six times, while the 1,625 square foot home sold at $405,000, $335,000 and $317,500. The bigger plan is the steadier seller in the record.
Usually price against the wrong comparable. A 1,625 square foot home listed near the $399,900 sale of a larger home sits, as the 381-day listing shows. We re-price from same-plan sales, condition and days on the market.
Plan-matched pricing first, then condition, a documented roof and wind file, and marketing that shows the clubhouse, courts and pools within 900 feet. Four of the five fastest sales were 1,812 square foot homes at or near list.
No. A comp-backed valuation is free with no obligation. Start at our home valuation page or call Jesse direct at (239) 898-6072 for a human read on your plan and condition.
Because Golden Pond is won on village-specific data, not a brand. We track this village's MLS record and its recorded county sales, know the two price rungs, and are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
Yes. We handle prep, photography, showings, both estoppels, the disclosure and the closing remotely, and update you after every showing. You do not need to be in Florida to sell a Village on Golden Pond home well.
Get a valuation and a no-pressure conversation about your goals. Start with the free valuation, or call Jesse direct at (239) 898-6072, text or call, and we show you the sales, a net sheet and a marketing plan.
The master office asks agents to call 239.992.5959 or email [email protected] for the code and the rules before an open house or showing. We arrange access, show the home and update you after each visit.
The POA's sheet allows no signs on medians or between the sidewalk and the road, no ribbons, banners or balloons, and one open house sign. Its for-sale specifications cover coach homes and condominiums and do not name Golden Pond, so we confirm which applies.
Sometimes. Turnkey-furnished sales are common across Breckenridge, especially for seasonal buyers, though we hold no furnished-versus-unfurnished data for this village. We advise whether furnishings help your price and how to document them.
A buyer's inspector and insurer will start with the roof, windows and systems of a 32-year-old home. A documented roof replacement, permits and a wind-mitigation form let a buyer price risk, which is worth more than a discount.
Document the repair, the permits and the current wind-mitigation credits. The 2022 surge concentrated on the coast, and Breckenridge's exposure was mostly wind, so a clean, permitted repair history is a selling point, not a liability.
Yes, but the buyer needs the village's leasing rules, which we could not read, and the $200 per lease master transfer assessment. We gather the rules from the association and put them in the buyer's package so the question does not slow the deal.
Usually not needed when a home is priced to its plan, but it can move a slow listing. Weigh a $2,900 concession against a price cut, and we show both on the net sheet before you decide.
Use same-size sales in each village and the market's speed. Golden Pond's 12-month median days on the market is 26.5 and Crystal Lake's is 249.5, so buyers of the two villages behave differently. See our Crystal Lake guide.
The law does not require you to hand a buyer a permit file, but a 1994 home sells faster with one. We pull the Village of Estero and Lee County permits for the roof, air conditioning, windows and enclosures, and close any open permit before the first showing.
Yes. Breckenridge is all ages, and leasing is allowed with a $200 master assessment per lease, but the village's lease term, lease cap and pet rules are in its declaration. We put those rules in the buyer's package so an investor or a pet owner can decide quickly.
Every fact on this Village on Golden Pond guide traces to a primary record below: association documents, the Florida Division of Corporations, Lee County, FEMA and USGS, state statutes and agencies, school sources and dated reporting. Market data comes from the Southwest Florida MLS Matrix pulled September 29, 2026. No listing portal or brokerage is cited.
Village on Golden Pond's key documents are published by the Breckenridge association, the State of Florida, Lee County and FEMA; the table links each to its issuing authority. The village's own recorded declaration and plats are available through the Lee County Clerk's official records, and the association's budget comes from its manager or the owner login.
Document | Issued by | Date | Link |
|---|---|---|---|
Schedule of Master Association Fees | Breckenridge Association, Inc. | 2026 | |
Association Management Companies | Breckenridge Association, Inc. | read September 30, 2026 | |
About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 to 2026 | |
Breckenridge property map | Breckenridge Association, Inc. | current file | |
For Sale Signs and Color Specs | Breckenridge Association, Inc. | current file | |
June 2026 newsletter | Breckenridge Association, Inc. | June 2026 | |
Village on Golden Pond association record, N93000005434 | Florida Division of Corporations | read September 30, 2026 | |
Disclosure to prospective purchasers, s. 720.401 | Florida Legislature | current statute | |
Estoppel certificates, s. 720.30851 | Florida Legislature | current statute | |
Flood map panel 12071C0579G and flood hazard zones | FEMA | effective November 17, 2022 | |
Condominium milestone inspections and SIRS explainer | Florida DBPR | current file | |
Subdivision report and property search | Lee County Property Appraiser | current |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Village on Golden Pond. 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.
