Village on Lake Geneva is a 44-home single-family village inside Breckenridge in Estero, built 1995 to 1997 under its own homeowners' association, with five MLS closings in 60 months at a $426,783 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 Lake Geneva is a single-family village inside the master-planned community of Breckenridge in Estero, Florida. It holds 44 homes on one street, all built between 1995 and 1997, under its own homeowners' association, and it is the smallest village in the community by home count: the Southwest Florida MLS recorded no Village on Lake Geneva closing in the 12 months to September 29, 2026, and only five in the 60 months. Because five sales cannot carry a median, this guide lists every one of them and then reads the Lee County recorded-sales file back to 1996. McGreevy and Comisar lead Domain Realty Group, and Jesse McGreevy and Marc Comisar wrote this page for the owner deciding whether to sell and the buyer deciding whether to wait for the next listing.
A word on the name, because search engines blur it. This page covers Village on Lake Geneva at Breckenridge Homeowners' Association, Inc. in ZIP 33928, Lee County, Florida. It is not the resort town of Lake Geneva in Wisconsin, it is not the Swiss lake, and it is not any other Florida subdivision, lake or condominium that uses Lake Geneva in its name. The Sunbiz document number and the Lee County plat books below identify this one village. 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, read the county long view and the seller section first, then call Jesse. If you are buying, the plan, fee, rule and storm detail will tell you whether this village fits, and how it compares with its closest neighbor by type, Village on Golden Pond.
McGreevy and Comisar are the best realtor for Village on Lake Geneva in Breckenridge, Estero because a market this small is won on records: 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.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Village on Lake Geneva in Breckenridge, Estero, whether you're ready to sell your Village on Lake Geneva 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 Lake Geneva is small, 44 homes, and its MLS record is thin: the last MLS closing was May 29, 2024, a gap of about 28 months to September 29, 2026. Yet the county recorded two qualified sales in January and February 2026 that the MLS pull does not show under this village's name. A listing agent who prices from the MLS alone would miss half the evidence, and one who prices from a Breckenridge-wide median of $235,000 on 44 closings would miss by roughly $190,000, because the five MLS sales here ran from $411,000 to $435,000. The best realtor for Village on Lake Geneva in Estero is the one who has read all ten recorded sales since 2022 and can say which of the two home groups on the county roll each one belongs to.
Recent Village on Lake Geneva track record (last 12 months): In the last 12 months Village on Lake Geneva has seen 0 MLS resales in the Southwest Florida MLS Matrix (pulled September 29, 2026, closings September 30, 2025 to September 29, 2026), against 2 qualified recorded sales in the Lee County file through July 29, 2026 (a median of $387,500, the mean of $345,000 and $430,000, a small sample). The five-year MLS record is 5 closings, a median of $426,783, a range of $411,000 to $435,000, $2,121,783 in total volume, a median of 3 days on market and a median sold-to-list ratio of 99.8%. The highest-priced MLS sale was $435,000, for a 1,805 square foot home in May 2024. 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 every closing on request. We tracked every one of the 5 Village on Lake Geneva closings in the Southwest Florida MLS since March 2022 before writing a word of this guide.
For Village on Lake Geneva 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 village association's manager, 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 how they would price a home in a village where half the recent resales never appeared in the MLS.
For Village on Lake Geneva buyers: the first question is supply, because on September 29, 2026 the MLS showed no active listing here at all, so a buyer needs a plan for being early. 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 Lee County parcel points we tested map in shaded FEMA Zone X, outside the 1 percent floodplain.
Honors and recognition:
Selling your Village on Lake Geneva home? Get a free home valuation or call Jesse direct at (239) 898-6072. See what your Village on Lake Geneva at Breckenridge home is worth today.
Buying a home in Village on Lake Geneva? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our Village on Lake Geneva at Breckenridge buyer's guide before you tour.
Living in Village on Lake Geneva in Breckenridge means a three-bedroom, two-and-a-half-bath home with a garage on a very small lot, a village homeowners' association separate from the Breckenridge master association, and automatic access to the community's golf, tennis, pickleball, pools and clubhouse a few minutes' walk away.
Village on Lake Geneva holds 44 of Breckenridge's 842 residences, about 5.2 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 Golden Pond and Village on Crystal Lake. What follows is what daily life looks like, drawn from recorded and published documents.
Village on Lake Geneva is a residential village of 44 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 Lake Geneva at Breckenridge Homeowners' Association, Inc., Florida not-for-profit corporation N95000001190, filed March 13, 1995 and active (Florida Division of Corporations).
The Lee County Property Appraiser's 2026 tax roll matches 61 parcels to the village name, of which 44 are residential homes and 17 are common-element parcels: 16 conservation and water-retention tracts and one right-of-way parcel. Every one of the 44 homes carries the county's single-family use code, three bedrooms and one building on the parcel.
Every one of the 44 homes carries the same street name in the county's site-address field: Kirby Lane. That is the only street name we can confirm for the village, and we publish no house numbers. A short, single-street village is the reason the recorded sales below can be read almost home by home, and the reason a listing here is visible to every neighbor at once.
A February weekday here might start with coffee on the lanai, a walk of about a quarter mile to the clubhouse for the fitness room, and a morning 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 or pay to join one. Golf is bundled into the master fee, with no equity buy-in and no resident green fee, which is why a village whose homes have recorded in the $400,000s competes with communities where golf costs tens of thousands to join.
We measured. Using the Lee County Property Appraiser's coordinates for three homes in the village and the Census geocoder point for the clubhouse at 20091 Wimbleton Court, the straight-line distance is about 0.21 to 0.29 miles, or roughly 1,130 to 1,520 feet. Road and cart-path distance is longer, and we did not walk it. For a buyer who wants to walk to the fitness room and the courts, that is a short stroll rather than a drive.
Village on Lake Geneva is in the upper tier of Breckenridge pricing. Its five MLS closings in the 60 months to September 29, 2026 had a median of $426,783, against a 12-month Breckenridge median of $235,000 on 44 closings, $367,450 for Village on Golden Pond on four and $363,000 for Village on Crystal Lake on six (Southwest Florida MLS Matrix, September 29, 2026, and the Breckenridge roster). Those windows differ, so read the comparison as a rung, not a ranking. The two-bedroom condominium villages such as Wellington at Breckenridge close far lower.
Six things buyers sometimes assume. No condominium structure: the county codes all 44 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 between 1995 and 1997, and every sale is a resale. No golf-course frontage on the record: the appraiser flags none of the 44 as on the golf course, though 39 carry a lake flag. No pool on any lot: the roll shows no pool on any of the 44 parcels. No age limit: Breckenridge is all ages, not 55-plus. 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 Lake Geneva? 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 Lake Geneva homes closed five times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $426,783 median, and not once in the last 24 months. No window reaches ten sales, so this section lists every closing and the next one reads the county's recorded sales.
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 | 0 | none | none | none | none | none |
24 months | 0 | none | none | none | none | none |
36 months (small sample) | 2 | $432,000 | $429,000 and $435,000 | $252.50 | 3 | 100.6% |
60 months (small sample) | 5 | $426,783 | n = 5, odd, an observed sale | $235.53 | 3 | 99.8% |
Southwest Florida MLS Matrix, pulled September 29, 2026. The 12-month and 24-month windows are empty. The 36-month median is the mean of two sales, so it is not a price any home closed at. The 60-month median equals an observed price because five is odd: the middle sale, in March 2022, closed at $426,783.
Five closings is too few for a market read, so here is each one, newest first. 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 |
|---|---|---|---|---|---|---|---|
May 29, 2024 | 3 bed, 2 bath, 1 half | 1,625 | $429,000 | $429,900 | 99.8% | $264 | 4 |
May 6, 2024 | 3 bed, 2 bath, 1 half | 1,805 | $435,000 | $429,000 | 101.4% | $241 | 2 |
Apr 19, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $420,000 | $434,900 | 96.6% | $232 | 6 |
Sep 16, 2022 | 3 bed, 2 bath | 2,137 | $411,000 | $439,000 | 93.6% | $192 | 0 |
Mar 31, 2022 | 3 bed plus den, 2 bath, 1 half | 1,812 | $426,783 | $399,000 | 107.0% | $236 | 3 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The per-sale ratios are ours, computed from the sold and final list prices. Two sold above final list, none sold exactly at it and three sold below it. Total volume is $2,121,783, a mean of about $424,357, and the range is $411,000 to $435,000, a spread of $24,000, or 5.8 percent of the lowest price.
On September 29, 2026 the Southwest Florida MLS Matrix showed no active Village on Lake Geneva listing. Zero listings against a 12-month closing count of zero gives no months-of-supply figure, because both sides of the fraction are zero, and we do not invent one. Across all of Breckenridge, by contrast, 16 homes were listed against 44 closings in the same 12 months, about 4.4 months of supply.
For a buyer, an empty village means the next listing is the only listing, and the buyer who has already read the county record will be the first to recognize whether the price fits. For an owner, it means a well-prepared listing will not be competing with a neighbor's.
The five MLS sales came in March 2022, September 2022, April 2023 and twice in May 2024, spaced 5.5 months, 7 months, 12.5 months and 3 weeks apart, then nothing for about 28 months. Days on market ran from 0 to 6 with a median of 3 (n = 5, an observed value). Every one of the five sold within a week of being listed, which says these homes were priced to the market they met, or met a buyer who was already waiting.
This is a public-record sale, not one of ours, and it is the most recent Village on Lake Geneva MLS closing. A 3 bedroom, 2.5 bath home of 1,625 square feet of MLS living area closed on May 29, 2024 at $429,000, after 4 days on the market and against a $429,900 final list, or 99.8 percent (Southwest Florida MLS Matrix).
Twenty-three days earlier, on May 6, 2024, a home of the same bed and bath count and 1,805 square feet closed at $435,000, above its $429,000 final list, after 2 days. The second home is 180 square feet larger, or 11.1 percent, and $6,000 higher, or 1.4 percent, so size explained almost none of the gap between them. The MLS record does not say why: condition, updates, the lot's position and furnishings are all candidates. For a seller, the lesson is that two homes on one street sold within a month of each other for nearly the same price, and both went fast.
Selling in Village on Lake Geneva? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Village on Lake Geneva homes have recorded 49 qualified sales with Lee County since 1996, rising from a $195,000 median in 2013 to $432,000 in 2024, with 10 recorded sales in the 60 months to July 29, 2026 at a $415,500 median. The county file is the long view this small village needs.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are qualified recorded sales (Lee County Property Appraiser data files, index built September 27, 2026, newest recorded sale July 29, 2026). They are recorded prices, not MLS prices, and they carry no days on market and no list price.
Year | Qualified recorded sales | Median price |
|---|---|---|
2026 (through July 29) | 2 | $387,500 (mean of $345,000 and $430,000) |
2024 | 2 | $432,000 (mean of $429,000 and $435,000) |
2023 | 1 | $420,000 |
2022 | 5 | $400,000 |
2021 | 1 | $305,000 |
2020 | 4 | $282,500 (mean of $235,000 and $330,000) |
2019 | 2 | $220,000 |
2018 | 1 | $225,000 |
2017 | 2 | $277,088 |
2016 | 2 | $272,500 |
2015 | 3 | $240,000 |
2014 | 4 | $197,500 |
2013 | 1 | $195,000 |
2011 | 1 | $230,000 |
2010 | 2 | $221,250 |
1996 | 16 | $336,000 |
Lee County Property Appraiser recorded sales, qualified only. No qualified sale is on file for 2025 or for 1997 to 2009 and 2012. Even-count medians are the mean of the middle pair.
The county file holds ten qualified recorded sales between January 2022 and February 2026: $340,000, $345,000, $380,000, $400,000, $411,000, $420,000, $426,783, $429,000, $430,000 and $435,000. The median of the ten is $415,500, the mean of $411,000 and $420,000 (n = 10, even), and the mean price is about $401,678. This is the window the Breckenridge seller rule points to: the first with ten or more sales, here 60 months.
The same ten sales divide by year as five in 2022, one in 2023, two in 2024, none in 2025 and two in 2026. That is an average of about two recorded sales a year in a village of 44 homes, or turnover of about 4.5 percent of homes a year (our arithmetic on Lee County data). For the shorter window since September 2025, Breckenridge as a whole recorded 48 qualified sales on 842 residences, about 5.7 percent, against 2 of 44 homes, about 4.5 percent, in this village, so the village turns over a little more slowly than the community.
The MLS carries five of those ten sales. The other five, a $340,000 sale in January 2022, a $380,000 sale in March 2022, a $400,000 sale in November 2022 and the January and February 2026 sales, are recorded at the county but do not appear as Village on Lake Geneva closings in our Matrix pull. Either the MLS did not market them, or the MLS carried them under a name our filter did not catch; we cannot tell which from the two files. The practical consequence is the same: a comparable set built only from the MLS in this village would miss half of the recorded resales since 2022.
Sixteen recorded sales in 1996, at a $336,000 median, sit at the top of the table. The homes were built in 1995 to 1997, so these are most likely first sales of new homes, although the county file does not label them builder-direct and we do not assume it. The point for today's owner is a long one: recorded prices in this village did not rise above the 1996 median until 2022, when the county median reached $400,000, and from 2010 to 2019 they ran $195,000 to $277,088, all in nominal dollars.
The county median rose from $282,500 in 2020 to $305,000 in 2021 and $400,000 in 2022, then to $420,000 in 2023 and $432,000 in 2024. The 2022 to 2024 band, $400,000 to $432,000, is remarkably flat, and the 2026 median of $387,500 on two sales is lower only because the two sales were different home groups, as the next section shows.
Selling in Village on Lake Geneva? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Village on Lake Geneva in Breckenridge splits into two even groups on the county roll, 21 homes with 1,176 square feet of heated area and 21 with 1,625, and recorded sales since 2022 differ by about $55,000 between them: a $427,892 median for the 1,625 group on six sales, $372,500 for the 1,176 group on four.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The groups below are our own cut of the county parcel file, using each parcel's current heated-area field. They are recorded prices, so they are never mixed with the MLS figures, and every group here is a small sample.
Of the 44 homes, 21 read 1,176 square feet heated, 21 read 1,625, and two stand alone at 1,745 and 1,189 (Lee County Property Appraiser, 2026 tax roll). The 1,625 group is uniform: every home is two stories with two and a half baths. The 1,176 group is almost as uniform: 20 of 21 are recorded at 1.8 stories, which we read as a partial second story, and 20 of 21 have two and a half baths.
The two groups sit side by side in the same years. Both were built mostly in 1996, 17 of 21 in each group, with the balance in 1995 and 1997.
Six recorded sales since 2022 are on 1,625 group homes: $380,000 and $426,783 in March 2022, $420,000 in April 2023, $435,000 and $429,000 in May 2024 and $430,000 in February 2026. The median of the six is $427,892, the mean of $426,783 and $429,000 (n = 6, even). Setting the $380,000 sale aside, the other five sit inside a $15,000 band from $420,000 to $435,000, across nearly four years.
The most recent sale, February 2026 at $430,000, is $3,217 above the March 2022 sale at $426,783, or 0.8 percent (our arithmetic). Four of the six also appear in the MLS record; the $380,000 sale and the February 2026 sale do not.
Four recorded sales since 2022 are on 1,176 group homes: $340,000 in January 2022, $411,000 in September 2022, $400,000 in November 2022 and $345,000 in January 2026. The median is $372,500, the mean of $345,000 and $400,000 (n = 4, small sample), but the median hides two clusters, $340,000 to $345,000 and $400,000 to $411,000. The January 2026 sale, at $345,000, is 1.5 percent above the January 2022 sale at $340,000.
The September 2022 sale at $411,000 is the one 1,176 group sale that reached the MLS, and the MLS gave it 2,137 square feet of living area. The next section explains why that matters.
We matched each MLS closing to the county record on exact date and exact price, and all five matched. Then we compared the areas.
MLS closing | MLS living area | County heated area, same parcel | Difference |
|---|---|---|---|
May 29, 2024, $429,000 | 1,625 | 1,625 | 0 |
May 6, 2024, $435,000 | 1,805 | 1,625 | 180 above |
Apr 19, 2023, $420,000 | 1,812 | 1,625 | 187 above |
Sep 16, 2022, $411,000 | 2,137 | 1,176 | 961 above |
Mar 31, 2022, $426,783 | 1,812 | 1,625 | 187 above |
Lee County Property Appraiser recorded sales matched to Southwest Florida MLS closings by date and price. Only one of five MLS areas equals the county's heated area. The four others run 180 to 961 square feet above it, and the largest gap sits on a home the roll reads at 1,176 heated square feet. The roll's own total-area field for the 1,176 group has a median of 2,838 square feet, above the 1,625 group's 2,181, so the heated-area field looks understated for that group. We treat the roll's heated area as a label for a group, not as the size of a home, and we treat MLS living area as whatever the listing agent measured.
Across the five MLS closings the median is $235.53 per MLS living square foot (the middle sale, in March 2022) and the mean of the per-sale ratios is $232.93, from $192 to $264. The lowest ratio, $192, sits on the largest MLS area, 2,137. Larger MLS areas are not paying more per foot, which is what we would expect when price is set by the last comparable sale on the street, and when MLS areas here are not consistent from one listing to the next.
Selling a 1,176 or 1,625 group home here? Ask for a group-matched valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Village on Lake Geneva in Breckenridge is a 44-home village built 1995 to 1997, and on September 29, 2026 it held no active listing while the county file recorded two sales in early 2026. In a village where a home may sell twice a year, the seller who arrives with both association estoppels and a plan-matched price is the seller who closes.
Selling a Village on Lake Geneva home? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying in Village on Lake Geneva? Call Marc at (239) 287-5873, or start with how we represent buyers in Southwest Florida.
Pricing a Village on Lake Geneva home in Breckenridge starts with the ten recorded county sales since 2022, not the five MLS sales, then adjusts for the roll group, condition and timing. The reason is simple: half the recent resales in this 44-home village never appeared as MLS closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The ten recorded sales run from $340,000 to $435,000 with a $415,500 median. Five of them are $420,000 or more, and all five of those are on 1,625 group homes. A seller who prices from the top of that set is pricing from the 1,625 group's record, so the first question is always which group the home is in.
For a 1,625 group home the recorded record is $420,000 to $435,000 in five of six sales since 2022. For a 1,176 group home it is $340,000 to $345,000 or $400,000 to $411,000. The gap inside the 1,176 group is the pricing question that matters, and the MLS record for that group has one sale, at $411,000, on a home the listing agent measured at 2,137 square feet.
The comparison the buyer will make is with the other single-family villages. Village on Golden Pond in Breckenridge had four MLS closings in the last 12 months at a $367,450 median, and Village on Crystal Lake had six at $363,000, both on windows that differ from the ones here. A Village on Lake Geneva listing priced near $430,000 sits about $60,000 or more above those medians, and needs a reason a buyer can see: a group, a condition or a location on the lake.
With no active listing on September 29, 2026, a new Village on Lake Geneva listing is the only home for sale in the village. That helps visibility and hurts calibration, because a buyer has no second listing to compare it with. The seller who shows the buyer the recorded sales, by group, closes the calibration gap before the buyer's agent opens it.
The Lee County Property Appraiser's 2026 market value for the 44 homes runs $233,007 to $340,566 with a median of $290,636, and the median assessed value is $244,417 after Florida's assessment caps (Lee County Property Appraiser, 2026 tax roll). Recorded sales of $420,000 to $435,000 sit about 45 to 50 percent above that median market value. That gap is normal in Florida, where the appraiser's value trails the market and homestead caps hold assessed values lower still, and it is the reason a buyer should estimate taxes from the purchase price and not from the seller's bill.
Selling in Village on Lake Geneva? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Village on Lake Geneva in Breckenridge was organized as its own homeowners' association on March 13, 1995, about ten years after the Breckenridge master association filed in April 1985, and the county's roll shows its 44 homes built in 1995, 1996 and 1997 across two recorded phases.
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 around 1990 by most accounts, 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 name no builder for this village.
Village on Lake Geneva at Breckenridge Homeowners' Association, Inc. was filed on March 13, 1995 as document number N95000001190, and its status is active. Its state record shows amended and restated articles filed on January 6, 2012, no name history, and an annual report filed in every year from 1996 through 2026, the latest on February 16, 2026. Its principal and mailing address is in care of Schoo Association Management Inc., 9403 Cypress Lake Drive, Suite C, Fort Myers, and the same company is its registered agent (Florida Division of Corporations).
The 2012 restatement is the one document event on the state record that a buyer should ask about, because amended and restated articles can change how directors are chosen and how the corporation operates. We did not read the articles, and we do not describe their contents.
The roll's legal descriptions split the village into two recorded phases. "Village on Lake Geneva at Breckenridge" covers 32 homes and is tied to Plat Book 57, pages 48 to 49. "Village on Lake Geneva 2 at Breckenridge" covers 12 homes on lots 33 to 43 and one more parcel, and is tied to Plat Book 57, pages 86 to 87 (Lee County Property Appraiser, 2026 tax roll). The Breckenridge roster treats the two as one village because they share one association and one MLS name.
The phases differ in three ways we can see. The 32 first-phase homes were built in 1995 (4 homes) and 1996 (28 homes); the 12 second-phase homes were built in 1996 (8 homes) and 1997 (4 homes). The roll's zoning field reads PUD for all 32 first-phase homes and RPD for all 12 second-phase homes. And the second phase is where the plat sheet numbers jump, from pages 48 to 49 to pages 86 to 87, which suggests it was platted later.
A home built in 1995 to 1997 is 29 to 31 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 Lake Geneva in Breckenridge has 44 homes, every one recorded with three bedrooms, one building and a garage, on lots of about 0.06 acre, in two groups of 1,176 and 1,625 heated square feet, with 39 of the 44 carrying the appraiser's lake flag and none carrying a pool or a golf-course flag.
Measure | Village on Lake Geneva | Source |
|---|---|---|
Residential parcels | 44 (61 parcels including common elements) | Lee County Property Appraiser, 2026 tax roll |
County use code | 44 of 44 single-family (DOR 01) | same |
Year built | 1995 (4), 1996 (36), 1997 (4) | same |
Heated area | 1,176 to 1,745 sq ft, median 1,407 | same |
Bedrooms on the roll | 3 for all 44 | same |
Baths on the roll | 2.5 for 43, 2.0 for 1 | same |
Stories | 1.8 for 21 homes, 2.0 for 23 | same |
Garage | yes for all 44 | same |
Lot size | 0.057 to 0.08 acre, median 0.061 | same |
Buildings per parcel | 1 for all 44 | same |
Pool | none on any of the 44 | same |
Homestead exemption | 30 of 44 parcels | same |
The roll's heated area and the MLS living area are different measures, and as the floor plan section shows they do not agree even for the same home, so we never set one against the other.
A median lot of 0.061 acre is about 2,650 square feet, and the largest is 0.08 acre, about 3,500 square feet (Lee County Property Appraiser, GIS acreage on the 2026 roll). The median land value is $63,793 against a median building value of $226,843. These are patio-home lots: the value of a home here is in the house and the amenity package, not the yard, and a buyer who wants a yard or a pool should look elsewhere in the community.
Twenty-three homes read two full stories and 21 read 1.8, and 43 of 44 are recorded with two and a half baths. Every one has a garage on the roll, and no parcel carries a carport. The MLS extract we hold does not carry garage capacity, so we make no claim about one-car or two-car garages.
The appraiser's "land is on" field reads LAKE for 39 of the 44 homes and is blank for the other five, and none is flagged GOLF. The land-use description reads "single family residential, lake" for 39 homes and "single family residential" for five. Breckenridge has five lakes, and the flag says the parcel touches or fronts one, not which lake, which direction or what view. We did not map which homes look onto the water.
The roll shows one building on every parcel, but with lots of about 0.06 acre and two-story homes, a buyer should not assume a detached house with side yards. Whether any homes share a wall, who maintains roofs and exteriors, and what the setbacks are are questions for the recorded plat at Plat Book 57 and the declaration, and the honest answer from the public data we hold is that we do not know.
The two large groups trade at different levels, and the roll's own market value ranks them the other way from recorded sales, with a median of $333,577 for the 1,176 group against $286,761 for the 1,625 group. We do not know why the appraiser and the market disagree; the total-area field for the 1,176 group is larger, which may explain the appraiser's view, and the MLS living area of 2,137 for a 1,176 group sale in 2022 points the same way. The lesson for a buyer is to ask for the plan and the measured living area, not to trust either field.
Selling in Village on Lake Geneva? 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.
A Village on Lake Geneva 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 Lake Geneva alone. The county's 16 conservation and water-retention parcels and one right-of-way parcel are the tracts the association or the community holds for drainage and roads, and no parcel in the village carries a pool. If the village has its own gate, pool 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 hot tub are at the clubhouse and 4 pools are spread through the community |
Other courts | 3 bocce courts by the main pool with equipment provided; 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. to residents, renters and guests, a library, a catering kitchen, and a common area with a lanai overlooking the courts, a lake and the pool |
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. Eighteen par 3s add up to a par of 54 by arithmetic. That suits an owner who wants 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: cards on several evenings, women's bridge, yoga, hearts, drop-in bocce on weekday mornings, open pickleball Monday to Saturday from 8:00 to 11:30 a.m., and, in season, bingo, chorus, mixed doubles tennis, ladies golf, a couples golf league and a men's skins game. Many entries 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 or [email protected] 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 Lake Geneva? 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 Lake Geneva 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 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 villages sit at which end. Village on Lake Geneva's own budget is a member document behind the POA's owner login and with the association's manager, Schoo Association Management, so we publish no Lake Geneva 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 Lake Geneva.
A cross-village 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 Lake Geneva? 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 Lake Geneva 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, with 30 of the 44 homes now carrying a homestead exemption.
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 $430,000 home, $2,900 is 0.67 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 Lake Geneva premiums were obtained |
At the $415,500 county median for the last 60 months, the master fee alone is 0.67 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. On the 2026 roll, 30 of the 44 homes carry a homestead exemption, and the median assessed value of $244,417 is well under the $415,500 recorded median, so a buyer should estimate taxes from the purchase price, not from the seller's bill. The taxing district on the roll is Village of Estero and Estero Fire. We do not publish a Lake Geneva tax figure, because we have not run a millage calculation for a specific home.
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 Lake Geneva 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.
Village on Lake Geneva at Breckenridge Homeowners' Association filed amended and restated articles of incorporation on January 6, 2012, the only amendment event on its Sunbiz record. A buyer who wants to know how the board is elected, how the association may be dissolved or how the articles interact with the declaration should ask the manager for the restated articles and the current bylaws.
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. On a lot of about 0.06 acre, where a fence, a screened lanai or a roof color can affect a neighbor within a few feet, 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 Lake Geneva'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 Lake Geneva 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 Lake Geneva listing before the sign goes in.
Village on Lake Geneva in Breckenridge is a Chapter 720 homeowners' association of single-family homes of two stories or fewer, 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 44 Lake Geneva homes single-family (DOR 01) and records none above 2.0 stories, 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 Lake Geneva 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 Lake Geneva 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).
Leasing a home in Village on Lake Geneva in Breckenridge is allowed at the master level, with a $200 transfer assessment on every lease and full amenity access for renters, but the village's own minimum term, number of leases a year and approval process are set in documents we could not read.
The 2026 master fee schedule charges $200 for renters on a per lease basis, and the POA's amenities page opens its golf, tennis and fitness sections to residents, tenants and tenants' guests. That means a seasonal tenant plays the course and uses the courts and pools like an owner, which is unusual for a bundled golf community.
The village association's lease rules, including the minimum lease term, any cap on leases in a year, any waiting period after purchase and any approval process for a tenant, are in its declaration and rules. We publish none, and we recommend a buyer with rental intent read them in the disclosure package before the inspection period ends.
Thirty of the 44 homes carry a Florida homestead exemption on the 2026 roll. Homestead is a tax status for a primary residence claimed by an owner as of January 1, so it is a partial view of occupancy, not a lease count: it says nothing about part-year use or about lease terms. The other 14 parcels do not carry it, and we have not tried to infer why.
A seller can sell with a tenant in place, 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 Lake Geneva in Breckenridge does not publish its pet rules in any document we could read, so we state none. The village's declaration and rules govern breed, size and number limits, and a buyer with a pet should get the pet section in writing from Schoo Association Management before making an offer.
The one pet-related rule we found in a published Breckenridge document is in the June 2026 newsletter's list of do's and don'ts: the golf cart paths along the course are not for jogging, biking, dog walks or walking unless you are playing golf, and nobody may walk on the lake berms. The amenity pages say nothing else about pets. The Breckenridge master rules and the village rules sit behind the owner login, and the brochure says a current owner has access to rules and budgets and can download them 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 (HUD, 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.
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 Lake Geneva is not a 55-plus community, and neither is Breckenridge: we found no age restriction in any published Breckenridge document, the POA describes owners, part-time and full-time residents and renters, and the Housing for Older Persons Act exemption that lets a community restrict by age is not claimed anywhere we read.
A community that restricts residency by age must qualify under the federal Housing for Older Persons Act, which requires that at least 80 percent of occupied units have a resident aged 55 or older and that the community publish and follow age-verification procedures (42 U.S.C. 3607(b)). Nothing in the Breckenridge documents we read invokes it.
Fair housing law protects families with children, and a village of two-story homes is open to buyers of any age. We describe the property, not the people, and we do not steer. For sellers, an all-ages community means the buyer pool is not narrowed by an age rule, which is one reason a home here can sell within days of listing.
Selling in Village on Lake Geneva? 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 Lake Geneva in Breckenridge maps as FEMA shaded Zone X at all 44 home parcel points we tested, outside the 1 percent annual chance floodplain, with ground between 13.9 and 14.6 feet on the USGS elevation service; 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 village, and we confirmed that on September 30, 2026 by querying FEMA's National Flood Hazard Layer at Lee County Property Appraiser coordinates for three homes (FEMA NFHL FIRM panels layer). This is the current Lee County countywide map after the 2022 revision.
We ran the same query at the appraiser's coordinates for all 44 homes.
Result | Homes | In the 1 percent floodplain? | Base flood elevation |
|---|---|---|---|
Zone X, 0.2 percent annual chance flood hazard | 30 | No | none assigned |
Zone X, 0.2 percent annual chance flood hazard in coastal zone | 14 | No | none assigned |
Zone AE or any special flood hazard area | 0 | not applicable | not applicable |
FEMA National Flood Hazard Layer, flood hazard zones, queried September 30, 2026 at parcel points. 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 separate query over a box of about a third of a mile around the village returned only Zone X polygons, including an area of minimal flood hazard, and no AE polygon. Our checks are parcel points from the appraiser, not lot lines or building footprints, 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 the same 44 parcel points, returned between about 13.9 and 14.6 feet in the NAVD88 datum, with a median near 14.3 feet (USGS EPQS, September 30, 2026). That is a ground elevation at the appraiser's point, not a finished floor elevation, which is what an elevation certificate records. The spread of less than a foot suggests a flat lot pattern, which is what a drainage-designed village usually looks like.
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 home built in 1995 to 1997.
Every Lake Geneva home was built 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 the 1990s 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. The two-story shape of 23 of the 44 homes and the partial second story of 21 more mean roof geometry varies by home, so each home needs its own form.
In a Chapter 720 village, the owner normally insures the dwelling, and the association insures its common areas. Whether the Lake Geneva 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 Lake Geneva 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 Lake Geneva? 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 Lake Geneva in Breckenridge sits in Lee County's South choice zone, where the typical Estero assignments are Pinewoods Elementary, Three Oaks Middle and Estero High under the district's school-choice model, so a buyer should verify the current options for the specific address with the district's site locator, not rely on a list.
Lee County does not use one hard attendance boundary per address. It runs a choice system built on three zones, East, South and West, each with sub-zones, and families rank schools by proximity, choice and availability. Estero is in the South zone. The district's school site locator is the official lookup, and a Village on Lake Geneva address should be run through it before any list is trusted.
Pinewoods Elementary School, Three Oaks Middle School and Estero High School are the schools the Village of Estero's schools page and our research associate with Breckenridge. On Census geocoder points measured from the village, Pinewoods Elementary is about 3.4 miles away on a straight line and Estero High School about 2.4 miles. Three Oaks Middle is farther to the north, and we did not measure it. Road distance and travel time are longer than the straight line.
We publish no school grades for this page, because the current state letter grades for Pinewoods and Estero High were not confirmed against the state's file when this guide was written. Grades change every summer, and a buyer should read the Florida Department of Education's school grades page directly. We do not describe any school or neighborhood as good, safe or suited to a kind of household.
Florida Gulf Coast University is a public four-year university in south Lee County, and the Lee Health Coconut Point campus, with a 24-hour emergency department, is about 3.5 miles from the village on a straight line from the Census geocoder points. The larger acute-care hospitals are farther north and south. These distances are straight-line measures we made, not drive times.
Village on Lake Geneva homes are permitted by the Village of Estero, zoned PUD in the 32-home first phase and RPD in the 12-home second phase on the county roll, and surrounded by other Breckenridge villages and the community's golf course, with manufactured-home and multifamily neighbors about 700 feet or more away.
The Village of Estero Community Development Department handles permits for new construction, remodeling and signage inside the Village, at 9401 Corkscrew Palms Circle, phone 239.221.5036, per the Village's permits page (we read it on September 30, 2026). Re-roofing, window and door replacement, air conditioning changeouts and screen enclosures normally need permits, and a seller who holds the permit history for a 1995 to 1997 home has an advantage. The roll lists the taxing district as Village of Estero and Estero Fire, although the appraiser's governing-area code for zoning still reads unincorporated Lee County, a code we did not resolve.
The appraiser's zoning field reads PUD for all 32 first-phase homes and RPD for all 12 second-phase homes, and both are planned-development categories. We did not obtain the planned-development ordinance, so we do not describe its rules on setbacks, height or use.
Using appraiser coordinates, we measured the distance from the nearest Lake Geneva home to the nearest parcel of each neighbor.
Neighbor | Nearest parcel, feet from a Lake Geneva home | Record on the roll |
|---|---|---|
Village on Golden Pond, second phase | about 170 | 51-home single-family village, PUD |
Village on Crescent Lake | about 200 | condominium village, Chapter 718 |
Village on Crystal Lake, second phase | about 210 | single-family village |
Villages on Lake Augusta, phase I | about 240 | condominium village |
Villages on Court Side Lake, phase II | about 340 | condominium village |
Greenwood Village at Breckenridge | about 390 | condominium village, PUD |
Conservation and water-retention tract, 2.9 acres, RPD | about 440 | common element |
Breckenridge golf course parcel, about 61 acres, PUD | about 480 | common element |
Wellington at Breckenridge | about 630 | condominium village |
Broadway manufactured-home village | about 700 | mobile-home subdivision, zoned MH |
Mariners Cove manufactured-home community | about 770 | mobile-home subdivision, zoned MH |
Terra Vista (a separate Estero community, not a Breckenridge village) | about 900 | condominium, its own recorded legals |
Lee County Property Appraiser 2026 tax roll, parcel coordinates. Distances are straight-line and approximate. The list is our measurement, not an official adjacency map.
The plain reading is that the village's nearest neighbors, within a few hundred feet, are Breckenridge's own villages: Golden Pond, Crescent Lake and Crystal Lake, which are among the upper price tier, and Lake Augusta and Court Side. The manufactured-home neighbors start about 700 feet away and the multifamily neighbors about 900.
The Village of Estero's development pipeline is active along US-41 and the Coconut Road corridor, most of it more than two miles from the village. Reporting through January 2026 lists Woodfield Estero, a 596-unit mixed-use project at US-41 and Coconut Road, under construction; a proposed 219-unit mixed-use project at US-41 and Pelican Sound Drive that has needed revisions; a 23-story condominium tower at West Bay Club under construction; and a Village sports park scheduled for completion of its first phase in October 2026 (Gulfshore Business, January 26, 2026, and Village of Estero records). Approvals change, so a buyer should check the Village's agendas before relying on any of these.
Daily life in Village on Lake Geneva in Breckenridge runs through one gated community: a master office that issues gate equipment, Hotwire bulk internet and cable, Estero Fire, a Coconut Point shopping and medical node about three miles away on a straight line, and RSW airport, which the community's research places at 20 to 25 minutes by car.
The POA asks agents to contact the master office at 239.992.5959 for the gate code and the rules before an open house or a showing. New owners bring the warranty deed and settlement statement to the master office to set up photo IDs and gate equipment. Guest and parking passes are part of the June 2026 newsletter's do's list.
The brochure says Hotwire is the community's provider and that internet and basic cable are provided through a bulk account. The fire district on the roll is Estero Fire. We did not confirm the electric, water and sewer providers for the village, and a buyer should confirm them for a specific address.
Using Census geocoder points, Coconut Point mall on Fashion Drive is about 3.0 miles from the village on a straight line, and the Lee Health Coconut Point campus is about 3.5 miles. The Breckenridge hub guide describes both as roughly two miles; our figure is measured from the village itself, and both are straight-line, not drive time. Regional drive-time estimates from our research, all approximate, place Interstate 75 at exit 123 about 10 to 12 minutes away, the Gulf beaches about 20 minutes, and RSW airport 20 to 25 minutes.
The June 2026 newsletter asks that golf cart paths not be used for jogging, biking, dog walks or walking unless you are playing golf, and that no one walk on the lake berms. A golf cart is registered with the master association for $100 a year, and the clubhouse is a walk of about a quarter mile from the village.
The public documents we read do not describe mail delivery, trash pickup or parking rules for Village on Lake Geneva, so we state none. Guest and parking passes are referenced by the master office, and the village's own rules sit in its declaration. Ask Schoo Association Management for the current rules on garages, driveways and overnight guest parking.
Selling in Village on Lake Geneva? 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 Lake Geneva in Breckenridge is the smallest of the nine villages at 44 homes and the only single-family village with no MLS closing in the last 12 months, in a community of 842 residences, 16 associations 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 |
|---|---|---|---|---|---|
180 | Condominium, Chapter 718 | 1996 to 2001 | 10 | not given in the roster | |
95 | Condominium, Chapter 718 | 1988 to 1998 | 8 | $187,250 | |
160 | Condominium, Chapter 718 | 2002 to 2005 | 8 | not given in the roster | |
64 | Homeowners' association, Chapter 720 | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association, Chapter 720 | 1994 | 4 | $367,450 | |
73 | Condominium, Chapter 718 | 1988 to 1994 | 3 | $268,500 | |
56 | Condominium, Chapter 718 | 2000 to 2005 | 3 | $372,500 | |
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: Lake Geneva, Village on Golden Pond and Village on Crystal Lake. Golden Pond is larger at 51 homes and older, built in 1994, and recorded four MLS closings in the last 12 months. Crystal Lake is larger still at 64 homes, built 1997 to 1999, with six. Lake Geneva is the smallest and the middle case on age, and its buyers and sellers rely on five MLS sales in months 13 to 60 and the county file.
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 condominium village 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. Lake Geneva, Golden Pond and Crystal Lake 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.
Management companies differ by village, and Lake Geneva shares its manager with several neighbors. Schoo Association Management, which manages Lake Geneva, also manages Crescent Lake I and II, Preserve II, III and IV, Lake Augusta I and Court Side Lake I per the POA's management-companies document. Golden Pond and Lake Augusta II and III are with Gulf Breeze Management, Crystal Lake and Wellington with MyTown Communities, and Greenwood Village and Preserve I with D&D Association Services. A buyer comparing villages is often comparing managers, and the estoppel and document process runs through each one.
Selling in Lake Geneva? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Choose Village on Lake Geneva in Breckenridge for the smaller, newer village where five MLS sales in five years all landed between $411,000 and $435,000 in under a week; choose Village on Golden Pond for the older, larger village with more listings and a wider price range. 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 Lake Geneva | Village on Golden Pond |
|---|---|---|
Homes | 44 (32 and 12 across two recorded phases) | 51 (33 and 18 across two recorded phases) |
Built | 1995 to 1997, median 1996 | 1994 for all 51 |
Regime | Homeowners' association, Chapter 720; 44 of 44 single-family (DOR 01) | Homeowners' association, Chapter 720; 51 of 51 single-family (DOR 01) |
Association | N95000001190, active, filed Mar 13, 1995 | N93000005434, active, filed Dec 2, 1993 |
Manager | Schoo Association Management | Gulf Breeze Management |
Roll heated area | 1,176 to 1,745 sq ft, median 1,407 | 1,176 to 1,745 sq ft, median 1,625 |
MLS living area in sales | 1,625 to 2,137 sq ft | 1,625 to 2,137 sq ft |
MLS closings, 12 months | 0 | 4, median $367,450 (mean of $335,000 and $399,900) |
MLS closings, 36 months | 2, median $432,000 (mean of $429,000 and $435,000) | 5, median $350,000 |
MLS closings, 60 months | 5, median $426,783 | 12, median $400,000 |
Median $ per living sq ft, 60 months | $235.53 | $220.45 |
Median days on market, 60 months | 3 | 12.5 |
Median sold-to-list, 60 months | 99.8% | 97.7% |
Range of MLS prices, 60 months | $411,000 to $435,000 | $317,500 to $430,000 |
Active listings, Sep 29, 2026 | none | 1 at $325,000, 1,625 sq ft, 381 days |
County qualified sales since Sep 2025 | 2, median $387,500 | 2, median $367,500 |
County qualified sales, 2022 | 5, median $400,000 | 4, median $400,000 |
County qualified sales, 2024 | 2, median $432,000 | 1 at $350,000 |
County qualified sales, all years on file | 49 | 42 |
Months of supply, 12-month pace | none (0 active, 0 closings) | 3.0 |
Flood, tested parcel points | Shaded X at every point tested | Shaded X at three Jace Court points |
Straight line to clubhouse | about 0.21 to 0.29 miles from three parcel points | about 0.17 miles from a Jace Court point |
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 neither village reaches ten MLS sales before the 60-month window, where Lake Geneva has five and Golden Pond twelve. The two distance figures come from different points and different writers, so treat them as similar, not identical.
The spread of prices is the sharpest difference. Village on Lake Geneva's five MLS sales all sit between $411,000 and $435,000, a $24,000 range. Village on Golden Pond's twelve run from $317,500 to $430,000, and its three lowest sold under $351,000, all in 2024 and 2026. The two villages sold at similar prices in 2022, the recorded medians both $400,000, and diverged from 2024, when Lake Geneva's two sales recorded at $432,000 and Golden Pond's one at $350,000.
The same MLS living-area figure of 1,625 square feet appears in both villages: one Lake Geneva sale at $429,000 in May 2024, and three Golden Pond sales at $405,000 in June 2022, $335,000 in May 2026 and $317,500 in September 2026. They are different years, and the MLS areas in both villages are not consistent with the county's, so read this as a prompt to compare two specific homes, not as proof that one village is worth more.
Choose Village on Lake Geneva if you want the smallest village, homes built 1995 to 1997, county medians that stayed between $400,000 and $432,000 from 2022 to 2024, and you can wait for the next listing, since none is for sale today. Choose Village on Golden Pond if you want more homes and more choice, an older 1994 build, listings that appear more often, and a market that has been more negotiable. A buyer weighing both should tour on the same morning and ask each manager for the association's 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 Golden Pond guide first.
Village on Lake Geneva's strengths are a bundled golf-and-tennis lifestyle, a tightly clustered price record, fast sales when homes do list and no condominium reserve exposure; its weaknesses are a 1995 to 1997 build, a very thin MLS record, tiny lots 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 Lake Geneva listing agent, or thinking, 'I need someone to sell my Village on Lake Geneva home...' you are selling into Breckenridge's smallest village, where the price band is tight, neighbors see every listing and paperwork decides the timeline. 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 zero Village on Lake Geneva closings in the Southwest Florida MLS and two recorded county sales, and we tracked all 5 MLS closings and all 10 recorded county sales in the five years to the newest county entry. 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 $430,000 sale, the stamp tax is $3,010, at $0.70 per $100, and the owner's policy is about $2,225 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 Lake Geneva home valuation. Jesse follows up with the sales that actually fit your home: the same roll group, the same street, adjusted for condition, updates and timing. 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 Lake Geneva at Breckenridge seller's guide walks through the sale step by step, and the Village on Lake Geneva at Breckenridge home valuation page shows how homes here are priced.
For a home priced to its group, the setup is favorable: no active listing on September 29, 2026 and five MLS sales in five years that each took six days or fewer. Two homes closed in the county file in early 2026, so buyers are still transacting. Zero listings is not a trend, so we price from the recorded sales.
From the six recorded sales since 2022, $380,000 to $435,000, with five of them from $420,000 to $435,000 and the most recent, in February 2026, at $430,000. Condition and updates move a home within that band.
From the four recorded sales since 2022, which split into $340,000 to $345,000 and $400,000 to $411,000. Ask which cluster your home resembles, and remember the MLS gave the $411,000 sale 2,137 square feet of living area.
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 Schoo Association Management 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 Lake Geneva 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 Lake Geneva MLS closing and every recorded county sale 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 Lake Geneva 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 Lake Geneva realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
Selling a Village on Lake Geneva home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying in Village on Lake Geneva? 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 Lake Geneva 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 44 single-family homes inside Breckenridge Golf and Tennis Club in Estero, ZIP 33928, built 1995 to 1997 and run by Village on Lake Geneva at Breckenridge Homeowners' Association, Inc. (N95000001190). It is one of nine villages and 16 associations in the community's 842 residences.
This is Village on Lake Geneva at Breckenridge in Estero, Lee County, ZIP 33928. It is unrelated to the resort town of Lake Geneva in Wisconsin, to the Swiss lake, and to any other Florida subdivision or lake called Lake Geneva. The Sunbiz number and the Lee County plat references identify it.
Inside the gated Breckenridge community on the west side of Estero, about 0.21 to 0.29 miles on a straight line from the clubhouse at 20091 Wimbleton Court, measured from three appraiser parcel points. Every home carries one street name on the county roll, Kirby Lane.
44 residential homes in two recorded phases, 32 in the first and 12 in the second, on the Lee County Property Appraiser's 2026 roll. The roll matches 61 parcels to the name in all, including 17 common-element parcels.
County heated area runs 1,176 to 1,745 square feet with a median of 1,407, and 42 of the 44 fall into two groups, 21 at 1,176 and 21 at 1,625. MLS living area in the five recorded sales runs 1,625 to 2,137 square feet, and the two measures do not agree even for the same home.
The county codes all 44 single-family, with one building and a garage on every parcel, and the association is a Chapter 720 homeowners' association, not a condominium. Lots are about 0.06 acre, so read the plat and declaration to learn whether any homes share a wall.
1995 for 4 homes, 1996 for 36 and 1997 for 4, on the county roll. The village association was filed with the state on March 13, 1995, and the plats are Plat Book 57, pages 48 to 49 for the first phase and pages 86 to 87 for the second.
None. On September 29, 2026 the MLS showed no active listing in the village. Call Marc for a watch on the village, because two recorded sales in early 2026 show homes can change hands quickly, sometimes without a public listing.
In the last 60 months, $411,000 to $435,000 on five MLS sales, median $426,783. The county recorded ten qualified sales in the same window from $340,000 to $435,000, median $415,500. There was no MLS closing in the last 12 months, and two county sales, a small sample.
The median across five MLS sales is $235.53 per living square foot, from $192 to $264. County price per square foot uses a different area measure and is never compared with these, and the MLS areas here are not consistent from one listing to the next.
Up since 2020, flat since 2022. The county median rose from $282,500 in 2020 to $400,000 in 2022 and $432,000 in 2024. The two 2026 sales, $345,000 and $430,000, were on different roll groups, and each is within 2 percent of its group's 2022 price.
The five MLS sales had a median of 3 days on market, from 0 to 6. The county file carries no days on market, so we cannot say how long the five non-MLS recorded sales took. With no listing today, timing depends on when the next home comes to market.
The village has 44 homes and averages about two recorded sales a year, or turnover of about 4.5 percent of homes, over the 60 months to July 29, 2026. Every home is a resale, no land remains to build on, and supply comes only from owners who choose to sell.
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 Lake Geneva 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.
All 44 home parcel points we tested map in FEMA Zone X, outside the 1 percent floodplain: 30 in shaded X and 14 in shaded X in a coastal zone, on panel 12071C0579G effective November 17, 2022. 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 touched a special flood hazard 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 home built in 1995 to 1997, 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 Lake Geneva is a Chapter 720 homeowners' association of homes recorded at 2.0 stories or fewer. 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 in any published document.
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, behind the owner login, so we state none. The one published rule we found is that golf cart paths are not for dog walks. Ask Schoo Association Management 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.
Schoo Association Management Inc. manages the village association from 9403 Cypress Lake Drive, Suite C, Fort Myers, phone (239) 362-3091. 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 site locator before relying on any list.
About 3.0 miles on a straight line to Coconut Point mall and 3.5 miles to the Lee Health Coconut Point campus, which has a 24-hour 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. The appraiser flags none of the 44 village homes as on the golf course, though 39 carry a lake flag.
No village lot carries a pool on the county roll; the pools are the community's five, the main one at the clubhouse. The appraiser flags 39 of the 44 homes as on a lake, but we did not map which lake or which view, so tour before you assume one.
Lake Geneva has 44 homes built 1995 to 1997 and a $426,783 60-month MLS median on 5 sales; Golden Pond has 51 homes built 1994 and a $400,000 median on 12. The two villages are about 170 feet apart at their nearest point. See our Village on Golden Pond guide for the full table.
Call Marc at (239) 287-5873 for a buyer consultation and read how we represent buyers. We pull the roll group, the recorded documents, the association budget and the wind file before you write an offer, and we watch for a listing.
These Village on Lake Geneva seller questions are answered from the village's own MLS and county 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 Lake Geneva from its own five MLS sales and ten recorded county sales, not a Breckenridge median. Call Jesse direct at (239) 898-6072.
Recorded prices since 2022 run $340,000 to $435,000, and the roll group you are in sets the band: five of six sales in the 1,625 group were $420,000 to $435,000, while the 1,176 group split at $340,000 to $345,000 and $400,000 to $411,000. Get a free valuation for your home.
The median across five MLS sales in 60 months is 99.8 percent of final list, from 93.6 to 107.0 percent, with two sales above list and three below. Ratios are per-sale sold price over final list price. The county file carries no list prices, so we cannot compute the ratio for the other five recorded sales.
With no active listing on September 29, 2026 and five MLS sales that each took six days or fewer, a well-priced listing would be the only one in the village. Whether now is right depends on your goals, your roof age and the group your home is in, and we walk through it with you.
Professional photography, drone, cinematic video, placement in front of our qualified-buyer database and MLS exposure, with the master and village estoppels and the Chapter 720 disclosure already in the file. Because every home is on one street, we also plan timing and privacy, and we offer an off-market path.
In Lee County the seller customarily pays the deed documentary stamp tax at $0.70 per $100 and the owner's title policy, and the contract controls. On $430,000 that is $3,010 in stamps and about $2,225 for title, plus estoppels, lien search, settlement fees, proration and commission.
Commissions are negotiable and not set by law. Since the NAR settlement took effect on August 17, 2024, an offer of buyer-agent compensation can no longer appear in the MLS, and buyers sign a written agreement with their agent. Any offer you make to a buyer's agent is off-MLS and optional.
Not automatically. A home built in 1995 to 1997 sells on roof age, air conditioning age, permit history and condition, and buyers here paid $420,000 to $435,000 in five of six sales for the 1,625 group. We walk the home and rank updates by what recorded buyers paid for, not by what a contractor sells.
Yes. A quiet sale to a qualified buyer from our database is possible, and two of the ten recorded sales since 2022 closed in early 2026 without appearing in the MLS. The trade-off is exposure: a public listing tests the full buyer pool, and an off-market sale tests only the buyers we can reach.
The five MLS sales had a median of 3 days on market, from 0 to 6, and none took a week. That is a small sample from 2022 to 2024. After closing, allow the usual contract, inspection and closing period, plus time to order both estoppels before the first showing.
You can, but a seller alone must also handle two estoppels, the Chapter 720 disclosure, gate access for showings, association sign rules, the Johnson v. Davis disclosure duty and a group-matched price in a village where half the recent sales skip the MLS. We do all of it and show the net sheet first.
Before signing, a buyer in a mandatory homeowners' association must receive a summary stating that membership is mandatory, that recorded covenants govern use, and that assessments may change (s. 720.401). If it is late, the buyer may cancel within three days of receiving it. We include it with the contract.
A statement of what you owe the association, its assessments and any special charges. The statutory cap for a current account is $299, an extra $119 if rushed and $179 if delinquent, valid 30 days, or 35 if sent electronically, and refundable within 30 days if the sale does not close (s. 720.30851).
The master estoppel is ordered through Castle Group's resale documents page, normally by the title company, and the village estoppel comes from Schoo Association Management. We order both when we list, so that a buyer's inspection period does not run while a document waits.
The master schedule assigns a $2,800 capital contribution and a $100 transfer assessment to a new owner, and the brochure tells title companies to include both in the closing fees. The contract controls, and we advise on whether a concession helps you.
Since 2022, the 1,625 group has recorded a $427,892 median on six sales (mean of $426,783 and $429,000), and the 1,176 group $372,500 on four (mean of $345,000 and $400,000), both small samples. The roll's heated area is a group label, not a measured size.
In a village where all five MLS sales took six days or fewer, a listing that sits is almost always priced from the wrong comparable, the wrong group or the wrong year. We check it against the recorded sales for your group, then against condition, and we fix the price before the listing goes stale.
A price set from the recorded sales for the right roll group, both estoppels ready, a documented roof and air conditioning history, and photographs that show the lake flag, the garage and the walk to the clubhouse. Every one of the five MLS sales sold within six days of listing.
No. A valuation is free and confidential, and it uses the recorded sales for your group, not an automated estimate. Start with a free valuation or call Jesse direct at (239) 898-6072.
Because we tracked every MLS and county sale in this 44-home village, we read the plat and Sunbiz record, and we lead the #1 team in Southwest Florida since 2012. A national brand's name does not help a buyer price a home on Kirby Lane; the sale record does.
Yes. Estoppels, disclosure, gate access, showings, inspection coordination and closing can be done remotely, with an electronic signing option, and we send photos and reports before each step. Owners who live elsewhere often own here as a seasonal home, and we plan the timing around your travel.
Ask for a valuation, then a walk-through, so we can place your home in its roll group and compare it with the ten recorded sales. Then we order the estoppels, build the disclosure file, set a price and choose between a public listing and a quiet sale.
Contact the master office at 239.992.5959 or [email protected] for the code and rules before a showing or open house, as the POA asks. We coordinate that for you and give buyers' agents the access instructions in the listing.
The POA's sign sheet allows no signs on medians or between the sidewalk and the road, no ribbons, banners or balloons, and one temporary open house sign, with wood white-panel signs for coach homes. It does not name this village, so ask the master office which set applies before a sign goes in.
It can. Furnishings are a separate negotiation from the deed, and they are common in seasonal ownership. We list furniture on a separate bill of sale so that the price of the home stays clean, and the county's recorded price is for the real property only.
Buyers and insurers look first at the roof, windows and air conditioning of a home 29 to 31 years old. A recent roof with a permit and a wind-mitigation report supports price and insurance quotes, and we gather both before listing. The home also predates the 2002 statewide building code.
You disclose known damage under Johnson v. Davis, and the buyer's inspector will look. We gather repair permits, contractor invoices and insurance claim records, and we advise whether to repair, credit or sell as is. The parcel points we tested are in Zone X, so damage is normally wind or rain, not surge.
Yes, subject to the association's lease rules, which we could not read. The buyer pays a $200 master transfer assessment per lease, and renters have amenity access, so the rental use is real. We ask the manager for the lease terms before listing so the buyer learns them on day one.
Usually not. The $2,800 and $100 are customary buyer charges, and in a village where all five MLS sales took six days or fewer, a concession gives away net proceeds without changing the outcome. We advise when a concession is worth it, for example on a home that has already sat.
Use same-group and same-year sales, and remember the two villages are about 170 feet apart at their nearest point but differ in build year, association and price spread. Lake Geneva's MLS sales were $411,000 to $435,000, Golden Pond's $317,500 to $430,000. See our Golden Pond guide.
The county recorded qualified sales in January and February 2026 that our Matrix pull does not show under this village's name. They may have been sold without an MLS listing or carried under another name; we cannot tell. They matter to you because a buyer's agent can see them in the public record, so your price has to fit them.
We widen the window and read the county file, since the 60-month county window is the first with ten sales here. We then adjust for group, condition and timing, and we say plainly that a sample this small carries a wide margin. A price justified by ten recorded sales is easier to defend than one from five.
In a 44-home village on one street, probably yes, since a sign, a photographer or a showing is visible. Off-market and coming-soon strategies reduce that, and we discuss privacy before the listing goes live. Confidential conversations are welcome at (239) 898-6072.
The recorded deed, your last tax bill, roof and air conditioning permits, the wind-mitigation report if you have one, any insurance claim history, the association's current budget and rules, and any open assessments. We order both estoppels ourselves. A folder like this is what a buyer's agent asks for in the first week.
Before commission, mortgage payoff and tax proration, the fixed statutory items are about $5,235 to $5,833: $3,010 in deed stamps, about $2,225 for the owner's title policy and up to $299 for each of two estoppels. Commission is negotiable. We build a net sheet for your price before you list.
No. Thirty of the 44 village homes carry a homestead exemption on the 2026 roll, and it is personal to the owner. When ownership changes, the assessment resets, so a buyer should estimate taxes from the purchase price. A seller may take a Save Our Homes benefit to a new Florida home, and a tax professional should confirm the details.
Every fact on this Village on Lake Geneva 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 Lake Geneva'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, Plat Book 57, pages 48 to 49 and 86 to 87, 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 Lake Geneva association record, N95000001190 | 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 Lake Geneva. 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.
