Villages on Court Side Lake is a two-association condominium village of about 118 flats inside Breckenridge Golf and Tennis Club in Estero, built 1993 to 1996, with bundled golf and tennis and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Villages on Court Side Lake is a condominium village inside the master-planned community of Breckenridge in Estero, Florida. It is a 118-unit, two-association village (117 residential parcels on the 2026 Lee County roll) whose unit numbers point to three-floor buildings, built 1993 to 1996, with 2-bedroom and 3-bedroom condos, a $269,000 median across 11 Southwest Florida MLS closings in the 36 months to September 29, 2026, and full use of the club's golf, tennis and pools for a bundled master fee of about $2,800 a year. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Villages on Court Side Lake I and II at Breckenridge, two condominium associations in Estero, Lee County, ZIP 33928. It is not "The Villages," the large central Florida retirement community, and it is not age restricted. It is not Courtside Commons of Wyndemere in Naples, Courtside Landings in Punta Gorda, or Racquet Club Villas on Courtside Drive in Bradenton, all of which appear on the state's condominium register with similar names. It is not Breckenridge, Colorado. The master association's own pages write the village as "Courtside Lake I" and "Courtside Lake II," the MLS writes it "Village on Court Side" or "Villages on Court Side," and the state and county write "Court Side Lake." All of those strings are this village.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Court Side condo costs to buy and to carry, which records are public, and which ones you must ask the association for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Villages on Court Side Lake because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing, the county roll and the state's condominium register.
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 Villages on Court Side Lake in Breckenridge, Estero, whether you're ready to sell your Villages on Court Side Lake home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Court Side flat from its own recent sales, and we do that below in the open.
Recent Villages on Court Side Lake track record (last 12 months): In the last 12 months Villages on Court Side Lake has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at $228,000 and $230,000 (a median of $229,000, the mean of the middle pair, and a small sample), $458,000 in total volume, a median of 19 days on market and a median sold-to-list ratio of 96.4%. The highest-priced resale in that window was $230,000 for a two-bedroom, 1,087 square foot condo in February 2026. Because two sales cannot carry a market, we lead with the first window that reaches 10 closings, the 36 months to September 29, 2026: 11 closings at a $269,000 median. We publish no count of Court Side sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked both of the Villages on Court Side Lake closings in the Southwest Florida MLS, and we tracked all 17 records the MLS holds here since June 2022 (16 marketed through the MLS and one entered after closing). Each is listed in the market snapshot below, by month, price, bedrooms and area only.
For Villages on Court Side Lake sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a village where few units trade, the paperwork has to be ready before the first showing: the master association's resale documents through its manager, the estoppel from whichever of the two village associations holds your unit, and the one-time fees a buyer pays at closing.
For Villages on Court Side Lake buyers: the first question is the building, because the county's unit numbers point to three floors, which brings Florida's milestone inspection and reserve study rules into play. The second is the carry, because the master fee is a published $2,800 a year but the village fee is not public. The third is the plan, because 22 of the 117 parcels are three-bedroom, and those sell more slowly than the 968 square foot entry plan.
Honors and recognition:
Selling your Villages on Court Side Lake home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
See what your Villages on Court Side Lake home is worth today.
Buying in Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Villages on Court Side Lake means a two- or three-bedroom condominium flat in a mid-1990s, three-floor building, an association that maintains the building and grounds, and a place inside a gated community where golf, tennis, pickleball, five pools and a clubhouse are bundled into the master fee, with no equity deposit and no green fees.
Villages on Court Side Lake is one of nine marketed villages inside Breckenridge and the third-largest by unit count, at 117 residential parcels on the 2026 Lee County tax roll (28 in Phase I and 89 in Phase II), all coded as condominium use. The state's condominium register lists 28 and 90 units, 118 in all, and the county roll is one unit short in Phase II. We cannot say from public records which count explains the gap, so we use 117 as the roll figure and 118 as the register figure.
The village is two condominium associations, Villages on Court Side Lake I at Breckenridge Condominium Association, Inc. and Villages on Court Side Lake II at Breckenridge Condominium Association, Inc. Each has its own board, its own management company and its own dues, and both sit under the community's master association. Phase I is managed by Schoo Association Management and Phase II by Gulf Breeze Management Services, per the state register and the master association's management roster. Two condos in the same village can therefore carry different monthly costs.
Breckenridge is nine villages and 16 associations, not 16 villages, under one master association and one gate, and 842 residences in all. Court Side is the community's least-traded village for its size: 2 MLS closings in the 12 months to September 29, 2026, against 10 at Villages on Lake Augusta and 8 at Wellington at Breckenridge. That quiet is a fact about supply, not about the village's quality.
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point, a bundled golf-and-tennis home at a condo price, and a rental unit, since the master association gives renters amenity access. The three-bedroom layouts, 22 parcels on the roll, also suit a buyer who needs a spare room for visitors or a home office. We read these from the price, size and fee structure of the units, and we describe the property, not the people who own or rent it.
The clubhouse, fitness room, main pool and tennis complex sit at the master address on Wimbleton Court, roughly 0.13 to 0.19 mile north of the four Court Side buildings by our comparison of the county's building points with the Census geocode for the master office (an approximate figure). The fitness room is open every day from 7 a.m. to 10 p.m. Courts for tennis and pickleball are reserved online five days ahead. Golf is an 18-hole par-3 course, so a round is short and walkable. There is no full-service restaurant on site, only a catering kitchen the association uses for events.
Five things buyers sometimes assume. No confirmed water frontage: the name promises a lake, but a lake or golf view is a unit-by-unit fact and we do not claim one without an address in hand. No dining room: the club has a catering kitchen and no full-service restaurant. No new construction: every sale here is a resale of a 1993 to 1996 building. No public fee sheet for the village: only the master fee schedule is published. No 55-plus restriction: Breckenridge is all-ages, not 55-plus.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Court Side Lake condos closed 11 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $269,000 median and 18 median days on market, the first window that reaches 10 closings. In the last 12 months, only 2 closed, at $228,000 and $230,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 2 (small sample) | $229,000 (mean of $228,000 and $230,000) | $223.56 | 19 | 96.4% |
24 months | 5 (small sample) | $228,000 | $216.77 | 20 | 95.9% |
36 months, first window with 10+ | 11 | $269,000 | $236.36 | 18 | 95.9% |
60 months | 16 | $267,500 (mean of $266,000 and $269,000) | $257.73 | 15 | 96.9% |
The 36-month window totals $2,858,500 in volume, with prices from $210,000 to $300,000, days on market from 7 to 194 (mean 53.6) and a mean of the per-sale sold-to-list ratios of 94.3%. Ten of the 11 sold below the final list price and one sold above it.
Sixteen closings in five years is not enough for a trend line, so a village this thin is read sale by sale. Here is each record, by month, price, bedrooms and area only, newest first.
Month sold | Bedrooms and baths | Living area (sq ft) | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|
June 2026 | 2 bedroom, 2 bath | 968 | $235,000 | $228,000 | 97.0% | 20 |
February 2026 | 2 bedroom, 2 bath | 1,087 | $239,900 | $230,000 | 95.9% | 18 |
May 2025 | 2 bedroom, 2 bath | 1,166 | $234,900 | $210,000 | 89.4% | 7 |
March 2025 | 3 bedroom, 2 bath | 1,210 | $279,900 | $286,000 | 102.2% | 194 |
January 2025 | 2 bedroom, 2 bath | 978 | $260,000 | $212,000 | 81.5% | 114 |
September 2024 | 3 bedroom, 2 bath | 1,330 | $324,900 | $290,000 | 89.3% | 162 |
July 2024 | 2 bedroom, 2 bath | 978 | $279,000 | $266,000 | 95.3% | 14 |
May 2024 | 2 bedroom, 2 bath | 968 | $299,900 | $285,000 | 95.0% | 30 |
April 2024 | 2 bedroom, 2 bath | 968 | $274,900 | $269,000 | 97.9% | 16 |
February 2024 | 2 bedroom, 2 bath | 1,166 | $310,000 | $300,000 | 96.8% | 8 |
December 2023 | 2 bedroom, 2 bath | 968 | $289,900 | $282,500 | 97.4% | 7 |
August 2023 | 2 bedroom, 2 bath | 968 | $269,900 | $262,500 | 97.3% | 44 |
April 2023 | 2 bedroom plus den, 2 bath | 1,210 | $324,900 | $318,000 | 97.9% | 6 |
December 2022 | 2 bedroom, 2 bath | 968 | $269,000 | $250,000 | 92.9% | 2 |
September 2022 | 2 bedroom, 2 bath | 1,289 | $295,000 | $304,000 | 103.1% | 7 |
August 2022 | 2 bedroom, 2 bath | 968 | $249,900 | $249,900 | 100.0% | 2 |
One further transaction, in June 2022, was entered in the MLS after closing at $271,000 for a 968 square foot, two-bedroom condo. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 2 closings: a 968 square foot, two-bedroom condo at $228,000 in June 2026 after 20 days, and a 1,087 square foot, two-bedroom condo at $230,000 in February 2026 after 18 days. Together they are $458,000 in volume. Two is a small sample, so the $229,000 median describes two sales, not a market, and we do not forecast from it.
The 24-month median ($228,000, n = 5) sits $41,000 below the 36-month median ($269,000, n = 11) because the 36-month window adds six closings from 2023 and 2024 at $266,000 to $300,000, the village's peak. The 24-month window instead holds two 2025 sales at $210,000 and $212,000 and a three-bedroom at $286,000. The 60-month window adds five sales from 2022 to 2023 at $250,000 to $318,000. Read the longer windows as history and the two most recent sales as today.
One size dominates. Seven of the 16 marketed closings were 968 square foot, two-bedroom, two-bath condos, and all seven closed within 44 days at a median of $262,500 (n = 7, odd, so a single middle sale). A second core size, 978 square feet, closed twice, at $212,000 and $266,000. The other closings ran 1,087, 1,166 (twice), 1,210 (twice), 1,289 and 1,330 square feet. The county roll's own median heated area is 977, so the 968 and 978 figures look like two measurements of the entry plan.
Of the 16 marketed closings, 13 were two-bedroom, one was a two-bedroom plus den at 1,210 square feet ($318,000 in April 2023, the highest marketed price on record here) and two were three-bedroom, at $286,000 (March 2025) and $290,000 (September 2024). The three-bedrooms took 194 and 162 days to sell. Both are small samples, but they show that the larger plans sell slower than the 968 entry plan, even at similar prices.
Every year below is a small sample of MLS-marketed closings, so each median is a description, not a forecast.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (August to December) | 3 | $250,000 | $249,900 to $304,000 | 2 | 100.0% |
2023 | 3 | $282,500 | $262,500 to $318,000 | 7 | 97.4% |
2024 | 5 | $285,000 | $266,000 to $300,000 | 16 | 95.3% |
2025 | 3 | $212,000 | $210,000 to $286,000 | 114 | 89.4% |
2026 to September 29 | 2 (small sample) | $229,000 | $228,000 to $230,000 | 19 | 96.4% |
The pattern is a fast, near-list market in 2022 and 2023, when the three 2022 closings took 2 days at the median and closed at a median of 100.0% of list, a plateau near $285,000 in 2024, a slide in 2025 with sold-to-list at 89.4%, and a partial recovery in speed in 2026 at a lower price level than 2024.
Days on market in the 36-month window come in two groups. Eight of the 11 closings sold in 30 days or less (7, 7, 8, 14, 16, 18, 20 and 30 days), and three took 114, 162 and 194 days. The three slow sales were two three-bedroom units and one 978 square foot two-bedroom that listed at $260,000 and closed at $212,000. A median of 18 days therefore describes a well-priced village and hides a long tail for units listed above the market.
Across the 60-month record, 13 of 16 closed below the final list price, one closed at it and two closed above it (a $304,000 sale in September 2022 against a $295,000 list and a $286,000 sale in March 2025 against a $279,900 list). The 12-month median ratio is 96.4% and the 36-month median 95.9%. A seller who lists 4 to 5 percent above the price they would accept sits in the middle of the pattern.
On September 29, 2026 the MLS showed one Court Side active: a two-bedroom, two-bath, 978 square foot condo listed at $205,000 with 80 days on market. That is $209.60 per square foot of listed area (our arithmetic), below both 978 square foot sales on record ($212,000 in January 2025 and $266,000 in July 2024) and below both 2026 closings. One active against a 12-month pace of 2 closings is 6.0 months of supply, and we read that as one listing against a village that rarely trades, not as a glut.
The county's qualified recorded sales reach further back than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 1 | $228,000 |
2025 | 6 | $235,000 |
2024 | 6 | $287,500 |
2023 | 6 | $284,500 |
2022 | 9 | $250,000 |
2021 | 10 | $175,000 |
2020 | 4 | $167,500 |
2019 | 6 | $161,000 |
2018 | 12 | $152,859 |
Since September 29, 2025 the county file shows 2 qualified sales at a $224,000 median (the mean of the two). We do not pair those two with the two MLS closings one for one, because the county file ends on July 29, 2026 and the lists do not match exactly.
This is a public-record sale, not one of ours, and it is the most recent Court Side closing. A two-bedroom, two-bath, 968 square foot condo closed in June 2026 at $228,000 after 20 days on market, against a final list of $235,000, or 97.0% of list. Three facts stand out. It is the entry plan, which has sold in 44 days or fewer every time. It closed $2,000 below the February 2026 sale of a larger, 1,087 square foot condo. And it is the most recent evidence that a well-priced 968 square foot unit trades near $228,000, which is $41,000 and $57,000 below the two 968 square foot sales of 2024 ($269,000 and $285,000).
For the buyer, that sale carried costs the price does not show: a $2,800 capital contribution and a $100 transfer fee to the master association at closing, the village's own charges, and then the master fee of about $2,800 a year, or about 1.2 percent of that price every year before the village fee, tax and insurance (our arithmetic on the association's 2026 schedule).
Villages on Court Side Lake condos have moved from a $115,500 county median in 2012 to $287,500 in 2024 and back to $228,000 in the one 2026 sale on file, a rise of about 2.5 times and a fall of roughly 21 percent from the peak. County records reach back further than the MLS, so they carry the long view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county file carries qualified sales for this village in 2009 through 2026, with none for 2000 through 2008 and three earlier clusters in 1995, 1997 and 1999. We do not know why 2000 to 2008 is empty in the file we hold, and we do not fill the gap. From 2009 to 2012 the yearly median sat between $115,500 and $120,500 on 4 to 9 sales a year. It reached $152,859 in 2018, $175,000 in 2021, $250,000 in 2022 and a peak of $287,500 in 2024.
Period | Qualified county sales | Median price by year |
|---|---|---|
2009 to 2012 | 26 | $117,300 (2009), $120,500 (2010), $120,000 (2011), $115,500 (2012) |
2013 to 2017 | 29 | $132,500, $127,500, $148,900, $145,000, $164,000 |
2018 to 2021 | 32 | $152,859, $161,000, $167,500, $175,000 |
2022 to 2024 | 21 | $250,000, $284,500, $287,500 |
2025 to July 2026 | 7 | $235,000 (2025), $228,000 (2026) |
From the 2021 median of $175,000 to the 2024 median of $287,500 is a rise of 64 percent in three years, and the 2022 jump alone, from $175,000 to $250,000, is 43 percent (our arithmetic on yearly medians). From 2024 to 2025 the county median fell 18 percent, to $235,000, and the single 2026 sale is another 3 percent lower. Small counts move medians, so we describe the direction and not a precise rate.
The county recorded 27 qualified sales in 2022 through 2025. The MLS marketed 14 in the same four years and carried one more entered after closing. That means roughly half of the village's recorded sales never appear as MLS listings, which is why MLS-only figures understate how often condos change hands here. We do not know the reason for the gap, whether owner-to-owner transfers, investor sales or timing, and we do not guess.
Six qualified recorded sales a year against 117 residential parcels is about 5 percent of the village changing hands annually (our arithmetic on 2023, 2024 and 2025). At the 2018 peak of 12 sales it was about 10 percent. For comparison, Wellington at Breckenridge had 8 county sales against 95 parcels in the same recent window, about 8 percent.
Villages on Court Side Lake began as a Florida not-for-profit corporation filed December 2, 1991 for Phase I, followed by a condominium declaration recorded January 28, 1992, and a Phase II declaration recorded June 8, 1993 that added three building phases, with the Lee County roll dating the units 1993 to 1996 and a median of 1995.
The Florida Division of Corporations lists Villages on Court Side Lake I at Breckenridge Condominium Association, Inc. with a filing date of December 2, 1991 and an active status. It has filed an annual report every year on the register we read, the latest on February 16, 2026, shows no amendments or name changes, and lists Schoo Association Management, LLC in Fort Myers as principal address and registered agent.
The state's Division of Condominiums extract lists Phase I as approved and recorded, with 28 units and a recording date of January 28, 1992. The county's legal description for the Phase I units cites official records book 2267, page 4088, and describes a single building. That is the declaration that governs use, boundaries and parking for those 28 units, and we have not read it page by page.
Phase II is recorded June 8, 1993 for 90 units on the state register. The county's legal for the first Phase II building cites official records book 2394, page 2307, and the two later buildings cite condominium amendments at book 2556, page 662 and book 2642, page 2740. Phase II therefore came in three building phases, each with its own recorded instrument. Its corporation, Villages on Court Side Lake II at Breckenridge Condominium Association, Inc., was filed June 25, 1993, restated its articles on May 23, 2007, and filed its latest annual report on April 15, 2026, with Gulf Breeze Management Services in Bonita Springs as principal address.
The county roll's year-built field runs from 1993 to 1996 across the 117 parcels, with a median of 1995. That makes Court Side newer than Wellington at Breckenridge and Greenwood Village at Breckenridge, whose declarations were recorded in January 1988, and older than the Preserve at Breckenridge buildings, which the roster dates to 2002 through 2005.
Owners belong to two bodies: the village association and the master association, which owns and runs the golf course, tennis complex, pools, clubhouse, gate and roads for all 842 residences and is professionally managed by Castle Group. The county's planned-development layer places the village inside the Breckenridge PUD, recorded under its former name Laguna Woods, with initial approval in 1982 and an approved status.
We priced Villages on Court Side Lake from every closing the Southwest Florida MLS holds for it, 17 records since June 2022, so a Breckenridge seller or buyer starts from evidence, not an average.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
A Villages on Court Side Lake condo is a two- or three-bedroom, two-bath flat in one of four three-floor buildings, marketed in the MLS at 968 to 1,330 square feet, with the county roll showing 967 to 1,781 heated square feet, a median of 977, and two bedrooms on 95 parcels and three on 22.
The county's legal descriptions number every unit by building and floor: Phase I is one building, and Phase II is three, one per building phase. In each, the unit numbers run 101 to 110, 201 to 210 and 301 to 310. Our reading is that the first digit is the floor, so each building has three habitable floors with up to ten units on each, and that reading matters because it puts the buildings inside Florida's milestone inspection and reserve study rules. It is an inference from numbering, not a story count from a plan, and the declaration or the association would confirm it.
The MLS shows seven sizes across 16 marketed closings: 968 square feet (seven closings), 978 (two), 1,087, 1,166 (two), 1,210 (two), 1,289 and 1,330. The roll's heated areas run from 967 to 1,781 square feet, and the largest values probably include combined or larger plans. We have no association plan sheet, so we name no floor plan, and we state only bedrooms, baths and areas from the records.
The roll shows 95 two-bedroom parcels (81 percent) and 22 three-bedroom parcels (19 percent). In the MLS, 13 closings were two-bedroom, one was a 1,210 square foot two-bedroom plus den and two were three-bedroom, at 1,210 and 1,330 square feet. Every MLS closing lists two baths.
Parking is set by the declaration and rules, not by the county roll or the MLS. A few unit legal descriptions carry a "PS" suffix with a matching number, which we do not decode: it may mark an assigned space, and only the declaration can say. Ask the association how parking is assigned to your unit before you tour, and note that golf carts may be registered with the master for $100 a year plus $25.
Year built is the county's only condition proxy, and it is a blunt one. A 1993 to 1996 building has a roof, windows, plumbing and electrical systems that are 30 years old unless replaced. The county's permit records and the associations' records show what has been replaced, and buyers should ask for the roof date and window and balcony history for the specific building.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning a Villages on Court Side Lake condo brings the whole Breckenridge Golf and Tennis Club with it, funded by the master fee: a par-3 golf course, eight lighted clay tennis courts, three pickleball courts, five pools, bocce, shuffleboard, a fitness room and a clubhouse with a lanai. Renters use most of it too.
Breckenridge's course has 18 holes, all par 3, so its par is 54 by simple arithmetic and a round moves quickly. A driving range and putting ring sit at hole 10 behind the tennis courts. The master association calls the course private and bundled, open to owners, tenants and tenants' guests, and it schedules scrambles. No public source we found names a course architect, so we do not.
The tennis complex has eight lighted Har-Tru clay courts, one of them fitted with a ball machine, plus three pickleball courts. Residents and renters book online up to five days ahead. The county map also shows four common-element parcels under Court Side legal descriptions labelled for pool and tennis use. Whether those belong to the villages or duplicate the master's facilities is for the declaration to say, so we draw no conclusion.
There are five pools: the main pool and hot tub beside the clubhouse and four others across the villages, all marked on the master association's property map. The fitness room, inside the clubhouse, keeps 7 a.m. to 10 p.m. hours every day for owners, renters and their guests. The clubhouse adds a library, a catering kitchen and a lanai that looks over the courts, the lake and the main pool.
Three bocce courts sit by the main pool and six shuffleboard courts by the clubhouse, with a horseshoe pit and a lanai ping-pong table. The activity list is long: bingo, knitting, exercise classes, bridge, euchre, poker, Mah Jong, themed parties and dinner dances. The calendar leans toward winter, which fits a seasonal village.
The master fee stops short of the village association's own dues, an optional golf cart registration ($100 a year plus $25), an optional storage lot space ($200 to $225 a year plus $25) and any restaurant. No equity membership has to be purchased and residents pay no green fee; the association's brochure states that using the amenities carries no additional charge.
Two payments make up the dues at Villages on Court Side Lake: the master association's $2,800 amenity fee for 2026, payable at once or in four quarterly installments of $725, and the fee of the condominium association for the owner's phase, which the master brochure calls typically $300 to $500 without tying that range to Court Side or naming a period.
The 2026 fee schedule sets the annual master fee at $2,800, and the association fixes each year's figure by a budget vote in November. Per the brochure, payment comes due at the start of the year, or in four installments of $700 plus a $25 processing charge, which is $725 each. Owners get a coupon book at year end, and the fee pays for the amenities described above.
The brochure says owners also have a condominium fee of typically $300 to $500 that the association's management company collects. It does not say whether that range is per month or per quarter, and it is a community-wide statement, not a Court Side figure. Phase I dues run through Schoo Association Management and Phase II dues through Gulf Breeze Management Services, and each association's estoppel gives the true number. Until you hold one, any all-in monthly cost is a guess.
Florida condominium fees commonly pay for building insurance, roof and exterior maintenance, landscaping and reserve contributions. The master brochure also names Hotwire as the community's bulk internet and basic cable provider, with owners in the bulk account dealing with Hotwire directly. Court Side's status in that account is not in the public record, which is why we tell buyers to ask, not assume.
Breckenridge is run by owners associations and, per our community research, carries no Community Development District bond assessment on its tax bills. Even so, look for the absence of a CDD line on the specific unit's tax record before closing, so you see it on paper and not on our say-so.
Against the 36-month median of $269,000, the master fee equals about 1.0 percent of the price a year, or about 1.2 percent against 2026's $228,000. The brochure's $300 to $500 village range would add roughly 0.1 to 0.2 percent if it were annual and 1.6 to 2.6 percent at $228,000 if it were monthly. That gap is why the estoppel outweighs anything on this page, and it is why we publish no all-in figure.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
A Villages on Court Side Lake buyer faces five layers of cost: the master fee, the village fee, one-time master charges of $2,800 and $100 at closing, Lee County property tax and insurance, with optional cart and storage fees and a $200 tenant lease fee on top. The 2026 schedule publishes the master layer; no public source publishes the village layer.
The 2026 schedule lists these master charges: $2,800 a year; a $100 transfer assessment on a resale; a $2,800 capital contribution for a new owner, or $1,000 when a current owner buys again; $200 for each lease; $100 a year for a golf cart plus $25 to register it; and $200 to $225 a year for a storage lot space plus $25 to register.
Unpublished. The estoppel from Schoo Association Management (Phase I) or Gulf Breeze Management Services (Phase II) is the paper that states current dues, any special assessment, any capital contribution the village charges when a unit sells, and whatever is owed on the unit.
The master brochure asks the buyer's title company to collect two one-time fees, the $2,800 capital contribution and the $100 transfer fee, so $2,900 in master charges, and to obtain the master estoppel through the manager's resale documents page. Afterward the new owner takes photo ID, the warranty deed and the settlement statement to the master office to arrange gate equipment.
The unit sits in county taxing district 316, which covers the Village of Estero and Estero Fire Rescue. The Property Appraiser's notices for that district show 13.0119 mills for 2024 and a proposed 13.0449 for 2025, roughly $13 for every $1,000 of taxable value. For a non-homestead buyer paying $228,000, with taxable value equal to price, that works out to about $2,970 a year, by our arithmetic on the proposed 2025 rate and before non-ad valorem items and early-payment discounts. A homestead owner pays less, and a buyer's first bill can differ from the seller's.
The owner buys an HO-6 policy for contents, interior finishes and loss assessment, while the association's master policy insures the structure, so its deductibles matter. We quote no Court Side premium, since no public source does.
At a $228,000 price, a buyer brings $2,900 in master charges plus any village charges at closing, then carries about $2,800 a year to the master association, about $2,970 a year in tax on a non-homestead basis, and the village fee and insurance on top. We stop short of one all-in number because the village fee is unpublished.
Two recorded declarations of condominium govern Villages on Court Side Lake, Phase I at official records book 2267, page 4088 and Phase II at book 2394, page 2307 with two later amendments, together with each association's articles, bylaws and rules; the master association has its own declaration, bylaws, rules and budget.
Both declarations are recorded in the Lee County Clerk's official records and cited on the county roll. We have not read either one clause by clause and do not paraphrase them. A buyer should request both and study the use restrictions, leasing rules, parking assignments and amendment history.
The state's corporate record shows Phase II's articles amended and restated on May 23, 2007, and shows no amendment for Phase I. Each association and its manager hold the current bylaws and rules, and Florida law requires certain of them to reach a buyer.
The master association's community site lists its bylaws, budget, financial audit, master insurance summary, board minutes and architectural review committee pages behind an owner login, and we confirmed those pages redirect to a login. Its About Us page says a prospective buyer can ask the current owner, who has access, to show the rules and budgets.
Exterior changes need architectural approval before work begins, per the community's review committee. The master association's for-sale sign specifications add that a condominium owner needs the condominium association's permission before placing an open house sign near the condominium entry, that one open house sign is allowed at the street entrance for all realtors, and that the association approves wording on signs inside the village. Agents call the master office at 239-992-5959 for gate codes and rules, and we follow that process on every listing.
Whether a village association must approve a sale or a lease is a matter for its declaration and rules, not the public record. On leases, the master association charges $200 per lease, so a screening step exists at the master level. Ask the manager for the current procedure and any application fee.
Villages on Court Side Lake is not a 55-plus community. Breckenridge is all-ages, and the master association describes its residents as renters and part-time and full-time owners alike. We found no declaration of age-restricted housing for older persons in the public record for either association, and we describe the property, not who may live in it.
Federal fair housing law allows qualifying communities to limit occupancy to residents 55 and older, but only when they meet specific requirements. Neither Breckenridge nor the master association's own site advertises or claims that status, so a buyer of any age may purchase, subject to the associations' ordinary approvals and rules.
The name invites confusion with The Villages in central Florida, a very large retirement community that markets to older adults. This village is a separate place: two condominium associations in Estero, Lee County, unconnected to that development.
Renting out a Villages on Court Side Lake condo appears possible, because the master association charges a $200 fee per lease and gives tenants use of golf, courts, pools and the fitness room, but each village association's minimum term, frequency limit and approval process is unpublished and must be confirmed in writing before you buy.
The 2026 schedule charges $200 per lease for renters. The About Us page opens golf to residents, tenants and tenants' guests, opens tennis and pickleball reservations to residents and renters, and opens the fitness room to residents, renters and their guests. A tenant, in short, gets the amenities.
Minimum terms, how many leases a year are allowed and tenant approval usually live in a village's declaration and rules. With two associations, Phase I and Phase II may not match, so ask each manager for the current rule in writing. We publish no minimum term because none is public.
No short-term rental rule for Court Side is public, so we publish none. A buyer planning stays shorter than a month should treat them as not permitted until the association says otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
Before offering, a landlord should request the lease rules, the tenant application and its fees, the master's $200 lease fee, any village transfer fee, the pet position for tenants and how gate access and parking pass to a tenant.
Pet rules at Villages on Court Side Lake are set by the two village associations and the master association, and we found no published rule for any of the three, so a buyer with a pet should get the rule in writing from the manager of the unit's phase before making an offer.
We cannot state limits on number, size or breed, and we publish no blanket rule. We can say that a person with a disability who needs an assistance animal is protected under federal fair housing rules, which apply to condominiums whatever the association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask Schoo Association Management about Phase I, Gulf Breeze Management Services about Phase II and the master association's office about the community rule. Getting the answer in writing before you go under contract avoids a surprise at closing.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the county's unit numbering points to three floors in all four Villages on Court Side Lake buildings. Buyers should ask both associations for the milestone report, the reserve study and the state filing.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings of three or more habitable stories, and House Bill 913 in 2025 refined them. Section 553.899 requires a milestone inspection by December 31 of the year a building reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after. A local enforcement agency may set 25 years where local circumstances, such as proximity to salt water, require it.
Court Side's roll dates run from 1993 to 1996, so the 30th year falls between 2023 and 2026. For a building that reached 30 on or after July 1, 2022 and before December 31, 2024, the statute set the initial inspection before December 31, 2025, and a building that reaches 30 in 2025 or 2026 is due by December 31 of that year. We do not hold the certificate of occupancy dates, the story count from a plan or the inspection status, so we state no date for any building. The point for a buyer is that this village sits in the window where the first inspections fall due or have just been done.
Our hub research put Breckenridge roughly three to four miles from Estero Bay, and whether the Village of Estero applies the 25-year trigger to buildings here is a question for the Village's building official. If it does, the first inspections at Court Side would already be past due dates, which makes the association's answer more important, not less.
Section 718.112 requires condominium associations to budget for reserves and, for buildings of three or more habitable stories, to complete a structural integrity reserve study covering the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items over the state's threshold. The Division of Condominiums says associations had to complete a SIRS by December 31, 2025 and must file the completed form with the state. Reserve funding for those items cannot be waived for a building that is subject to the rule.
The state's condominium register lists both Court Side projects as approved and recorded, with no delinquency flag on the extract we read. That is the registration status of the declaration and the association's annual filing. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's SIRS database lists associations that have filed a completed study, in two lists split at July 2025, and we could not query those interactive lists in our research session, so a buyer should ask each association whether it appears there.
A milestone inspection can lead to repairs, and the SIRS sets how much the association must reserve each year, so a building's next roof, balcony or painting cycle can raise dues or produce a special assessment. That is a reason to read the budget, not a prediction. We have seen no public notice of a Court Side assessment, and the estoppel and minutes are where one would show.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116 gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, the SIRS or a statement that none applies, and any milestone report before the inspection period ends.
At the four building points on the county parcel map, FEMA shows Villages on Court Side Lake in Zone X, the 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022, while Lee County's evacuation layer returns Zone A. Both are map readings, not surveys.
FEMA's National Flood Hazard Layer returns Zone X with the subtype 0.2 percent annual chance flood hazard in a coastal zone at each of four points we took from the county's building records, one for Phase I and one for each of the three Phase II buildings, and the special flood hazard flag is false at all four. Lee County's own flood-zone layer agrees. The governing panel is 12071C0579G, effective November 17, 2022. A box of about a quarter mile around the buildings returned only Zone X polygons, both minimal-hazard and 0.2 percent, and no AE polygon. Earlier community research found AE polygons confined to internal lakes and drainage features elsewhere in Breckenridge.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Lee County's evacuation zones are labelled A through E in order of increasing elevation and are based on storm surge modeling, not on FEMA flood zones. Lee County's evacuation layer returns Zone A at all four Court Side building points, which is the zone ordered out first. That is surprising for a village inland of Estero Bay, and it is our reading of one county layer, so we tell every buyer to confirm the zone for the exact unit on the county's evacuation lookup. Remaining in a home under a mandatory evacuation order is unlawful in Florida.
The county's design wind speed layer shows 160 miles per hour for Risk Category II buildings at the site, which covers most residential buildings, 150 for Category I and 170 for Categories III and IV, and it places the site in the wind-borne debris region. Wind, not surge, is the dominant hazard for an inland village, and for a three-floor building the roof, the windows and the balcony doors are where the insurer looks.
Ian came ashore in September 2022 near Cayo Costa as a Category 4 storm, with its heaviest surge on the coast and barrier islands. Milton, in October 2024, came ashore near Siesta Key as a Category 3, north of Lee County, and the National Hurricane Center report gives roughly 3 to 5 feet of surge from Bonita Beach to Marco Island. We hold no Court Side damage, flood or repair record and do not say the village was undamaged. Permits and the associations' records show what was repaired.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent for a wind mitigation inspection, which uses the state's uniform mitigation verification form.
Buyers who expect to use Citizens Property Insurance should read its published flood coverage requirement before choosing a policy. Public reporting says condo unit premiums have climbed faster than inflation across Florida, and we quote no Court Side premium because no public source publishes one.
Lee County assigns students through choice zones rather than a fixed address boundary, so no single school is guaranteed to Villages on Court Side Lake. The public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School, and a family should confirm current options with the district.
According to the Village's schools page, Pinewoods Elementary (kindergarten through fifth grade) is at 11900 Stoneybrook Golf Drive, Three Oaks Middle School (sixth through eighth) at 18500 Three Oaks Parkway, and Estero High School (ninth through twelfth) at 21900 River Ranch Road. Our community research estimated a drive of roughly 8 to 15 minutes from Breckenridge, depending on the school and the hour.
The district groups its schools into East, South and West zones with sub-zones. A family ranks schools available in its sub-zone, and seats go by preference, proximity and capacity. The district's zone tool and each school's site show what is open now, and a resale buyer should not rely on an agent's or seller's word about a school.
Per the Village of Estero, Florida Gulf Coast University borders Estero on the northeast and Florida SouthWestern State College is in south Fort Myers. Those are the nearest campuses for a part-year owner who studies or teaches.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Villages on Court Side Lake unit sits with the Village, and recorded instruments sit with the Lee County Clerk. The county's layers place the village in a planned unit development with Lee County water, sewer and Estero Fire Rescue service.
For new construction, remodeling and signage, the Village's permits page sends applicants to Community Development at 9401 Corkscrew Palms Circle, permitting line 239.221.5036. Since the Village incorporated in 2014, that office, not the county, handles work inside its limits.
The county's zoning layer returns Planned Unit Development at the site, and its planned-development layer names the Breckenridge PUD, formerly Laguna Woods, with initial approval in 1982 and an approved status. The Village of Estero administers zoning inside its limits, and the PUD's approved uses, not the ordinary residential zoning tables, are what govern changes to the property. We have not read the PUD resolution.
The county's franchise layers list Lee County Utilities for water and wastewater and the Estero Fire Rescue District for fire service, and the same district appears on the property tax notice. The county's service layer lists Waste Management as hauler with Monday horticulture and recycling pickup for the area. Whether a condominium village uses that curbside service or a commercial container contract is set by the association, so ask.
For a 1993 to 1996 condo, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller. Recorded declarations, amendments and liens are searchable in the Lee County Clerk's official records.
We did not read a permit list for any Court Side address, the recorded declarations or their amendments, the PUD resolution or the associations' minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Villages on Court Side Lake, the Coconut Point node south of the gate and the Williams Road corridor east of it hold the largest projects in Estero, as reported in January 2026, plus a multi-year I-75 widening. None is inside Breckenridge, and we make no claim about their effect on a unit's price.
The January 2026 development report lists Woodfield Estero under construction at US-41 and Coconut Road: 596 residences plus retail, office space and a hotel across 45.6 acres. The same report notes that the Planning, Zoning and Design Board returned a plan to turn the former Coconut Point Mall cinema into 365 apartments for revision, and that a 122-room extended-stay hotel on Lyden Drive won approval in September 2025.
North of Williams Road, the Village's roughly 100-acre sports park district was slated to finish its first phase in October 2026, a 40,000 square foot entertainment center was slated to open in September 2026, and Lumio Estero, a 330-unit mixed-use project, broke ground in December 2025.
The Florida Department of Transportation's project pages list a multi-year widening of I-75 through Lee County, and the Village lists a Williams Road and US-41 roundabout and Williams Road widening. Construction can affect access and noise during the build, and each project's schedule changes, so we point to the agencies' own pages instead of a date.
Everyday life at Villages on Court Side Lake passes through the Breckenridge gate and the master office on Wimbleton Court, open Monday to Friday from 8 a.m. to 4 p.m., while Schoo Association Management and Gulf Breeze Management Services run the two village associations. Coconut Point, a 24-hour emergency room, I-75 and the Gulf beaches are all a short drive away.
Breckenridge is gated. An agent holding a showing or open house phones the master office at 239-992-5959 for the code and the rules, and the master association publishes for-sale sign and color specifications. After closing, a new owner visits the office with photo ID, the warranty deed and the settlement statement to arrange gate equipment.
The village declarations and rules set parking assignments, trash service and mail for a Court Side unit, and we have not read them. Ask the manager for your phase how spaces are assigned and where trash and mail are handled.
The times below are rounded off-peak estimates from the Breckenridge gate area, collected in our community research, and traffic changes them.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 2 miles, 5 to 7 minutes |
I-75 at Corkscrew Road, Exit 123 | about 10 to 12 minutes |
Miromar Outlets | about 12 to 14 minutes |
Florida Gulf Coast University | about 15 to 18 minutes |
Southwest Florida International Airport | about 20 to 25 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Downtown Naples or downtown Fort Myers | about 30 minutes |
The nearest emergency room is Lee Health Coconut Point at 23450 Via Coconut Point, a freestanding emergency department that opened in December 2018. For a full acute-care hospital, the Village's medical facilities page lists Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital, each roughly 20 to 25 minutes away.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Seasonal ownership at Villages on Court Side Lake suits a lock-and-leave buyer who wants bundled golf and tennis for a winter or shoulder-season home, since the master fee is flat, the clubhouse calendar runs November through April and renters get amenity access. The unknowns are each association's rental rules and the closed-season upkeep of a three-floor building.
The master association's activity list, bingo, cards, exercise classes, dinner dances and themed parties, is weighted to the winter months, and the tennis and pickleball reservation system opens five days ahead. Our closing data show no strong seasonal pattern in this village, with the 2026 sales in February and June, so a buyer should not time a purchase to the calendar.
A seasonal owner should ask each association about hurricane-season shutter and balcony rules, water shutoff and insurance requirements for an unoccupied unit, package handling and who has access in an emergency. Those are set in the rules, not the public record.
The master schedule charges $200 per lease and lets tenants use the amenities, and the villages decide minimum terms. We publish no seasonal rental rate, because rental listings are not a source we cite, and a buyer who counts on rent should get the terms in writing and run the numbers with the tax and fee stack above.
Before you offer on a Villages on Court Side Lake condo, request both the master and the village paperwork, confirm the building's story count and milestone and reserve status, read the lease and pet rules, check the flood and evacuation zone for the exact unit, and price the unit against the recent closings of the same size.
Villages on Court Side Lake is the third-largest of the nine villages at Breckenridge, with 118 condominium units built 1993 to 1996, and the second-thinnest trader of the last 12 months, with 2 MLS closings against 44 across the community (Village on Lake Geneva had none). Its 36-month median of $269,000 sits above Wellington and below the three upper-tier villages.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median | 36-month median |
|---|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | $230,000 | $255,000 (n = 25) | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 | $199,900 (n = 17) | |
160 | Condominium | 2002 to 2005 | 8 | $227,500 | $285,000 (n = 19) | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | $375,000 (n = 10) | |
51 | Homeowners' association | 1994 | 4 | $367,450 | $350,000 (n = 5, small sample) | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 | $316,000 (n = 8, small sample) | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 | $372,500 (n = 3, small sample) | |
Villages on Court Side Lake | 118 | Condominium | 1993 to 1996 | 2 | $229,000 (small sample) | $269,000 (n = 11) |
44 | Homeowners' association | 1995 to 1997 | 0 | none | $432,000 (n = 2, small sample) |
The unit counts above sum to 841 (Court Side at its 118 registered units) against the association's stated 842 residences, and the 12-month closings sum to 44. The three homeowners' association villages are Crystal Lake, Golden Pond and Lake Geneva; every other village is a condominium under Chapter 718. Medians with n under 10 are small samples, and even-n medians are the mean of the middle pair.
Villages on Lake Augusta is the largest village, at 180 units in three phases of 60, built 1996 to 2001, and the most liquid, with 10 closings in 12 months at $230,000. Court Side's $229,000 12-month median on 2 sales looks the same, but Lake Augusta's 36-month median ($255,000, n = 25) sits $14,000 below Court Side's ($269,000, n = 11), so the two prices are close and Court Side simply trades far less often.
Preserve at Breckenridge is the newest product, 160 units built 2002 to 2005, with a 36-month median of $285,000 (n = 19), $16,000 above Court Side's. The Preserve's 12-month median of $227,500 on 8 closings is within $1,500 of Court Side's $229,000, though the Preserve took a median of 108.5 days against Court Side's 19 on far fewer sales.
Greenwood Village at Breckenridge has 73 condominium units, built 1988 to 1994, and it is a condominium, not a village of detached homes. Its 36-month median of $316,000 on 8 closings is $47,000 above Court Side's, even though Greenwood is the older village, which shows how much the ladder steps between villages of similar age.
The upper tier, Village on Crystal Lake, Village on Golden Pond and Village on Crescent Lake, has 12-month medians of $363,000 to $372,500, roughly $134,000 to $144,000 above Court Side's. Village on Lake Geneva had no MLS closing in 12 months and five in 60 months.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Choose Villages on Court Side Lake for larger flats, some three-bedroom, at a $269,000 median over 36 months and a 1993 to 1996 build; choose Wellington at Breckenridge for the lowest entry price into Breckenridge's bundled golf and tennis, a $199,900 median, and more frequent sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Villages on Court Side Lake | Wellington at Breckenridge |
|---|---|---|
Residential parcels (2026 roll) | 117 (118 on the state register) | 95 (96 on the state register) |
Regime | Condominium, two associations (I and II) | Condominium, one association |
Built | 1993 to 1996, median 1995 | 1988 to 1998, median 1989 |
Declaration recorded (state register) | January 28, 1992 (I) and June 8, 1993 (II) | January 28, 1988 |
Bedrooms (roll) | 2 on 95, 3 on 22 | 2 on all 95 |
Heated area (roll) | 967 to 1,781, median 977 | 873 on every parcel |
Buildings | Four, three floors by unit numbering | Not in the public record we hold |
Village manager | Schoo (I) and Gulf Breeze (II) | MyTown Communities |
MLS, 12 months | 2 closings, $229,000 median (small sample) | 8 closings, $187,250 median (small sample) |
MLS, 24 months | 5, $228,000 (small sample) | 13, $190,000 |
MLS, 36 months | 11, $269,000 | 17, $199,900 |
MLS, 60 months | 16, $267,500 | 23, $215,000 |
Median $ per MLS sq ft, 36 months | $236.36 | $220.50 |
Median days on market, 36 months | 18 | 41 |
Median sold-to-list, 36 months | 95.9% | 95.6% |
Active listings, Sep 29, 2026 | 1 at $205,000 (978 sq ft) | 1 at $209,900 (873 sq ft) |
Months of supply | 6.0 | 1.5 |
County qualified sales, since Sep 29, 2025 | 2, $224,000 median | 8, $190,000 median |
County qualified sales, 2025 | 6, $235,000 median | 6, $212,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; the master association's management roster. MLS and county figures are never mixed.
Size and price. Over the same 36 months, Wellington at Breckenridge closed 17 times at a $199,900 median while Villages on Court Side Lake closed 11 times at $269,000, a gap of $69,100 or about 35 percent, for condos that are typically 100 or more square feet larger and in 22 cases have a third bedroom. Our reading is that size and a newer build explain the premium. At the same time, two of Court Side's three 2025 MLS sales closed at $210,000 and $212,000, which puts its floor close to Wellington's ceiling.
Court Side's 12-month median of $229,000 rests on 2 sales and its 24-month median of $228,000 on 5, so we lead with its 36-month window. Wellington's 8 sales in 12 months make it the more liquid of the two by the MLS, and the county agrees, with 8 recorded sales in the same window against 2 for Court Side.
Choose Villages on Court Side Lake if you want more space or a third bedroom, accept two associations and a three-floor building to be vetted, and can live with fewer comparable sales when you eventually sell. Choose Wellington at Breckenridge if price is the constraint and about 873 to 912 square feet are enough. The master fee, amenities and gate are identical; only the village fee, the building and the association differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Court Side Lake's strengths are larger condos than the entry villages, some with three bedrooms, a deep bundled amenity package with no equity deposit, and a fast-selling entry plan; its weaknesses are a thin resale market, an unpublished village fee and three-floor 1990s buildings whose milestone and reserve status you must verify.
Selling a Villages on Court Side Lake condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at Villages on Court Side Lake? Call Marc at (239) 287-5873 or read how we represent buyers.
If you're searching for a Villages on Court Side Lake listing agent, or thinking, 'I need someone to sell my Villages on Court Side Lake home...' you are selling into a thinly traded, two-association village where the ask against recent closings and the paperwork decide the result. 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 both Villages on Court Side Lake closings in the Southwest Florida MLS, and every one of the 17 records the MLS holds here since June 2022. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Villages on Court Side Lake home valuation. Jesse follows up with the Court Side closings that fit your flat: the same plan, adjusted for floor, condition, updates, furnishings and any lease in place. For the process from listing to closing, read our guide to selling a home in Breckenridge.
(239) 898-6072, text or call. Confidential conversations welcome. Our Villages on Court Side Lake seller's guide walks through the sale step by step, and the Villages on Court Side Lake home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable but slow to produce a buyer: one active listing against 2 closings a year is about 6.0 months of supply, and 2025 sales fell to a $212,000 median from $285,000 in 2024 (Southwest Florida MLS, September 29, 2026). The two 2026 closings came in 18 and 20 days.
Against Court Side's own sales by plan. Seven 968 square foot flats closed since June 2022 at $228,000 to $285,000 (the 2022 to 2023 sales were higher than 2026's), and two 978 square foot flats closed at $212,000 and $266,000.
The 36-month median is 18 days, and 8 of 11 sales closed within 30 days. The other three took 114, 162 and 194 days; the two that closed more than 10 percent under their final list price took the longest of the group, and the third was a three-bedroom unit.
That depends on the village declaration, which we have not read; ask the manager of your phase. The master association requires its resale document process and the buyer's one-time fees whatever the village requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master association charges $200 per lease, so confirm the tenant's fee status with the master office.
Villages on Court Side Lake owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Court Side sale and public record in Breckenridge before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villages on Court Side Lake guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Villages on Court Side Lake realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
Selling your Villages on Court Side Lake home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villages on Court Side Lake? Call Marc at (239) 287-5873, start with our Breckenridge buyer's guide, or read how we represent buyers.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Villages on Court Side Lake homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Villages on Court Side Lake and points to the section that holds the detail. Where a record is not public, the answer says so.
Villages on Court Side Lake is a two-association condominium village of about 118 units inside Breckenridge Golf and Tennis Club, a gated community of 842 residences in Estero, Florida. It was built between 1993 and 1996 and is the third-largest of the community's nine villages.
No. This page covers Villages on Court Side Lake I and II in Estero, Lee County, ZIP 33928, inside Breckenridge. It is not The Villages retirement community, not Courtside Commons of Wyndemere in Naples, not Courtside Landings in Punta Gorda and not Racquet Club Villas on Courtside Drive in Bradenton.
Villages on Court Side Lake is inside the gated Breckenridge community on the west side of Estero, west of US-41, about five minutes from Coconut Point. The master office is on Wimbleton Court, and the buildings sit a short distance south of it on the county parcel map.
The state's condominium register lists 118 units, 28 in Phase I and 90 in Phase II. The 2026 Lee County roll carries 117 residential parcels, 28 and 89, so the roll is one unit short in Phase II for a reason the public record does not explain.
The county roll shows years built from 1993 to 1996, with a median of 1995. The Phase I declaration was recorded in January 1992 and the Phase II declaration in June 1993.
The county roll shows heated areas from 967 to 1,781 square feet with a median of 977. The most common plan is the 968 to 978 square foot two-bedroom, two-bath flat, and the MLS has also listed 1,087, 1,166, 1,210, 1,289 and 1,330 square foot units.
The county roll shows 95 two-bedroom and 22 three-bedroom parcels. The MLS also has one two-bedroom-plus-den plan at 1,210 square feet.
The median over the 36 months to September 29, 2026 was $269,000 on 11 Southwest Florida MLS closings, and the 12-month median was $229,000 on 2 closings, a small sample. Individual closings ran from $210,000 to $300,000 in the 36-month window.
The 36-month median is 18 days on market, and 8 of the 11 sales closed within 30 days. Three sales took 114 to 194 days, and the seven that closed at 95% to 98% of final list all took 30 days or less.
The MLS median fell from $285,000 in 2024 to $212,000 in 2025, then rose to $229,000 in 2026 to date, though each of the last two years rests on 3 or fewer sales. The county's recorded sales agree on direction: $287,500 in 2024, $235,000 in 2025.
Two sets of dues apply: the master association's $2,800 a year for 2026, payable as four quarterly payments of $725, and the village association's own fee, which the master's brochure describes as typically $300 to $500 without stating the period or the village. The estoppel shows the real figure.
The master fee is about $233 a month, and property tax on a $228,000 non-homestead basis is about $2,970 a year, or about $248 a month, before the village fee, insurance and any utilities. We cannot state the village fee, so a buyer should request the estoppel before budgeting.
The master association charges a $2,800 capital contribution, reduced to $1,000 for a current owner, plus a $100 transfer fee, so a typical buyer brings $2,900 to the master at closing. The village associations may charge their own fees, which we have not seen.
Yes. The master fee covers the 18-hole par-3 course, eight tennis courts, three pickleball courts, five pools, bocce, shuffleboard, a fitness room and the clubhouse, with no equity deposit and no green fee for residents.
Yes, Breckenridge is a gated community. The master office at 239-992-5959 handles gate codes for agents holding showings and new-owner gate equipment.
We found no age restriction in the master association's public materials, and the village declarations, which we have not read, are where one would appear. It is not The Villages of central Florida.
The master association permits leasing and charges $200 per lease, and renters get amenity access. Minimum lease terms and approval steps are set by each village association, so ask the manager of your phase before you rely on rental income.
We do not know. The master association's public pages do not address them and the village declarations, which we have not read, decide. Get the answer in writing before you buy for that purpose.
The public record we read does not state a pet policy for either village association. Ask the manager of your phase for the rule on number, weight and breed before you offer.
FEMA's map shows Zone X, the 0.2 percent annual chance flood hazard in a coastal zone, at all four building points, outside the special flood hazard area, on the panel effective November 17, 2022. It is a map reading, not a survey.
Lee County's evacuation layer returns Zone A at the building points. Confirm the zone for the exact address on the county's evacuation lookup, because we are reporting one layer.
If a building has three or more habitable stories, yes: Florida requires an inspection by December 31 of the year the building reaches 30 years, or 25 where the local agency sets it. The county's unit numbering points to three floors, but we have not confirmed the story count or the certificate of occupancy dates.
It is a reserve study of the roof, structure, plumbing, electrical and other major components required for buildings of three or more habitable stories. Ask both associations for their study and whether it is filed with the state; we could not query the state's list.
The unit numbers run 101 to 110, 201 to 210 and 301 to 310 in Phase I, which points to three floors, and Phase II has three buildings of about 30 units each. That is our inference from numbering, not a plan-based story count.
We have not confirmed it from a public record. Ask the association, and ask about the stairs to an upper-floor unit before you tour.
Phase I, Villages on Court Side Lake I, is managed by Schoo Association Management in Fort Myers, and Phase II by Gulf Breeze Management Services in Bonita Springs, per the master association's management page. The master association's resale documents run through its own manager.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice zone, so confirm current options with the district.
Bonita Beach and Barefoot Beach are about 20 to 25 minutes away and Southwest Florida International Airport about 20 to 25 minutes, by our rounded off-peak estimates. Coconut Point is about 5 minutes away.
The bundled fee, the gated community and the winter activity calendar suit a seasonal owner, and the 2026 sales in February and June show no strong seasonal pattern. Ask the associations about shutters, water shutoff and rules for an unoccupied unit.
Court Side's 36-month median is $269,000 on 11 sales, against $199,900 on 17 for Wellington at Breckenridge, and Court Side has larger flats and some three-bedrooms. The decision table above sets them side by side.
Villages on Lake Augusta is larger, at 180 units built 1996 to 2001, and more liquid, with 10 closings in 12 months against Court Side's 2. Their 12-month medians are close, $230,000 and $229,000.
One active listing on September 29, 2026: a 2-bedroom, 978 square foot flat at $205,000 after 80 days on market. One active listing against two closings a year is about 6.0 months of supply.
The declaration and amendments for your phase, articles, bylaws, rules, budget and financials, the estoppel, the master resale documents, the master insurance summary and hurricane deductible, and any milestone report and reserve study. The buyer checklist above lists them.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 for a buyer consultation, and read how we represent buyers. We set a price from Court Side's own closings by plan, request the associations' documents early and walk you through the Lee County closing costs.
These are the questions sellers ask most about selling a Villages on Court Side Lake home, from pricing to paperwork to closing costs in Lee County, answered from the records cited below. Each answer names Villages on Court Side Lake. Where a rule sits in a document we have not read, the answer says so.
Start from Court Side's own closings for your plan: seven 968 square foot flats closed since June 2022, with the three 2024 to 2026 sales at $269,000 (April 2024), $285,000 (May 2024) and $228,000 (June 2026). A written valuation adjusts for floor, condition and any lease; ask Jesse at (239) 898-6072.
Price to the recent closings of the same plan, not the 36-month median. The seven sales that closed at 95% to 98% of final list took 7 to 30 days, and the two that closed 11 to 19 percent under final list took 114 and 162 days.
The 36-month median is 18 days, mean 53.6 days, and 8 of 11 closings took 30 days or less. Three took 114 to 194 days.
Supply is thin, with one active listing, but demand is thin too: 2 MLS closings in 12 months is about 6.0 months of supply, and prices are below 2024's. The county's recorded sales show the same softening.
The 36-month median is 95.9%, meaning the median sale closed about 4 percent under its final list price. The mean is 94.3% because a few sales closed far below list.
In the MLS, yes: the two three-bedroom closings since 2024 took 162 and 194 days, against a median of 18 days for the window. Two sales are too few to call a rule.
By Lee County custom, the seller pays the owner's title policy and documentary stamp tax on the deed at $0.70 per $100 of price, which is $1,603 on a $229,000 sale. The contract controls, so we read it with you.
It is the association's written statement of what you owe and any pending assessments. Florida caps the fee for a current account at $299, adjusted for inflation, and requires delivery within 10 business days, so order it early.
The one from your phase's association: Phase I, Courtside Lake I, uses Schoo Association Management, and Phase II, Courtside Lake II, uses Gulf Breeze Management Services. The master association separately issues resale documents through its manager.
Section 718.503 requires a seller to deliver the declaration, articles, bylaws, rules, budget, financial statement and related disclosures, and a buyer has a short statutory window to cancel after receiving them. We assemble the packet before listing.
That depends on the village declaration, which we have not read, so ask your phase's manager. The master association's resale process applies either way.
A $2,800 capital contribution, reduced to $1,000 for a current owner, plus a $100 transfer fee, per the master association's 2026 fee schedule. Buyers price that cash into an offer, which is why we mention it in the listing conversation.
Yes, generally, subject to the lease and the rules; the buyer takes the lease or you deliver vacant possession by agreement. The master association charges $200 per lease, and the village association may require notice.
The master association publishes for-sale sign and color specifications, and a condominium owner needs the condominium association's permission for an open-house sign near the entry. Ask your manager first.
Breckenridge is gated, so the agent calls the master office at 239-992-5959 for the code and rules before a showing or open house. We handle the scheduling.
The obligation belongs to the association, not to you as an individual owner, but a buyer will ask for the report and the reserve study, so ask your manager for copies before you list.
It can. A study that shows large funding needs can raise dues or lead to an assessment, and buyers and lenders read it. We do not know either association's status, so get it before you price.
Fix what a buyer's inspection will find and what the associations require, and skip large remodels the recent closings do not reward. We compare your unit's condition with the closings and recommend where to spend.
It is negotiable and goes in the contract, since many seasonal buyers like turnkey. We price furniture separately so it does not distort the condo's price.
No. From 2022 through 2025 the county recorded 27 qualified Court Side sales, while the MLS shows 14 marketed sales plus one entered after closing, so roughly half never reached the MLS. Those quiet sales matter when you price.
Yes, when discretion matters, with the trade-off that fewer buyers see it. We discuss it on the first call.
With professional photography, video, drone where the buildings allow, a qualified-buyer database and Southwest Florida MLS exposure. We show the master amenities the fee buys, since that is what a Court Side buyer is comparing.
Commission is negotiable and is set in a written listing agreement. We explain our fee, and what a buyer's agent is offered, on the first call.
The buyer's taxes are reset on the next assessment, so the seller's taxes are not the buyer's. Homestead protections do not carry over to a new owner. See the Florida Department of Revenue's taxpayer guidance and the Lee County Property Appraiser.
It depends on your basis, how long you owned and lived there and the exclusion rules in IRS Topic 701 and Publication 523. We are not tax advisors, so talk to yours before you set a price.
The Property Appraiser's just value is an assessment, not a price. For pricing we use closings, and we cite county figures only against county figures, never against the MLS.
The county roll gives your heated area and bedroom count, and the MLS may list the same unit a few square feet different, such as 968 versus 978. Ask Jesse for the roll figure and we confirm it before listing.
Yes, for paperwork: Phase I has one building of 28 units and Phase II three buildings of about 30 each, with separate associations and managers. Prices for the same plan appear similar in the MLS, but the phase is not recorded there.
On a $229,000 sale, documentary stamps alone are $1,603, and the owner's title policy, the estoppel, any prorated fees and any agreed repairs come on top. We run a net sheet with you.
The master association handles resale documents through its manager and settles dues at closing. Ask the manager for a current statement so the closing agent can prorate your quarterly payment.
Not on that basis alone. It is one 978 square foot flat, 80 days on market as of September 29, 2026, which is longer than the 18-day median. A single listing is a signal about the ask, not the price.
Call Jesse at (239) 898-6072 or start with a free home valuation. As Top 1% Real Estate Agents Nationally Since 2008, we meet you at the unit, price it from the closings, prepare the association documents and list it.
Every fact on this Villages on Court Side Lake guide traces to a primary record below: the master association's own documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Villages on Court Side Lake's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and each village estoppel through that village's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Fee Schedule | Breckenridge master association | 2026 | |
About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | |
Association Management Companies | Breckenridge master association | 2026 | |
Breckenridge Property Map | Breckenridge master association | current file | |
For Sale Sign and Color Specs | Breckenridge master association | current file | |
Villages on Court Side Lake I at Breckenridge Condominium Association record | Florida Division of Corporations | filed December 2, 1991 | |
Villages on Court Side Lake II at Breckenridge Condominium Association record | Florida Division of Corporations | filed June 25, 1993 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Lee County taxing authority millage and levy data | Lee County Property Appraiser | 2024 to 2025 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Villages on Court Side Lake. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
