Villages on Lake Augusta in Breckenridge, Estero: 180 condos in three phases, 10 MLS closings in 12 months at a $230,000 median, priced by layout. Fees, milestone rules and a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Villages on Lake Augusta is a condominium village inside the master-planned community of Breckenridge in Estero, Florida. It is the largest of Breckenridge's nine villages: 180 condominiums in three phases of 60, built between 1996 and 2001, with 10 Southwest Florida MLS closings in the twelve months to September 29, 2026 at a $230,000 median. That is the most closings of any Breckenridge village and a price that sits at the bottom of the community's ladder. McGreevy and Comisar are the team Lake Augusta owners should call before they price, and the team Lake Augusta buyers should call when they want the record behind a number. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers the three Villages on Lake Augusta at Breckenridge condominium associations in ZIP 33928 on Ian Court in Estero, Lee County. It is not Lake Augusta in Georgia, it is not The Villages retirement community in central Florida, and it is not any of the other Florida condominiums that carry the Augusta name, such as Augusta Woods in Collier County, Augusta Villas at the Plantation in Sarasota County or the Augusta Drive condominiums in Fort Myers, all of which sit on the state's condominium register under their own names. Everything below comes from recorded, state, county, FEMA, association and MLS records, cited as we go. Where the record stops, we name the document that would answer the question.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the phase, layout, fee and rules detail below tells you whether Lake Augusta fits before you tour, and how it differs from its closest rival, Preserve at Breckenridge. We tracked every one of the 37 Villages on Lake Augusta closings in the Southwest Florida MLS since March 2022, and each is listed below.
McGreevy and Comisar are the best realtor for Villages on Lake Augusta 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 Lake Augusta market read built from every MLS closing in the village, the county's recorded sales since 2009 and the state's condominium register.
If you're searching for the best realtor for Villages on Lake Augusta in Breckenridge, Estero, whether you're ready to sell your Villages on Lake Augusta home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Lake Augusta for a specific reason. The village is three separate condominium associations that trade as one name. Phase I is managed by Schoo Association Management, Phases II and III by Gulf Breeze Management Services, and each has its own board, budget and estoppel. The closings range from a $190,000 two-bedroom to a $350,000 two-bedroom-plus-den since March 2022, and the MLS median has fallen from $326,000 in calendar 2024 (n = 6) to $230,000 in the last 12 months. Pricing a Lake Augusta unit means knowing which phase, which layout and which of two very different market speeds you are in: four of the last ten closings came after 18 days or less on the market, and three took 257 days or more.
Recent Villages on Lake Augusta track record (last 12 months): In the last 12 months Villages on Lake Augusta has seen 10 resales in the Southwest Florida MLS Matrix (pulled September 29, 2026, closings to that date), at a median of $230,000 (n = 10, even, so the median is the mean of the middle pair, $225,000 and $235,000), a range of $190,000 to $285,000, $2,347,400 in total volume and a median of 93 days on market. The highest-priced sale in that window was $285,000, for a three-bedroom of 1,209 square feet in May 2026. The median sold-to-final-list ratio was 96.7%, taken as the median of the ten per-sale ratios. We do not claim any of these ten closings as our own sales, and the MLS extract we pulled does not name listing or buyer offices, so we state no represented-sale count for Lake Augusta. Ask us and we will walk you through all ten closings one by one.
We tracked every one of the 37 MLS closings and all 189 county-recorded qualified sales on file for Villages on Lake Augusta before writing a word of this guide, and in the last 12 months we tracked all ten closings and the one active listing, all of which appear in the market snapshot below. You can read how the team was built on our about the McGreevy and Comisar team page.
For Lake Augusta 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. At Lake Augusta that marketing has to solve a pricing problem first, because a 1,209 square foot three-bedroom closed at $326,000 in March 2023 and $285,000 in May 2026. We also build the paperwork file before the first showing: the village association's estoppel, the master association's resale documents through Castle Group, and the association's statement on its structural integrity reserve study. Sellers and buyers comparing the best real estate agents in Estero should ask each one to answer those questions for a specific Lake Augusta address; we answer them below.
For Lake Augusta buyers: the first question is the layout, because it sets the size and the price band: in the last 12 months the six two-bedroom closings ran $190,000 to $235,000 for 967 to 1,088 square feet. The second is the carrying cost: a $2,800 master fee for 2026 plus a village association fee that the POA brochure says typically runs $300 to $500. The third is the building height, because Florida's condominium safety law applies to buildings of three or more habitable stories, and public records point to third-floor Lake Augusta units. We take each in turn below.
Honors and recognition:
Selling your Villages on Lake Augusta home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072. See what your Villages on Lake Augusta home is worth today.
Buying a home in Villages on Lake Augusta? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our Villages on Lake Augusta buyer's guide before you tour.
Living in Villages on Lake Augusta in Breckenridge means a condominium home in one of three 60-unit phases, a village association that maintains the buildings and grounds, and automatic access to Breckenridge's bundled golf, tennis, pickleball and pool amenities for a master fee of $2,800 in 2026, at the lowest price point in the community.
Lake Augusta holds 180 of Breckenridge's 842 residences, 21.4 percent of the community, and more units than any other village. It is also where the community's resale market is deepest: 10 of the 44 MLS closings across all nine villages in the last 12 months, and 12 of the 48 county-recorded qualified sales since September 2025 (Lee County Property Appraiser recorded sales through July 29, 2026). What follows is what daily life and ownership look like, drawn from the recorded and published documents.
Villages on Lake Augusta is three residential condominiums governed by Chapter 718 of the Florida Statutes, the association documents of each phase and the Breckenridge master association's rules. The Florida Division of Condominiums lists each phase as a 60-unit project on Ian Court in Estero, with recording dates of August 2, 1996 (Phase I), September 23, 1998 (Phase II) and February 7, 2000 (Phase III), each carrying a primary status of Approved and a secondary status of Recorded in the extract we read on September 30, 2026 (DBPR condominium extract).
The Lee County roll codes all 180 residential parcels as condominium (property use 04), with years built from 1996 to 2001 and a median of 1998.5. It records 78 two-bedroom and 102 three-bedroom parcels, with heated areas from 967 to 1,273 square feet and a median of 1,209 (Lee County Property Appraiser, 2026 tax roll).
Each phase is its own Florida not-for-profit corporation, and all three are active on the Division of Corporations register.
Phase | Association | Filed | Units | Managed by |
|---|---|---|---|---|
I | Villages on Lake Augusta I at Breckenridge Condominium Association, Inc. (N96000001461) | March 13, 1996 | 60 | Schoo Association Management LLC, Fort Myers |
II | Villages on Lake Augusta II at Breckenridge Condominium Association, Inc. (N97000004713) | August 19, 1997 | 60 | Gulf Breeze Management Services, Bonita Springs |
III | Villages on Lake Augusta III at Breckenridge Condominium Association, Inc. (N00000000425) | January 21, 2000 | 60 | Gulf Breeze Management Services, Bonita Springs |
Sources: Florida Division of Corporations detail pages, read September 30, 2026, each showing an annual report filed in 2026 (February 16 for Phase I, May 4 for Phases II and III), and the Breckenridge POA "Association Management Companies" list. The consequence for a buyer or seller is practical. A Phase I sale runs through a different management office than a Phase II or III sale, so the estoppel request, the buyer's application process and the fee schedule can differ between two Lake Augusta units that look identical on a map.
The three phases are on Ian Court, the street that also carries the Breckenridge main entrance, west of US-41 in Estero. The Census Bureau geocoder places the three phases within about an eighth of a mile of one another, Phases I and II at the west end of the group and Phase III about 0.12 mile east of Phase II (our arithmetic on the geocoded points). The master office and clubhouse are at 20091 Wimbleton Court, and the golf course and five lakes wrap the residential blocks.
Ian Court is not named for the 2022 hurricane. The state's condominium register lists these projects on Ian Court with recording dates in the 1990s, more than twenty years before the storm.
Five things buyers sometimes assume. No private pools or yards: these are condominium flats, and the pools are the community's five. No on-site restaurant: the clubhouse has a catering kitchen, not a dining room, and the club charges no dining minimum. No new construction: the village is fully built out, so every sale is a resale, and the county recorded no builder-direct sale among Breckenridge's 48 qualified sales since September 2025. No single-family homes: all 180 parcels are condominium units. No open-book fee sheet: the village association fee, its budget and its rules sit behind the owner login on the POA site, so the estoppel is how a buyer learns them.
Selling your Villages on Lake Augusta home? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Villages on Lake Augusta in Breckenridge is 180 condominiums in three 60-unit phases, and its 12-month MLS median of $230,000 sits below Breckenridge's nine-village median of $235,000. If you are selling, get a free Villages on Lake Augusta home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start your Breckenridge search with Marc, and see the parent guide for buying a home in Breckenridge.
Villages on Lake Augusta in Breckenridge closed 10 times in the Southwest Florida MLS in the twelve months to September 29, 2026, at a $230,000 median and 93 median days on market, with one active listing, and the county records 12 qualified resales since September 2025 at the same $230,000 median.
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 county figures are DOR-qualified recorded sales, and the two are never compared on price per square foot. Sold-to-list is sold price over the final list price, per sale. No Sold Data Entry rows are in this village's MLS file, so every closing below is MLS-marketed. The MLS extract holds no Lake Augusta closing before March 24, 2022, so its 36- and 60-month windows describe that period only.
Window (to Sep 29, 2026) | Closings | Median sold | Middle pair (even n) | Median $ per sq ft | Median DOM | Median sold to final list |
|---|---|---|---|---|---|---|
12 months | 10 | $230,000 | $225,000 and $235,000 | $211.50 | 93 | 96.7% |
24 months | 20 | $245,700 | $245,000 and $246,400 | $209.28 | 84 | 94.6% |
36 months | 25 | $255,000 | odd n | $217.17 | 39 | 96.1% |
60 months | 37 | $270,000 | odd n | $235.73 | 19 | 96.2% |
The first window with ten or more closings is 12 months, so it leads. The shorter the window, the slower and cheaper the market: median days on market rose from 19 across all 37 closings to 93 across the latest ten. In the 12-month window the mean sold price is $234,740, the mean days on market 125.1 and the mean of the ten sold-to-list ratios 95.7%.
Ten closings is enough for a median but few enough that each one matters, so here is each one, by month, layout and size only.
Month | Layout | Living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|
July 2026 | 2 bed, 2 bath | 1,088 sq ft | $229,900 | $225,000 | 139 |
May 2026 | 3 bed, 2 bath | 1,243 sq ft | $250,000 | $250,000 | 0 |
May 2026 | 3 bed, 2 bath | 1,209 sq ft | $289,000 | $285,000 | 18 |
April 2026 | 2 bed, 2 bath | 967 sq ft | $220,000 | $210,000 | 9 |
February 2026 | 2 bed, 2 bath | 967 sq ft | $232,000 | $217,500 | 11 |
February 2026 | 2 bed, 2 bath | 1,077 sq ft | $235,000 | $235,000 | 81 |
December 2025 | 2 bed, 2 bath | 967 sq ft | $225,000 | $190,000 | 304 |
December 2025 | 2 bed plus den, 2 bath | 1,429 sq ft | $294,900 | $275,000 | 257 |
December 2025 | 2 bed, 2 bath | 1,087 sq ft | $249,900 | $235,000 | 105 |
October 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $224,900 | $224,900 | 327 |
Four of the ten closed after 18 days or less on the market (0, 9, 11 and 18 days), and three took 257 days or more (257, 304 and 327 days). The gap between the two groups is the story: a unit priced to the market goes under contract in weeks, and a unit that launches high spends most of a year and gives back the difference.
The 60-month window holds 37 MLS closings, the first on March 24, 2022 and the newest on July 1, 2026, and every one is below by month, layout and size only, newest first, with no address, unit or MLS number. Ten of them fall in the 12-month table above; the other 27 are the longer record.
Month | Layout | Living area | List price | Sold price | $ per sq ft | Days on market | Sold to final list |
|---|---|---|---|---|---|---|---|
July 2026 | 2 bed, 2 bath | 1,088 sq ft | $229,900 | $225,000 | $207 | 139 | 97.9% |
May 2026 | 3 bed, 2 bath | 1,243 sq ft | $250,000 | $250,000 | $201 | 0 | 100.0% |
May 2026 | 3 bed, 2 bath | 1,209 sq ft | $289,000 | $285,000 | $236 | 18 | 98.6% |
April 2026 | 2 bed, 2 bath | 967 sq ft | $220,000 | $210,000 | $217 | 9 | 95.5% |
February 2026 | 2 bed, 2 bath | 967 sq ft | $232,000 | $217,500 | $225 | 11 | 93.8% |
February 2026 | 2 bed, 2 bath | 1,077 sq ft | $235,000 | $235,000 | $218 | 81 | 100.0% |
December 2025 | 2 bed, 2 bath | 967 sq ft | $225,000 | $190,000 | $196 | 304 | 84.4% |
December 2025 | 2 bed plus den, 2 bath | 1,429 sq ft | $294,900 | $275,000 | $192 | 257 | 93.3% |
December 2025 | 2 bed, 2 bath | 1,087 sq ft | $249,900 | $235,000 | $216 | 105 | 94.0% |
October 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $224,900 | $224,900 | $181 | 327 | 100.0% |
September 2025 | 2 bed plus den, 2 bath | 1,275 sq ft | $249,000 | $240,000 | $188 | 12 | 96.4% |
May 2025 | 3 bed, 2 bath | 1,326 sq ft | $289,900 | $270,000 | $204 | 19 | 93.1% |
April 2025 | 2 bed plus den, 2 bath | 1,273 sq ft | $229,900 | $200,000 | $157 | 145 | 87.0% |
April 2025 | 3 bed, 2 bath | 1,429 sq ft | $299,900 | $275,000 | $192 | 33 | 91.7% |
March 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $319,900 | $299,000 | $241 | 72 | 93.5% |
March 2025 | 3 bed, 2 bath | 1,275 sq ft | $285,000 | $270,000 | $212 | 39 | 94.7% |
March 2025 | 2 bed, 2 bath | 1,077 sq ft | $269,900 | $255,000 | $237 | 97 | 94.5% |
February 2025 | 2 bed, 2 bath | 967 sq ft | $279,900 | $269,000 | $278 | 116 | 96.1% |
January 2025 | 3 bed, 2 bath | 1,243 sq ft | $294,900 | $245,000 | $197 | 221 | 83.1% |
October 2024 | 2 bed, 2 bath | 967 sq ft | $250,000 | $246,400 | $255 | 87 | 98.6% |
August 2024 | 3 bed, 2 bath | 1,326 sq ft | $339,900 | $332,500 | $251 | 4 | 97.8% |
June 2024 | 3 bed, 2 bath | 1,326 sq ft | $339,900 | $330,000 | $249 | 5 | 97.1% |
April 2024 | 3 bed, 2 bath | 1,326 sq ft | $334,900 | $322,000 | $243 | 24 | 96.1% |
April 2024 | 2 bed plus den, 2 bath | 1,326 sq ft | $364,000 | $350,000 | $264 | 20 | 96.2% |
January 2024 | 2 bed, 2 bath | 1,077 sq ft | $289,900 | $279,900 | $260 | 3 | 96.6% |
September 2023 | 3 bed, 2 bath | 1,251 sq ft | $349,900 | $332,500 | $266 | 33 | 95.0% |
August 2023 | 3 bed, 2 bath | 1,243 sq ft | $349,900 | $335,000 | $270 | 4 | 95.7% |
June 2023 | 3 bed, 2 bath | 1,326 sq ft | $329,000 | $320,000 | $241 | 3 | 97.3% |
June 2023 | 2 bed, 2 bath | 967 sq ft | $279,900 | $279,900 | $289 | 8 | 100.0% |
March 2023 | 3 bed, 2 bath | 1,209 sq ft | $325,000 | $326,000 | $270 | 8 | 100.3% |
January 2023 | 2 bed, 2 bath | 978 sq ft | $269,000 | $253,500 | $259 | 6 | 94.2% |
October 2022 | 2 bed, 2 bath | 1,080 sq ft | $269,000 | $250,000 | $231 | 23 | 92.9% |
August 2022 | 2 bed, 2 bath | 1,088 sq ft | $279,000 | $275,000 | $253 | 19 | 98.6% |
July 2022 | 2 bed, 2 bath | 967 sq ft | $229,000 | $229,000 | $237 | 7 | 100.0% |
April 2022 | 3 bed, 2 bath | 1,209 sq ft | $269,900 | $299,999 | $248 | 4 | 111.2% |
March 2022 | 2 bed, 2 bath | 977 sq ft | $205,000 | $230,000 | $235 | 2 | 112.2% |
March 2022 | 3 bed, 2 bath | 1,386 sq ft | $275,000 | $326,000 | $235 | 5 | 118.5% |
Small print for the table: sold to final list is sold price divided by the final list price, per sale; days on market is the MLS figure; price per square foot uses MLS living area and is never compared with county figures. Every row is an MLS-marketed sale, and this village's file holds no Sold Data Entry rows.
The 37 closings span $190,000 (a 967 square foot two-bedroom in December 2025, after 304 days) to $350,000 (a 1,326 square foot two-bedroom-plus-den in April 2024, after 20 days), with a $270,000 median, a $235.73 median per square foot and a median of 19 days on market. The highest price per square foot in the record is $289 (a 967 square foot two-bedroom in June 2023) and the lowest is $157 (a 1,273 square foot den unit in April 2025, after 145 days).
Days on market split the record in two. Twenty-two of the 37 closed in 30 days or fewer, and eight took 100 days or more, and all eight of the slow ones closed since January 2025. In that same period only 6 of the 19 closings went in 30 days or fewer.
Four of the 37 closed above the final list price (two in March 2022, one in April 2022 and one in March 2023), five closed at list and 28 closed below it, at a median of 96.2 percent of the final list price. The four above-list sales are all from the 2022 and early 2023 market, and none of the 19 closings since January 2025 closed above list; three closed at list exactly (May 2026's $250,000 unit, February 2026's $235,000 unit and October 2025's $224,900 unit).
If you are pricing a unit, read that as a discipline: the four quickest 2026 sales (0, 9, 11 and 18 days) closed within about 6 percent of their final list price, while the $225,000 list that closed at $190,000 after 304 days and the $294,900 list that closed at $245,000 after 221 days show the slow side.
One condominium was listed on September 29, 2026: a two-bedroom-plus-den, two-bath unit of 1,273 living square feet asking $299,900, on the market 598 days. At the 12-month closing pace that is about 1.2 months of supply (one active listing against ten closings a year, our arithmetic). The asking price is $69,900 above the 12-month median and $14,900 above the highest closing in that window, and the 598 days on market show what the market has done with it so far.
If your Lake Augusta unit is a two-bedroom, its comparables are the six two-bedroom closings of $190,000 to $235,000 in the last year, not the $335,000 three-bedrooms of 2023. Selling: request a free valuation or Call Jesse direct at (239) 898-6072. Buying: Call Marc at (239) 287-5873 or use our buyer guide.
Villages on Lake Augusta in Breckenridge sells in three layouts, and price follows layout: across the 37 MLS closings since March 2022, two-bedrooms had a $240,700 median, two-bedroom-plus-dens $257,500 and three-bedrooms $320,000, so a buyer or seller who compares across layouts is comparing different products.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Small samples are labelled. The MLS calls a unit "2+Den" when it markets a den, while the county roll counts 102 of the 180 parcels as three-bedroom, so the two classifications overlap and are not interchangeable.
Layout | Window | Closings | Median sold | Range | Median living area |
|---|---|---|---|---|---|
2 bed, 2 bath | 12 months | 6 (small sample) | $221,250 (mean of $217,500 and $225,000) | $190,000 to $235,000 | 1,022 sq ft |
2 bed, 2 bath | Mar 2022 to Sep 2026 | 16 | $240,700 (mean of $235,000 and $246,400) | $190,000 to $279,900 | 978 sq ft |
2 bed plus den, 2 bath | 12 months | 2 (small sample) | $249,950 (mean of $224,900 and $275,000) | $224,900 to $275,000 | 1,336 sq ft |
2 bed plus den, 2 bath | Mar 2022 to Sep 2026 | 6 (small sample) | $257,500 (mean of $240,000 and $275,000) | $200,000 to $350,000 | 1,274 sq ft |
3 bed, 2 bath | 12 months | 2 (small sample) | $267,500 (mean of $250,000 and $285,000) | $250,000 to $285,000 | 1,226 sq ft |
3 bed, 2 bath | Mar 2022 to Sep 2026 | 15 | $320,000 | $245,000 to $335,000 | 1,275 sq ft |
The two-bedroom is the entry point: 16 closings since March 2022, from $190,000 to $279,900, at 967 to 1,088 living square feet. In the last 12 months six closed at a $221,250 median (even n, the mean of $217,500 and $225,000). The smallest plan, 967 square feet, accounts for seven of the 37 closings, more than any other size.
The den layout has six closings since March 2022, at 1,243 to 1,429 square feet and $200,000 to $350,000, and only two in the last 12 months ($224,900 and $275,000, a small sample). The $350,000 closing in April 2024 is the highest price in the village's MLS record. It sits 75 percent above the $200,000 den closing 12 months later.
The three-bedroom has 15 closings since March 2022, $245,000 to $335,000, at 1,209 to 1,429 square feet. Only two closed in the last 12 months, $250,000 and $285,000 in May 2026, a small sample. The seven three-bedroom closings of 2023 and 2024 ran $320,000 to $335,000, and the six since January 2025 ran $245,000 to $285,000, so the three-bedroom has repriced by roughly $50,000 to $75,000 while the two-bedroom moved less.
Villages on Lake Augusta in Breckenridge has followed the wider Southwest Florida cycle: the county's recorded median rose from $124,900 in 2009 to $324,500 in 2024, then fell 29.1 percent to $230,000 in 2026, and the MLS record shows the same peak in 2023 and 2024 followed by a slower, cheaper market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Year | County qualified sales | Median price |
|---|---|---|
2026 (to Jul 29) | 8 (small sample) | $230,000 |
2025 | 13 | $255,000 |
2024 | 10 | $324,500 |
2023 | 9 (small sample) | $320,000 |
2022 | 14 | $252,000 |
2021 | 13 | $195,500 |
2020 | 12 | $156,000 |
2019 | 14 | $164,000 |
2018 | 8 (small sample) | $186,650 |
2017 | 16 | $164,000 |
2016 | 13 | $163,000 |
2015 | 7 (small sample) | $160,500 |
2014 | 9 (small sample) | $142,000 |
2013 | 10 | $127,950 |
2012 | 6 (small sample) | $140,000 |
2011 | 12 | $136,500 |
2010 | 3 (small sample) | $125,000 |
2009 | 11 | $124,900 |
1998 | 1 (small sample) | $75,000 |
The county series counts DOR-qualified recorded sales, so it includes sales the MLS did not carry. The 189 qualified sales on file since 1998 include the earliest, a single $75,000 sale in 1998, and 18 calendar years from 2009 to 2026.
Calendar year | MLS closings | Median sold | Median DOM | Median sold to list |
|---|---|---|---|---|
2022 (from Mar 24) | 6 (small sample) | $262,500 (mean of $250,000 and $275,000) | 6 | 105.6% |
2023 | 6 (small sample) | $323,000 (mean of $320,000 and $326,000) | 7 | 96.5% |
2024 | 6 (small sample) | $326,000 (mean of $322,000 and $330,000) | 12.5 | 96.8% |
2025 | 13 | $255,000 | 105 | 93.5% |
2026 (to Jul 1) | 6 (small sample) | $230,000 (mean of $225,000 and $235,000) | 14.5 | 98.2% |
Each year holds six closings except 2025, so every median but 2025 is a small sample. The 2025 figure is the sharpest signal: 13 closings, a $255,000 median and a 105-day median time on market, the slowest year in the record.
The peak years, 2023 and 2024, have county medians of $320,000 and $324,500 and MLS medians of $323,000 and $326,000, and days on market of 7 and 12.5. Sold-to-list ratios in 2022 reached a median of 105.6% (n = 6) as four units sold above list. Prices then reset in 2025, when the median time on market rose to 105 days and the sold-to-list ratio to a median of 93.5%. The 2026 figures, to the July closing, are $230,000 and 98.2% on six closings, so buyers are again paying close to list, at a lower price.
The most recent closing in the village was a July 2026 sale of a two-bedroom, two-bath unit of 1,088 square feet at $225,000. It had been listed at $229,900 and took 139 days, closing at 97.9 percent of its final list price. Read against the year, it is typical: the price sits between the $217,500 February sale of a 967 square foot unit and the $235,000 February sale of a 1,077 square foot unit. Compare it with the May 2026 sale of a three-bedroom of 1,209 square feet at $285,000, listed at $289,000 and closed in 18 days, and the difference between a market-priced launch and a slow one is visible in one page. These are public-record sales, not ours, described by month, price, beds and area only.
The county file carries 189 qualified sales in this village: one in 1998, none from 1999 to 2008, and 188 from 2009 to July 2026. We do not know why the file holds nothing between 1998 and 2009 and we do not fill the gap. By period, the record reads as below, with each year's median in the last column.
Period | Qualified county sales | Median price by year |
|---|---|---|
2009 to 2012 | 32 | $124,900 (2009), $125,000 (2010), $136,500 (2011), $140,000 (2012) |
2013 to 2017 | 55 | $127,950, $142,000, $160,500, $163,000, $164,000 |
2018 to 2021 | 47 | $186,650, $164,000, $156,000, $195,500 |
2022 to 2024 | 33 | $252,000, $320,000, $324,500 |
2025 to July 2026 | 21 | $255,000 (2025), $230,000 (2026, small sample) |
From the 2009 median of $124,900 to the 2024 median of $324,500 is a rise of about 2.6 times in 15 years, and most of it came in four years: from $156,000 in 2020 to $324,500 in 2024, a 108 percent rise, with the single biggest step from $195,500 in 2021 to $252,000 in 2022, about 29 percent (our arithmetic on yearly medians). From 2024 to 2025 the county median fell 21 percent, to $255,000, and the 2026 figure is another 10 percent lower on eight sales through July. Small counts move medians, so read the direction, not a precise rate.
The county recorded 32 qualified sales in 2023, 2024 and 2025; the MLS carried 25 of them as marketed sales in the same years. That leaves about seven in 32 that never appeared as an MLS closing, which is why MLS-only figures slightly understate how often condominiums change hands here. We do not know the reason for the gap, whether owner-to-owner transfers, sales entered after closing or timing, and we do not guess. The MLS extract also starts on March 24, 2022, so 2022 is not comparable year to year.
A recent year of 9 to 13 qualified recorded sales against 180 residential parcels means roughly 5 to 7 percent of the village changing hands each year (13 sales in 2025 is about 7 percent, 10 in 2024 about 6 percent, 9 in 2023 about 5 percent, our arithmetic). At the 2017 high of 16 sales it was about 9 percent. As stated on their own pages, Villages on Court Side Lake turns over at about 5 percent a year and Wellington at Breckenridge at about 8 percent, so Lake Augusta sits in the middle of the nine villages on turnover and first on absolute volume.
Selling a Villages on Lake Augusta condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Lake Augusta in Breckenridge was built as three condominium phases on a schedule the public record dates precisely: the Phase I association was incorporated on March 13, 1996, Phase II on August 19, 1997 and Phase III on January 21, 2000, with declarations recorded on August 2, 1996, September 23, 1998 and February 7, 2000, on top of a Breckenridge master association formed in 1985.
Breckenridge Association, Inc. is a Florida not-for-profit corporation, document number N08814, filed April 19, 1985 and active. It owns and runs the shared amenity core and is managed by Castle Group from 20091 Wimbleton Court in Estero (Sunbiz search, POA home page). Lake Augusta arrived a decade after that corporation existed, which is why the village is a late-1990s addition to a community whose first buildings date to the late 1980s.
The Phase I association was incorporated on March 13, 1996 and its declaration was recorded on August 2, 1996, for 60 units. Its principal address today is the Schoo Association Management office in Fort Myers, where the 2026 annual report was filed on February 16. Phase I is the oldest of the three, so it is the first to reach the age thresholds that matter under Florida's condominium safety law, which the milestone section below sets out.
The Phase III association was incorporated on January 21, 2000 and its declaration recorded on February 7, 2000, for the final 60 units. The county roll's year-built range for the village runs from 1996 to 2001, which brackets the three recordings with the last buildings completed a year or so after the last declaration.
The developer named in the secondary record for Breckenridge's roughly 1987 to 2005 build-out is Gleneagles of Naples, Inc., a Florida corporation on the state register as inactive. We treat that attribution softly. The entity's document number dates to 1993, after the first Breckenridge buildings, and we have not read a Lake Augusta declaration's grantor page, so we do not name a builder for these three phases. The declarations, retrievable from the Lee County Clerk's official records, are the document that would answer it.
Villages on Lake Augusta in Breckenridge offers two- and three-bedroom, two-bath condominium flats of 967 to 1,429 square feet by MLS living area, with the county recording 78 two-bedroom and 102 three-bedroom parcels, and the MLS marketing a share of them as two bedrooms plus a den.
Layout (MLS label) | MLS living area since Mar 2022 | Closings since Mar 2022 | Median sold (60 months) |
|---|---|---|---|
2 Bed / 2 Bath | 967 to 1,088 sq ft | 16 | $240,700 |
2 Bed + Den / 2 Bath | 1,243 to 1,429 sq ft | 6 | $257,500 |
3 Bed / 2 Bath | 1,209 to 1,429 sq ft | 15 | $320,000 |
Every closing in the MLS record lists two baths, so the difference between plans is bedrooms and den, not baths. The county's roll shows heated areas from 967 to 1,273 square feet, a median of 1,209, on all 180 parcels (Lee County Property Appraiser, 2026 tax roll).
The state register and the county roll do not record stories per building. What the public record does show is unit numbering: the association's own posted rental listing and recorded unit records on Ian Court include units numbered in the 300s, which points to third-floor units. That is consistent with three-story buildings but is not proof, because the story count of each building is fixed by the recorded declaration and its plot plans. We therefore treat the three-story question as open for each of the three phases, and the milestone section below shows why it matters.
No garage is recorded in the county's parcel data for these condominium flats, and the POA fee schedule lists a separate storage-lot fee of $200 to $225 a year, plus $25 to register, for boats, RVs and trailers. Which units hold assigned parking or covered spaces is set by each declaration, which we have not read page by page. A buyer should confirm parking and any storage rights in the estoppel package.
Villages on Lake Augusta in Breckenridge owners get the Breckenridge amenity package through the master association: an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, a fitness room, a library and a clubhouse calendar, with no resident green fees and no dining minimum.
The POA brochure states that there are no additional fees to use any of the amenities. It is all included in the dues. In practice that covers:
Every hole is a par 3, so this is a short walkable course, not a regulation layout. The official amenities page calls it an 18-hole par-3 bundled golf course, and golf scrambles run every day except Thursdays and Sundays, open to residents, tenants and tenants' guests, per the June 2026 newsletter. The course architect is not stated in any primary source we found, so we name none.
Breckenridge is gated, and new owners receive photo IDs and gate equipment at the master office by appointment after closing, bringing the warranty deed and settlement statement (POA brochure). Agents arrange showings and open houses through the master office, which issues gate codes and applies the community's for-sale sign specifications. We could not confirm from the public documents whether the gate is staffed around the clock, so we do not say it is.
Selling your Villages on Lake Augusta home? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Villages on Lake Augusta in Breckenridge carries two recurring charges: the Breckenridge master fee of $2,800 for 2026, payable in full or as four payments of $725, and a village association fee that the POA brochure says typically runs $300 to $500, set by each of the three associations.
The 2026 master fee is $2,800 a year, set by a budget vote each November, payable in full at the start of the year or in quarterly payments of $700 plus a $25 processing fee, which is $725 each. The June 2026 newsletter records that the board approved the 2026 budget at $2,800. The brochure says the fee covers the amenities and that only a golf cart or storage lot carries a separate annual charge.
The brochure says the village HOA fee "typically ranges from $300-$500," handled by each association's management company. It does not state whether that is monthly, quarterly or annual, and the three Lake Augusta budgets are behind the owner login, so we publish no Lake Augusta fee figure. The real number is on the estoppel certificate, which the association must issue for a fee capped by Florida law.
The brochure and the association structure indicate the village fee covers the building exteriors, grounds and the association's insurance and reserves, and the Hotwire bulk internet and basic cable account is part of the community's arrangement. Buyers should confirm from the estoppel and budget which of those the specific association includes, because the three associations budget separately.
Breckenridge is governed by its association and, unlike many newer Estero communities, carries no Community Development District bond assessment, according to the community's structure. Confirm the absence of any CDD line on the specific parcel's tax bill, and check Lee County's list of special districts.
Villages on Lake Augusta in Breckenridge has four layers of cost: the village association fee, the $2,800 master fee for 2026, one-time charges at closing of $2,800 in capital contribution and $100 in transfer fee for a new owner, and Lee County property tax and insurance, which vary by unit.
Charge | Amount | Source |
|---|---|---|
Capital contribution, new owner or resale | $2,800 ($1,000 for a current owner) | 2026 Fee Schedule |
Transfer assessment | $100 | 2026 Fee Schedule |
Renter transfer assessment | $200 per lease | 2026 Fee Schedule |
Master association estoppel | fee set through Castle Group's resale documents process | POA brochure |
Village association estoppel | capped by s. 718.116(8): $299 standard | Florida Statutes |
The brochure instructs the title company to include the $2,800 capital contribution and $100 transfer fee in the closing fees, so a new outside owner should expect $2,900 in master charges at closing. Who bears them between buyer and seller is a term of the contract.
Lee County property tax is billed by the Tax Collector on the Property Appraiser's assessment, and no Breckenridge CDD line is expected. Insurance is unit-specific: an HO-6 policy for the interior and contents, plus loss-assessment coverage for the association's master policy and deductible. We publish no premium figure because no primary source publishes one for Lake Augusta.
At the 12-month median price of $230,000, a buyer's first-year cash picture is the purchase price, $2,900 in master one-time charges, the closing costs the contract assigns, a $2,800 master fee for the year and the village association fee. The master fee alone is about $233 a month. Add the association fee at the brochure's $300 to $500 (interval unstated) and property tax and insurance and the recurring bill is a real number that the estoppel and a quote will pin down before you offer.
Villages on Lake Augusta in Breckenridge is governed at three levels: the Chapter 718 condominium statute, the recorded declaration and bylaws of each of the three phase associations, and the Breckenridge master association's documents, rules and architectural review process, most of which sit behind the POA's owner login.
Each phase has a recorded Declaration of Condominium, dated per the state register August 2, 1996 (Phase I), September 23, 1998 (Phase II) and February 7, 2000 (Phase III). The Lee County Clerk's official records search returns each by association name, and it is where the unit boundaries, common elements, assessment powers, use restrictions and the leasing and pet provisions actually live.
Association bylaws and rules are owner documents. Chapter 718 gives owners the right to inspect official records, and requires an association with a website to post certain documents, including its budget and, under recent law, milestone and reserve-study records. The Breckenridge POA site publishes a master documents hub and bylaws page, but the Lake Augusta associations' own materials sit with their management companies.
Whether a Lake Augusta association requires board approval of a sale or lease is set by its declaration, and we have not read those pages. The master association requires new owners to complete an onboarding packet, and the brochure tells the closing agent to contact the local management company for its process. A buyer's contract should build in time for whichever approval applies.
Villages on Lake Augusta in Breckenridge is not a 55-plus community. Breckenridge is an all-ages community and its POA describes owners, part-time and full-time residents and renters, so the three Lake Augusta associations carry no age restriction that we have found in any public source.
Breckenridge welcomes owners and renters of every age, and renters receive amenity access. We describe the property, not the people: an all-ages condominium village with a large seasonal ownership share. Nothing in the state register, the roll or the POA materials describes an age restriction, and a buyer who needs the point confirmed in writing should ask the association for its declaration language.
Selling your Villages on Lake Augusta home? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Federal fair housing law lets a qualifying community limit occupancy to residents 55 and older, but only when it meets specific requirements and holds itself out that way. Neither the Breckenridge master association nor the state register describes Villages on Lake Augusta that way, so a buyer of any age may purchase, subject to each association's ordinary approvals and rules. The U.S. Department of Housing and Urban Development publishes the fair housing rules.
The name invites confusion with The Villages, the very large retirement community in central Florida that markets to older adults. Villages on Lake Augusta is a separate place: three condominium associations in Estero, Lee County, with no connection to that development and no age rule that we have found.
Villages on Lake Augusta in Breckenridge allows leasing, with renters receiving amenity access and a $200 master transfer assessment per lease, but the minimum lease term, the number of leases a year and any approval process are set by each phase's declaration, which we have not read.
Item | What the record shows | Source |
|---|---|---|
Renters and the amenities | Renters may reserve tennis and pickleball, use the fitness room and join scrambles | POA amenities page |
Master transfer assessment | $200 per lease | 2026 Fee Schedule |
Minimum term | Not published; set by each association | Declaration, not read |
Leases per year | Not published | Declaration, not read |
Association approval | Not confirmed for Lake Augusta | Declaration, not read |
Internal listing channel | A classified board on the POA site for units for sale or for rent | June 2026 newsletter |
The POA's own posted owner listings include seasonal rentals split into a fall block and a winter block, which shows the pattern owners use, but a listing is not a rule. We do not state a minimum term because none is in a document we can cite.
Budget the $200 per-lease master charge, any village association application fee, the seasonal vacancy, and the fact that a tenant is one more party in a showing if you sell. Confirm the rental rules in writing before you buy for rental, and read the estoppel for any lease-related restrictions.
Lake Augusta is three separate condominium associations, and each can hold its own lease rules. Phase I (60 units) is managed by Schoo Association Management, and Phases II and III (60 units each) by Gulf Breeze Management Services, per the master association's management-company list. Two managers and three sets of documents mean three written answers to collect before an offer, not one.
No short-term rental rule for any Lake Augusta phase is public, so we publish none. A buyer planning stays of less than a month should treat them as not permitted until the association confirms otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
Before offering, a landlord should request each phase's lease rules, the tenant application and any fee, the master's $200 lease charge, any village transfer fee, the pet position for tenants and how gate access and parking pass to a tenant, and should ask whether the association can amend its rental rules in the future, a right Chapter 718 governs.
Villages on Lake Augusta in Breckenridge has no pet rule in any public document we could reach, so owner and tenant pet policies, size limits and number limits are set by each association's declaration and rules, and buyers with a specific animal should ask before they offer.
One owner-posted seasonal rental listing on the POA site says no pets and no smoking. That is one owner's condition for one unit, not an association rule, and we do not generalize it. The recorded declarations and the association rules are the documents that answer it, and Chapter 718 lets an association enforce them.
Under federal fair housing rules, a person with a disability who needs an assistance animal is protected in a condominium whatever the association's pet policy, per the U.S. Department of Housing and Urban Development. That protection is a matter of law, not of the declarations, and it is separate from any rule about pets kept for companionship.
Ask the manager for the unit's phase, in writing: the number of pets allowed, any weight or breed limit, whether the rule applies to tenants, where pets may be walked, whether a leash or waste rule is enforced and what the fine schedule is. Because there are three associations, do not assume a rule that applies in one phase applies in the others.
The master association charges $100 a year for a golf cart and $25 to register one first, and $200 to $225 a year for the RV and trailer storage lot, per its 2026 fee schedule. Those are master rules that apply on the property; a pet rule is a village rule and is asked separately.
Seasonal ownership at Villages on Lake Augusta in Breckenridge suits a lock-and-leave buyer who wants bundled golf, tennis and cable for part of the year, because the master fee is flat and renters receive amenity access. The unknowns are each association's rental terms and its closed-season rules.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The master association's activity list is weighted to the winter months, and the tennis and pickleball reservation system opens ahead of play. The closing record shows no strong seasonal pattern: of the 37 MLS closings, 18 fell in January to April (median $269,500) and 19 in the other eight months (median $270,000), with none in November. 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 rules live in the declarations and the association rules, and we have not read them.
The POA's own posted owner listings show the pattern, with seasonal rentals split into a fall block and a winter block, and the master schedule charges $200 per lease and lets tenants use the amenities. 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 against the fee and tax stack above.
The master association's brochure lists bulk internet and basic cable through Hotwire Communications as part of the community bundle, which a part-year owner does not have to set up separately. Confirm what the bundle includes for a unit in writing at the master office before relying on it.
Selling a Villages on Lake Augusta condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Lake Augusta in Breckenridge is subject to Florida's milestone inspection and structural integrity reserve study rules only if a building is three or more habitable stories, and public unit numbering suggests some Lake Augusta buildings are, so buyers should ask each association for its story count, inspection status and reserve study.
Florida's condominium safety laws, Senate Bill 4-D of 2022, later changes and House Bill 913 of 2025, require a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. Section 553.899(3)(b) lets the local enforcement agency require the inspection at 25 years where local circumstances, including proximity to salt water, require it. A structural integrity reserve study is required for the same class of building under section 718.112(2)(g).
If the three phases' certificates of occupancy track their declaration recordings, then 30 years is reached in 2026 (Phase I, 1996), 2028 (Phase II, 1998) and 2030 (Phase III, 2000), and under a 25-year local trigger the dates would already be 2021, 2023 and 2025. That is our arithmetic on recording dates, not on certificates of occupancy, which we have not seen, and it assumes three habitable stories, which we have not confirmed. Village of Estero Community Development, as the local building authority, holds the certificate and inspection records.
If a Lake Augusta building is two habitable stories, it is outside both the milestone and the SIRS requirement, though the association's ordinary reserve duties under Chapter 718 still apply. The story count is the fact that decides the answer, building by building.
A Chapter 718 resale package includes the declaration, articles, bylaws, rules, the budget, the most recent financial statement and the association's answers on assessments, and for covered buildings the milestone report and reserve study. Ask for them before you offer, and for the current assessment history.
Florida's Division of Condominiums shows each Lake Augusta phase with a primary status of Approved and a secondary status of Recorded in the extract we read on September 30, 2026, which is the ordinary status and not a warning flag. We did not find a filed structural reserve study or milestone report for the three associations in the state's public reporting that we could reach, and we treat that as a gap to close with the association, not as a finding.
Villages on Lake Augusta in Breckenridge is mapped in FEMA flood zone X, the shaded 0.2 percent annual chance band, at the three points we tested on Ian Court, on FIRM panel 12071C0579G effective November 17, 2022, so flood insurance is not federally required for a federally backed mortgage there, though wind exposure remains.
We queried FEMA's National Flood Hazard Layer at the geocoded location of each of the three phases. All three returned Zone X, subtype 0.2 percent annual chance flood hazard, outside the Special Flood Hazard Area, on countywide panel 12071C0579G, effective November 17, 2022 (FEMA NFHL, queried September 30, 2026). Breckenridge as a whole is mostly Zone X, with the AE zone confined to internal lakes and drainage, so a lake-edge unit is the one to check at the parcel level.
Village of Estero guidance describes flood insurance as required for federally backed mortgages in the special flood hazard areas, zones A and V, while shaded X is a moderate-risk area and unshaded X minimal. Insurers and lenders may still recommend a policy, and a shaded X label is not a guarantee of dry ground.
Breckenridge sits about three to four miles inland from Estero Bay, so its storm exposure is mostly wind and wind-driven rain, not the coastal surge that devastated the barrier islands in 2022. Lee County's evacuation zones are separate from FEMA flood zones and are keyed to surge, so confirm the address's zone on the county's evacuation map.
Hurricane Ian made landfall near Cayo Costa on September 28, 2022 as a Category 4 storm, per the National Hurricane Center's report, with the worst surge on the coast and hurricane-force wind reaching Estero. Milton in October 2024 made landfall well north of Lee County. We did not find a public record of Lake Augusta damage or repairs, and building permits for the three associations are the place to look for roof, window and exterior work.
A Lake Augusta owner carries an HO-6 policy for the unit interior and contents, and the association's master policy insures the structure, subject to a wind deductible. A special assessment for an uninsured loss falls on owners, which is why loss-assessment coverage and a review of the master policy summary matter. Wind mitigation credits on an HO-6 depend on the unit's features, and Florida's uniform mitigation verification form documents them.
Florida's property insurance market tightened through 2022 to 2025, and reforms since have been publicized as stabilizing it. Citizens Property Insurance Corporation is the insurer of last resort. We publish no Lake Augusta premium because none is public, and a real quote for the specific unit is the only reliable number.
Villages on Lake Augusta in Breckenridge is in Lee County's South Choice Zone, where the typical assignments for Estero are Pinewoods Elementary, Three Oaks Middle and Estero High, but Lee County assigns through a school choice model, so the district's lookup tool, not a street boundary, decides a family's options.
Pinewoods Elementary is about four miles from the community, Three Oaks Middle about seven and Estero High about four to five, per our drive estimates. School grades are published by the Florida Department of Education, and the district publishes zones and a site locator. We do not rate schools and do not steer: read the state accountability report and use the district's address lookup for the current choice set.
According to the Village of Estero'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 about 8 to 10 minutes to Pinewoods, 13 to 15 minutes to Three Oaks and 9 to 11 minutes to Estero High from the Breckenridge gate area, depending on the hour.
The district groups its schools into East, South and West choice zones, each with sub-zones, and Estero is in the South Zone. A family ranks the schools available in its sub-zone, and seats go by preference, proximity and capacity, so no single school is guaranteed to a Lake Augusta address. The district's School Site Locator shows the current sub-zone for an exact address, and a resale buyer should not rely on an agent's or a seller's word about a school.
The School District of Lee County held a B district grade for 2024-25, with 14 schools earning A and 27 earning B, and Three Oaks Middle improved from a B to an A that year, per the district's grades report. We have not verified the 2024-25 letter grades for Pinewoods Elementary or Estero High, so we print none; the Florida Department of Education publishes every school's grade. We do not rate or steer.
Per the Village of Estero, Florida Gulf Coast University borders Estero on the northeast, about 15 to 18 minutes from the community, and Florida SouthWestern State College is in south Fort Myers. Those are the nearest campuses for a part-year owner who studies or teaches.
Lee County runs charter schools inside its choice framework, and the district's schools page lists them. We have not verified any specific private or charter school near the community and name none; use the district list and each school's own site.
Selling a Villages on Lake Augusta condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Lake Augusta in Breckenridge falls under the Village of Estero for building permits, since the Village's Community Development Department is the permitting authority inside its limits, and the Lee County Clerk holds recorded declarations, amendments and liens, so both are where a buyer checks a specific building's history.
Ask each association for its roof, re-pipe and exterior-paint history and its reserve schedule. In a 25 to 30 year old building those are the items that drive assessments, and the answers show up in the budget and the estoppel.
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, so a Lake Augusta unit's permit history sits with the Village and its recorded instruments with the Lee County Clerk.
The county's zoning layer returns Planned Unit Development at the community, 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, govern changes to the property. We have not read the PUD resolution.
Lake Augusta sits inside the gated Breckenridge community, so the neighbors of a Lake Augusta building are other Breckenridge villages, the golf course and the community's amenity buildings, all under the same planned-development approval. Outside the gate, the US-41 corridor to the east holds the commercial and mixed-use projects described below, some under the Village's planned-development zoning. We did not pull the zoning parcel by parcel on the boundary and make no claim about any specific neighboring parcel.
The master association's newsletter lists Florida Power and Light for electric, Lee County Utilities for water and sewer, Waste Pro for trash and Estero Fire Rescue for fire, with the Lee County Sheriff's Office for law enforcement. Whether a condominium building uses curbside pickup or a shared container is set by its association, so ask.
We did not read a permit list for any Lake Augusta address, the three 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.
Villages on Lake Augusta in Breckenridge sits inside a busy corridor: Woodfield Estero's 596 homes are under construction at US-41 and Coconut Road, a 23-story Island at West Bay Club tower is rising south on US-41, and I-75 widening runs from 2026 to 2032, all of which shape traffic and amenities near the gate.
The Village's own summary and Gulfshore Business report about 20 active projects and about 2,500 residential units under way in early 2026. Nearest the community are the Woodfield Estero mixed-use project on 45.6 acres at US-41 and Coconut Road (596 dwelling units under construction), a proposed 219-unit multifamily project at US-41 and Pelican Sound Drive that had not been approved, and the 23-story Island at West Bay Club tower with completion targeted for mid-2027.
The January 2026 development report lists Woodfield Estero under construction at US-41 and Coconut Road, with 596 residences plus retail, office space and a hotel across 45.6 acres. The Village's Planning, Zoning and Design Board returned a plan to convert the former Coconut Point Mall cinema into 365 apartments for revision in early 2026, and 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 lists 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, schedules change, and we point to the agencies' own pages for dates. None of these projects is inside Breckenridge, and we make no claim about their effect on a unit's price.
Villages on Lake Augusta in Breckenridge runs on the master association's gate, office and amenity schedule plus three separate village management offices, with utilities from Florida Power and Light, Lee County Utilities and Waste Pro, and fire and law enforcement from Estero Fire Rescue and the Lee County Sheriff's Office.
Showings and open houses go through the master office at 239-992-5959, which issues gate codes and enforces the for-sale sign and color specifications. New owners collect photo IDs and gate equipment at the master office by appointment after closing.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point 24/7 emergency department | about 2 miles |
I-75 at Corkscrew Road (Exit 123) | about 10 to 12 minutes |
Miromar Outlets | about 12 to 14 minutes |
Florida Gulf Coast University | about 15 to 18 minutes |
Southwest Florida International Airport | about 20 to 25 minutes |
Bonita Beach and Barefoot Beach | about 20 to 25 minutes |
Downtown Naples or downtown Fort Myers | about 30 minutes |
Drive times are typical off-peak estimates and run longer in season, and we treat them as approximate.
The master office on Wimbleton Court is open Monday to Friday from 8 a.m. to 4 p.m., and it handles gate codes, new-owner appointments and the sign specifications.
Each phase's declaration and rules set parking assignments, trash service and mail for a Lake Augusta unit, and we have not read them. Ask the manager for the unit's phase how spaces are assigned, where trash and recycling go and how packages are received.
Electric is Florida Power and Light and water and sewer are Lee County Utilities, per the master newsletter's useful-numbers list, while the community bundle carries internet and basic cable through Hotwire Communications. Confirm what the bundle includes for the specific unit.
The nearest emergency room is Lee Health Coconut Point at 23450 Via Coconut Point, a freestanding emergency department that opened in December 2018, about two miles away. 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 Lake Augusta condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Villages on Lake Augusta in Breckenridge is the largest of the nine villages at 180 of 842 residences and the busiest resale market at 10 of 44 MLS closings in 12 months, while its $230,000 median sits above only Wellington at Breckenridge and below the three-bedroom villages of Crystal Lake, Golden Pond and Crescent Lake.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The yardstick is the 12-month MLS closing count and median, which is the one measure available for every village on the same source and date, next to units, regime and year built from the county roll and the state register.
Village | Units | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Villages on Lake Augusta | 180 | 718 condominium | 1996 to 2001 | 10 | $230,000 |
95 | 718 condominium | 1988 to 1998 | 8 | $187,250 | |
160 | 718 condominium | 2002 to 2005 | 8 | $227,500 | |
64 | 720 homeowners | 1997 to 1999 | 6 | $363,000 | |
51 | 720 homeowners | 1994 | 4 | $367,450 | |
73 | 718 condominium | 1988 to 1994 | 3 | $268,500 | |
56 | 718 condominium | 2000 to 2005 | 3 | $372,500 | |
118 | 718 condominium | 1993 to 1996 | 2 | small sample, not stated | |
44 | 720 homeowners | 1995 to 1997 | 0 | none in 12 months | |
All nine villages | 841 residential parcels (POA states 842) | 44 | $235,000 |
Sources: Breckenridge sub-community roster reconciliation (units, regime, closings), Lee County Property Appraiser 2026 tax roll, Southwest Florida MLS Matrix pulled September 29, 2026. Medians on fewer than 10 closings are small samples. Preserve at Breckenridge's median comes from its own MLS file, and even-n medians are the mean of the middle pair.
Against its condominium neighbors Lake Augusta is the largest and the most liquid. Wellington at Breckenridge, with 95 units built 1988 to 1998, is the entry price at $187,250 on eight closings. Preserve at Breckenridge is the nearest in price at $227,500 on eight closings but is younger and larger. Greenwood Village at Breckenridge is a condominium, not detached homes, at $268,500 on three closings, and Villages on Court Side Lake has 118 units but only two 12-month closings, too few for a median.
Villages on Lake Augusta in Breckenridge fits a buyer who wants the larger, faster-selling village of 1990s buildings at a 12-month median of $230,000 on 10 closings, while Preserve at Breckenridge fits a buyer who wants newer 2002 to 2005 buildings and larger plans at $227,500 on 8, with far more inventory.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Decision point | Villages on Lake Augusta | |
|---|---|---|
Residences | 180 in three phases of 60 | 160 in four phases of 40 |
Regime | Chapter 718 condominium, three associations | Chapter 718 condominium, four associations |
Year built (county roll) | 1996 to 2001, median 1998.5 | 2002 to 2005, median 2004.5 |
Heated area (county roll) | 967 to 1,273 sq ft, median 1,209 | 1,243 to 1,379 sq ft, median 1,331 |
Bedrooms on the roll | 78 two-bedroom, 102 three-bedroom | 155 two-bedroom, 5 three-bedroom |
Managers | Schoo (Phase I), Gulf Breeze (Phases II and III) | D&D (Preserve I), Schoo (Preserve II to IV) |
MLS closings, 12 months | 10, median $230,000 | 8, median $227,500 |
Median $ per sq ft, 12 months (MLS living area) | $211.50 | $173.31 |
Median days on market, 12 months | 93 | 108.5 |
Median sold to final list, 12 months | 96.7% | 94.7% |
Closings and median, 24 months | 20 at $245,700 | 12 at $254,000 |
Closings and median, 36 months | 25 at $255,000 | 19 at $285,000 |
Closings and median, 60 months | 37 at $270,000 | 28 at $285,000 |
Active listings, September 29, 2026 | 1 at $299,900 | 6, median $259,900 |
Months of supply at 12-month pace | 1.2 | 9.0 |
County qualified sales, 2026 to July | 8, median $230,000 | 8, median $237,500 |
County qualified sales, 2025 | 13, median $255,000 | 8, median $294,000 |
County qualified sales, 2024 | 10, median $324,500 | 7, median $335,000 |
Storm and milestone position | Zone X shaded at three tested points; story count open, third-floor units indicated | Ask each association for its story count and status |
Both villages are pure resales with all-ages ownership and the same master fee, amenity package and $2,900 in master one-time charges. The Lake Augusta figures come from our village file and the Preserve figures from its own file, both to September 29, 2026.
Three differences stand out. First, Preserve is newer and larger per unit but sells for less per square foot: $173.31 against $211.50 in the last 12 months on MLS living area. Second, supply: Preserve has six listings against eight closings a year, 9.0 months, while Lake Augusta has one stale listing and 1.2 months, so Preserve buyers have leverage and Lake Augusta sellers have little competition. Third, age: Lake Augusta's buildings are five to ten years older, so the milestone clock and older systems matter sooner.
Choose Lake Augusta if you want the village with the deepest resale record, three associations to choose among and the lowest ticket in the community outside Wellington. Choose Preserve at Breckenridge if you want the newest buildings and larger plans and are comfortable negotiating in a market with more listings. Either way, price against the right village: comparing a Lake Augusta unit with a Preserve unit on price alone hides a roughly 22 percent gap in price per square foot.
Villages on Lake Augusta in Breckenridge offers the deepest resale record and one of the lowest entry prices in a bundled golf and tennis community, and its cons are age, a wide gap between fast and slow sales, an open story count, and fee figures that only an estoppel reveals.
Selling your Villages on Lake Augusta home? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
If you're searching for a Villages on Lake Augusta listing agent, or thinking, 'I need someone to sell my Villages on Lake Augusta home...' you are selling into Breckenridge's most active village market, where phase, layout and paperwork decide the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Honors and recognition:
In the last 12 months we tracked all ten Lake Augusta closings and the community's 44. We claim none of them as our own sales, and the MLS extract does not name listing offices, so we state no represented count. As 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.
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 a $230,000 sale the stamps are $1,610, and the promulgated owner's premium is roughly $1,225 by our estimate, before the estoppel, any commission and prorations. The buyer's charges to the master association are separate.
Start with a free Villages on Lake Augusta home valuation. Jesse follows up with the Lake Augusta sales that actually fit your unit: the same phase, the same layout and size, adjusted for condition, updates and furnishings. The parent guide to selling a home in Breckenridge and the Breckenridge home valuation page cover the community-wide picture. Our Villages on Lake Augusta seller's guide walks through the sale step by step, and the Villages on Lake Augusta home valuation page shows how homes here are priced.
(239) 898-6072, text or call. Confidential conversations welcome.
For a unit priced to its layout, yes: Lake Augusta has one active listing against ten closings a year, about 1.2 months of supply (Southwest Florida MLS, September 29, 2026). A winter listing reaches the seasonal buyers who drive Breckenridge.
Against two-bedroom closings, not the village median. The six in the last 12 months ran $190,000 to $235,000 at 967 to 1,088 square feet, a $221,250 median.
Against the six three-bedroom closings since January 2025, $245,000 to $285,000, not the $320,000 to $335,000 of 2023 and 2024.
Yes, in process rather than price: Phase I runs through Schoo Association Management and Phases II and III through Gulf Breeze Management Services, so the estoppel and approval steps differ.
Yes, subject to the lease and the declaration. The buyer takes the lease, showings go through the tenant, and a $200 master transfer assessment applies to each new lease.
Villages on Lake Augusta 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 Lake Augusta sale and public record in Breckenridge before writing this guide.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villages on Lake Augusta 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 Villages on Lake Augusta 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 Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence.” Reece Attwood, verified Google review
Selling a Villages on Lake Augusta home? Get a free Villages on Lake Augusta home valuation, or call Jesse direct at (239) 898-6072.
Buying at Villages on Lake Augusta? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Villages on Lake Augusta is a condominium village of 180 residences in three phases of 60 inside Breckenridge, a gated golf and tennis community of 842 residences in Estero, Florida, ZIP 33928. It is one of nine Breckenridge villages and the largest by units.
No. This is the three-association condominium village on Ian Court in Estero, Lee County. It is not Lake Augusta in Georgia, not The Villages retirement community, and not the Augusta Woods, Augusta Villas or Augusta Drive condominiums elsewhere in Florida, which are separate projects on the state register.
It is on Ian Court, the same street as the Breckenridge main entrance, west of US-41 in Estero, roughly two miles north of Coconut Point and three to four miles inland of Estero Bay. The master office and clubhouse are at Wimbleton Court.
There are 180 condominiums: 60 each in Phase I, Phase II and Phase III, all coded as condominium parcels on the 2026 Lee County roll. That is 21.4 percent of Breckenridge's 842 residences.
Three, one per phase, each a separate active Florida not-for-profit corporation: N96000001461 for Phase I, N97000004713 for Phase II and N00000000425 for Phase III. Each has its own board, budget and management office.
The county roll gives years built from 1996 to 2001, median 1998.5. The state register shows declarations recorded on August 2, 1996, September 23, 1998 and February 7, 2000 for the three phases.
MLS living area runs from 967 to 1,429 square feet across 37 closings since March 2022, and the county's heated area runs from 967 to 1,273 with a median of 1,209. The two measures differ, so we use each only against itself.
The county roll counts 78 two-bedroom and 102 three-bedroom parcels, all with two baths in the MLS record. The MLS also markets some units as two bedrooms plus a den.
Not recorded in any public source we could reach. Units numbered in the 300s on Ian Court suggest third-floor units, so some buildings may be three stories. The declaration plot plans and the association settle it.
On September 29, 2026 one unit was listed: a two-bedroom-plus-den of 1,273 square feet asking $299,900 after 598 days on the market. Call Marc at (239) 287-5873 for the live list of Breckenridge condos for sale.
In the last 12 months the village's 10 MLS closings ran $190,000 to $285,000 at a $230,000 median. Over 60 months to September 2026 the 37 closings had a $270,000 median.
The 12-month median is $211.50 per square foot of MLS living area, taken as the median of per-sale ratios. It is $235.73 across all 37 closings. County figures use a different area measure and are never compared.
Down from the peak. County medians reached $324,500 in 2024 and were $230,000 in 2026 to July, 29.1 percent lower, and the MLS 2025 median of $255,000 on 13 closings was the slowest year in the record.
The 12-month median is 93 days on market, but the spread is wide: four closings came after 18 days or less and three after 257 days or more. Across all 37 closings the median is 19 days.
Two charges: the Breckenridge master fee of $2,800 for 2026, and a village association fee that the POA brochure says typically runs $300 to $500. The brochure does not state the interval, so confirm it on the estoppel.
An outside buyer's master association charges are a $2,800 capital contribution and a $100 transfer fee. Estoppel fees and other closing costs depend on the contract, and the POA brochure tells the title company to include the master fees at closing.
Breckenridge is association-governed with no CDD bond assessment on its structure, and we found no special assessment in public records. A special assessment would appear in the estoppel, so ask for it before you offer.
They are billed by the Lee County Tax Collector on the Property Appraiser's assessment, and vary by unit and homestead status. Check the specific parcel's bill, since a purchase can reset the assessment.
No separate membership or equity buy-in exists. Amenity access comes with ownership through the master association, and the POA brochure says no additional fees are needed to use the amenities.
No. Breckenridge is an all-ages community and we found no age restriction in any public source for the three associations.
Leasing is permitted with a $200 master transfer assessment per lease and renter access to the amenities. Minimum terms and approvals are in each declaration, so get them in writing before you buy for rental.
We found no rule allowing them. Terms are set by each declaration and the state and Village regulate lodging separately, so ask the association for a written answer before you plan nightly rentals.
No public document states the pet rules. They are set in each association's declaration and rules, so ask about a specific animal before you offer.
Zone X, the shaded 0.2 percent annual chance band, at the three phase locations we tested, on FIRM panel 12071C0579G effective November 17, 2022. Lake-edge units should be checked individually.
Not federally, if the unit is in Zone X, since the mandate applies to special flood hazard areas. A lender or insurer may still recommend it, and you should insure wind and the interior with an HO-6 policy.
We found no public record of Lake Augusta flooding or damage. Ian's surge hit the coast, while Breckenridge sits three to four miles inland and faced wind. Ask the association for its storm claim history.
Only buildings of three or more habitable stories do. Whether Lake Augusta's buildings are three stories is unconfirmed, so ask each association for its story count, milestone status and reserve study.
Lee County uses school choice. The South Zone typically links Pinewoods Elementary, Three Oaks Middle and Estero High, but use the district's lookup for the current options.
Lake Augusta has more units, older 1996 to 2001 buildings, a $230,000 median on 10 closings and 1.2 months of supply. Preserve has newer 2002 to 2005 buildings, a $227,500 median on eight and 9.0 months of supply.
It is the largest and busiest of the nine, priced above Wellington at Breckenridge and well below Crystal Lake, Golden Pond and Crescent Lake. The benchmark table above shows all nine on one yardstick.
Which phase and association, the building's story count, the current village fee and its interval, any pending assessment, the reserve study and milestone status, the lease and pet rules, and the roof and plumbing history.
Showings go through the Breckenridge master office for gate access. Call Marc at (239) 287-5873 and we will arrange it and send our read on each listing.
It suits a buyer who values low entry price, bundled golf and tennis and a deep resale record, and who accepts older buildings and a market that punishes overpricing. Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar will run your numbers before you offer.
It depends on phase, layout, size, condition and floor. The 12-month median is $230,000 on 10 closings, but two-bedrooms ran $190,000 to $235,000 and the two three-bedrooms $250,000 and $285,000. Ask Jesse for a comparable-backed number.
The last 12 months' closings, from July 2026 back, were $225,000, $250,000, $285,000, $210,000, $217,500, $235,000, $190,000, $275,000, $235,000 and $224,900. The table above lists layout and size for each.
They are unreliable here because the village mixes layouts and speeds: a 967 square foot two-bedroom and a 1,326 square foot three-bedroom sit under one name, and prices moved about 29 percent from 2024. A comparable-based valuation is better.
Not on the county record, where all three phases are similar, but it changes process: the management office, estoppel and fee differ. Fee levels in your association can influence a buyer's monthly math.
Yes, more than anything else. Over 37 closings the two-bedroom median is $240,700, the den layout $257,500 and the three-bedroom $320,000, though recent three-bedrooms have closed lower.
Updated kitchens, baths, flooring and a newer air handler help a unit compete, but the village's ceiling is set by its comparables. We tell you which updates return more than they cost before you spend.
They are different measures. The county's just value is an assessment, while the sale price is what a buyer paid, and county qualified sales for the village had a $230,000 median in 2026 to July.
The 12-month median is 93 days, but it splits: four units closed after 18 days or less and three after 257 or more. Pricing to the closings, not to a hopeful ask, decides which group you join.
One on September 29, 2026, asking $299,900 after 598 days. Few competing listings is helpful only if your price is realistic.
Late fall into winter reaches the seasonal buyers, since Breckenridge's calendar and buyer traffic are weighted to November through April, though a correctly priced unit sells year-round.
Seasonal owners, full-time residents and buyers seeking a bundled golf and tennis entry price in Estero. We describe the home, not the buyer.
Yes. A buyer's HO-6 premium, the master policy's wind deductible and loss-assessment exposure affect what they can afford, so documenting your roof and building details helps.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with a Lake Augusta record of all 37 MLS closings since March 2022. Call Jesse direct at (239) 898-6072.
With professional photography, drone and cinematic video, our qualified-buyer database and clear documentation of layout, fees and building status, aimed at seasonal and value buyers in Estero.
Showings and open houses run through the Breckenridge master office, which issues gate codes and applies the community's for-sale sign specifications. We coordinate it.
You can, but the estoppels, the master resale documents, the reserve-study question and pricing against 37 closings are hard to replicate, and a mispriced launch can cost more than a commission saves.
Whether your phase's declaration requires approval of a sale is in the recorded declaration, which we read for you before listing. The brochure directs buyers to contact the local management company for its process.
The Chapter 718 set: declaration, articles, bylaws, rules, budget, financial statement and the association's disclosures, plus the estoppel and, where required, the reserve study and milestone report.
For a building of three or more habitable stories, yes, the reserve study and milestone report are association records buyers may request, and a clear answer protects your price. For a two-story building, say so.
Two: one from your village association, capped by section 718.116(8), and the master association's resale documents through Castle Group. Order both early.
Florida caps a standard condominium estoppel at $299, with add-ons for rush delivery and delinquent accounts. Lee County custom has the seller cover the estoppel, and the contract controls.
The POA brochure says the $2,800 capital contribution and $100 transfer fee for a new owner should be included in the closing fees. Who bears them is a contract term, and buyers usually expect to.
Association fees and property taxes are prorated to the closing date, with the seller credited or charged for the days owned. The master fee's payment schedule matters because owners pay in advance.
In Lee County the seller customarily pays deed stamps at $0.70 per $100 and the owner's title policy. On $230,000 that is $1,610 in stamps and roughly $1,225 in title premium, before the estoppel and commission.
Yes, but it must be disclosed on the estoppel, and the contract should say who pays it. Ask the association for the schedule before you list.
It depends on your carrying cost and the rules. A $200 master fee per lease, seasonal vacancy and the association's lease limits shape the return, and we run the comparison honestly with you.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should line up with the lease end.
Yes, amenity access follows ownership through the master association, which is why the buyer pays the capital contribution and transfer fee and completes the onboarding packet.
It is not required, but a current mitigation form documents credits a buyer's insurer may apply. For a condominium unit the credits depend on the unit's own features.
That depends on your basis, how long you owned, use as a primary residence and current federal rules. Ask a tax adviser before you list.
Buyers of 25 to 30 year old units will inspect it. Documenting age and repairs or pricing for a credit avoids a late renegotiation.
The county median fell from $324,500 in 2024 to $230,000 in 2026 to July. Our data shows the size and timing of the fall, not its cause, so we price to today's closings.
Look at the record: the three slowest closings took 257 to 327 days, and two of them closed 7 and 16 percent under their final list. If showings are thin, a price change to the comparables usually beats waiting.
Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call, and we will walk you through the closings, a net sheet and a plan.
Every fact on this Villages on Lake Augusta guide traces to a primary record below: the Breckenridge master association and village documents, the State of Florida, Lee County, Village of Estero and federal records, school and hospital sources, and dated trade reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
Villages on Lake Augusta's key documents are published by the Breckenridge master association, the State of Florida, Lee County and FEMA, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The three Declarations of Condominium are available through the Lee County Clerk's official records search under each association's name.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Association Fee Schedule | Breckenridge Association, Inc. | 2026 | |
Association Management Companies | Breckenridge Association, Inc. | 2026 | |
About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 | |
Breckenridge property map | Breckenridge Association, Inc. | current file | |
For Sale Sign and Color Specs | Breckenridge Association, Inc. | current file | |
Breckenridge newsletter | Breckenridge Association, Inc. | June 2026 | |
Condominium project extract (all three Lake Augusta phases) | Florida DBPR 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 | 2023 | |
Official records search for recorded declarations | Lee County Clerk of Court | current |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Villages on Lake Augusta. 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.
