Wellington at Breckenridge is the entry-price condominium village inside Breckenridge Golf and Tennis Club in Estero: 95 two-bedroom flats built 1988 to 1998, 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.
Wellington at Breckenridge is a condominium village inside the master-planned community of Breckenridge in Estero, Florida. It is the entry price rung of Breckenridge Golf and Tennis Club, a gated, bundled golf-and-tennis community of 842 residences in ZIP 33928: 95 two-bedroom, two-bath flats on the county roll, a $190,000 median across 13 Southwest Florida MLS closings in the 24 months to September 29, 2026, and full use of the club's golf, tennis, pools and clubhouse for a bundled 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 Wellington at Breckenridge Condominium Association, Inc. in Estero, Lee County, Florida. It is not Wellington, the Palm Beach County village known for equestrian sport, and it is not any of the other Florida associations that carry the Wellington name on the state's corporate register, such as Wellington at Meadow Pointe, Wellington at Seven Hills or Wellington at Ocoee. It is also not Breckenridge, Colorado.
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 Wellington 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 Wellington at Breckenridge 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 recent MLS closing, the county's parcel-by-parcel roll and the state's condominium register.
If you're searching for the best realtor for Wellington at Breckenridge in Breckenridge, Estero, whether you're ready to sell your Wellington at Breckenridge 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 Wellington flat from its own recent sales, and we do that below in the open.
Recent Wellington at Breckenridge track record (last 12 months): In the last 12 months Wellington at Breckenridge has seen 8 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $187,250 (n = 8, even, the mean of the middle pair $184,500 and $190,000), a range of $175,500 to $215,000, $1,514,500 in total volume, a median of 39.5 days on market and a median sold-to-list ratio of 95.8%. The highest-priced resale in that window was $215,000 for a two-bedroom, 912 square foot flat in April 2026. We publish no count of Wellington 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 every one of the 8 Wellington at Breckenridge closings in the Southwest Florida MLS, and we tracked all 24 closings the MLS has recorded here since May 2022 (23 marketed through the MLS and one entered after closing). Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Wellington at Breckenridge sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the seasonal and value buyer who wants bundled golf for the price of a modest condo, and the paperwork has to be ready early: the master association's resale documents through its manager, the village association's estoppel through MyTown Communities, and the two one-time fees a buyer pays at closing.
For Wellington at Breckenridge buyers: the first question is the size, because the MLS shows two living-area figures, 873 and 912 square feet, and they have priced differently: 912 square foot flats closed at a $199,900 median across 7 sales in 24 months, against $184,500 across 6 sales for 873 square feet (both small samples). 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 paperwork the village keeps behind an owner login.
Honors and recognition:
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Wellington at Breckenridge means a two-bedroom, two-bath condominium flat in a 1988-era village, an association that maintains the buildings 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.
Wellington at Breckenridge is one of nine marketed villages inside Breckenridge, and the fourth-largest by unit count at 95 residential parcels on the 2026 Lee County tax roll, all coded as condominium use. The state's condominium register lists the project at 96 units on a declaration recorded January 28, 1988, and the county roll carries 95 parcels; we cannot say from public records which count explains the difference, and we treat 95 as the roll figure and 96 as the register figure. Every unit on the roll is a two-bedroom. The MLS records every one of the 24 closings as two bedrooms and two baths.
Breckenridge is nine villages and 16 associations, not 16 villages, under one master association and one gate. Wellington sits in the first row of the ladder on price: on the 12-month MLS pull it had 8 of the community's 44 closings, the second most after Villages on Lake Augusta at 10. Its own association is separate from the master, has its own board and its own manager, and collects its own dues on top of the master fee. That separation is why two condos a few hundred yards apart can carry different monthly costs.
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. We read these from the price, size and fee structure of the flats, and we describe the property, not the people who own or rent it.
The clubhouse, fitness room, main pool and tennis complex are at 20091 Wimbleton Court, the community's master address. 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 quick and walkable. There is no restaurant on site, only a catering kitchen the association uses for events.
Five things buyers sometimes assume. No lake in the name: most Breckenridge villages are named for a lake or pond, and Wellington is not; we do not claim water or golf frontage for it without an address in hand. No dining room: the club has a catering kitchen and no full-service restaurant. No new construction: the village was built between 1988 and 1998 and every sale is a resale. 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 your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge condos closed 13 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $190,000 median and 56 median days on market, the first window that reaches 10 closings. In the last 12 months, 8 closed at a $187,250 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; 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 | 8 (small sample) | $187,250 (mean of $184,500 and $190,000) | $210.19 | 39.5 | 95.8% |
24 months, first window with 10+ | 13 | $190,000 | $211.34 | 56 | 95.0% |
36 months | 17 | $199,900 | $220.50 | 41 | 95.6% |
60 months | 23 | $215,000 | $235.75 | 32 | 96.3% |
The 24-month window totals $2,555,400 in volume, with days on market from 10 to 193 (mean 73.4) and a mean of the per-sale sold-to-list ratios of 94.4%. Twelve of the 13 sold below the final list price and one sold at it.
Thirteen closings is enough for a median, but a village this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jul 2026 | 2 and 2 | 873 | $186,900 | $175,500 | 93.9% | 38 |
May 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 25 |
Apr 2026 | 2 and 2 | 912 | $209,900 | $190,000 | 90.5% | 10 |
Apr 2026 | 2 and 2 | 912 | $200,000 | $190,000 | 95.0% | 20 |
Apr 2026 | 2 and 2 | 912 | $224,900 | $215,000 | 95.6% | 142 |
Feb 2026 | 2 and 2 | 873 | $199,900 | $192,500 | 96.3% | 41 |
Feb 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 93 |
Jan 2026 | 2 and 2 | 873 | $190,000 | $182,500 | 96.1% | 67 |
Aug 2025 | 2 and 2 | 912 | $199,900 | $199,900 | 100.0% | 193 |
Jul 2025 | 2 and 2 | 912 | $238,000 | $210,000 | 88.2% | 56 |
Jun 2025 | 2 and 2 | 912 | $200,000 | $188,500 | 94.3% | 33 |
Apr 2025 | 2 and 2 | 912 | $235,000 | $215,000 | 91.5% | 152 |
Mar 2025 | 2 and 2 | 873 | $250,000 | $227,500 | 91.0% | 84 |
One further transaction, in May 2025, was entered in the MLS after closing at $265,000 for a 912 square foot flat. 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 8 closings, from $175,500 to $215,000. Five were 873 square foot flats at $175,500 to $192,500; three were 912 square foot flats at $190,000, $190,000 and $215,000. Volume was $1,514,500. Eight is a small sample, so the median of $187,250 is a description of eight sales, not a forecast.
The 36-month median ($199,900, n = 17) and 60-month median ($215,000, n = 23) sit above the 24-month figure because the older sales in those windows closed in the 2023 peak, when 873 and 912 square foot flats sold for $250,000 to $285,000. The 60-month window also includes two 2022 sales at $231,000 and $239,000 that sold above list in 4 days each. Read the longer windows as history, and the 12-month and 24-month figures as today.
The MLS carries two living-area figures for Wellington, 873 and 912 square feet. The county roll, by contrast, records 873 heated square feet on every one of the 95 parcels, so we do not treat 912 as a second floor plan; it may be a second measurement of similar flats or a slightly different layout, and the association's plans would settle it. What the sales show is that 912 has priced higher: over 24 months the six 873 square foot sales had a median of $184,500 (n = 6, even, both middle sales at $184,500) and the seven 912 square foot sales had a median of $199,900 (n = 7). Over 60 months the nine 873 square foot sales had a median of $192,500 and the fourteen 912 square foot sales a median of $232,500 (n = 14, even, the mean of $215,000 and $250,000). Both are small samples.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (May and June) | 2 | $235,000 (mean of $231,000 and $239,000) | $231,000 to $239,000 | 4 | 102.6% |
2023 | 6 | $264,950 (mean of $260,000 and $269,900) | $250,000 to $285,000 | 16.5 | 98.6% |
2024 | 2 | $262,500 (mean of $255,000 and $270,000) | $255,000 to $270,000 | 52.5 | 97.4% |
2025 | 5 | $210,000 | $188,500 to $227,500 | 84 | 91.5% |
2026 to September 29 | 8 | $187,250 (mean of $184,500 and $190,000) | $175,500 to $215,000 | 39.5 | 95.8% |
The pattern is a peak in 2023 and 2024, a slide through 2025, when four of five sales closed at or below $215,000, and a lower, faster 2026, with seven of the eight 2026 closings under $200,000. Sold-to-list ratios show why: in 2022 both sales closed above list in 4 days, and in 2025 the median ratio was 91.5%.
On September 29, 2026 the MLS showed one Wellington active: a two-bedroom, two-bath, 873 square foot flat listed at $209,900 with 152 days on market. That is above every 873 square foot sale in the last 24 months except one ($227,500 in March 2025), and it is the same asking price a 912 square foot flat listed at in April 2026 before closing at $190,000 in 10 days. One active against 8 closings a year is about 1.5 months of supply (our arithmetic), a tight number that reflects how few flats come to market, not how easily they sell: 152 days on the market says the ask, not the village, is the obstacle.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 8 | $190,000 |
2025 | 6 | $212,500 |
2024 | 2 | $262,500 |
2023 | 8 | $257,500 |
2022 | 3 | $239,000 |
2021 | 4 | $156,950 |
2020 | 5 | $146,900 |
2019 | 4 | $149,500 |
2018 | 7 | $142,500 |
2017 | 7 | $145,750 |
Since September 29, 2025 the county file shows 8 qualified sales at a median of $190,000, the same count and median as its 2026 row. The 2021 row is the start of the run-up: from a $156,950 median in 2021 to $257,500 in 2023 is a 64 percent rise, and from $257,500 to $190,000 in 2026 is a 26 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale, not one of ours, and it is the most recent Wellington closing. A two-bedroom, two-bath, 873 square foot flat closed in July 2026 at $175,500 after 38 days on market, against a final list of $186,900. Four facts stand out. It is the lowest price in the 60-month MLS record. It closed at 93.9% of list, below the 95.0% 24-month median. It closed $9,000 below the May 2026 sale of a comparable 873 square foot flat ($184,500) and $17,000 below February's $192,500. And it shows the current floor: sellers who price near $187,000 are closing near $175,000 to $185,000, and sellers who list at $210,000 or more are waiting.
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 1.6 percent of that price every year before the village fee, tax and insurance (our arithmetic on the association's 2026 schedule).
Wellington at Breckenridge began as a Florida not-for-profit corporation filed on August 12, 1987, followed by a condominium declaration that the state's register records as recorded on January 28, 1988, and it was built out between 1988 and 1998 according to the Lee County tax roll, with a median year built of 1989 across its parcels.
The Florida Division of Corporations lists Wellington at Breckenridge Condominium Association, Inc. with a filing date of August 12, 1987 and an active status. Its articles have been amended and restated, most recently on March 21, 2025 and before that on March 7, 2023, and it has filed an annual report every year, the latest on January 20, 2026. Its principal address, mailing address and registered agent are all c/o MyTown Communities, LLC in Fort Myers, which is the management company the master association's roster gives for the village.
The state's Division of Condominiums extract lists the project as approved and recorded, with 96 units and a recording date of January 28, 1988. That is one day before Greenwood Village at Breckenridge, whose declaration the same register records on January 29, 1988. The two villages are therefore the community's earliest condominium declarations in the register, recorded within a day of each other, and both sit at the older, lower-priced end of Breckenridge. The Greenwood Village at Breckenridge guide covers the other half of that pair. The clerk's recorded declaration itself is the document that would settle unit count, boundaries and use restrictions, and we have not read it page by page.
The county roll's year-built field runs from 1988 to 1998 across the 95 parcels, with a median of 1989. Most of the village is therefore a late-1980s building, and the later years likely reflect the last buildings or the roll's own dating of them; the roll does not say. Either way, every Wellington flat is older than the Preserve at Breckenridge buildings, which the roster dates to 2002 through 2005.
Wellington's owners are members of two bodies. One is the village condominium association above. The other is the master association, listed on the state register as Breckenridge Association, Inc., 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 community's own site describes Breckenridge as a private community where the amenities are included in the dues, and that is the basis of the bundled model this page uses throughout.
Wellington at Breckenridge has 95 residences on the county roll, an association that sits under a master fee of $2,800 a year, and on September 29, 2026 exactly one flat for sale, asking $209,900 after 152 days. In a village where 13 flats closed in 24 months at a $190,000 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Wellington condo in Breckenridge? Get a free Wellington at Breckenridge home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Breckenridge and see what a Breckenridge home is worth.
Buying at Wellington at Breckenridge? Call Marc at (239) 287-5873, start with our Breckenridge buyer's guide, or read how we represent buyers.
See what your Wellington at Breckenridge home is worth today.
A Wellington at Breckenridge condo is a two-bedroom, two-bath flat of 873 heated square feet on the Lee County roll, marketed in the MLS at 873 or 912 square feet, in a village built between 1988 and 1998. The county records every parcel as condominium use, and the two bedrooms are on every parcel.
The roll shows 873 heated square feet on all 95 parcels, and the MLS shows 873 on 9 of the 23 marketed sales in 60 months and 912 on the other 14. The state register's address for the project is on Ashcroft Court. We have no association plan sheet, so we do not name floor plans or claim a layout; what we can state is two bedrooms and two baths on every closing in the MLS record.
The number of buildings, the number of stories, and how parking is assigned are set by the recorded declaration and the association's rules, not by the county roll or the MLS. The roll does not carry a story count for these parcels in the data we hold, and we do not guess. That matters for two reasons. A building of three or more habitable stories falls under Florida's milestone inspection and reserve study rules, and parking practice affects how a flat shows. Ask the association for both before you tour.
Year built is the county's only condition proxy, and it is a blunt one. A 1988-era condo has a roof, windows, plumbing and electrical systems that are 30-plus years old unless replaced. The county's permit records and the association's records would show what has been replaced; the village association carries the building roofs and exteriors, so a buyer should ask which have been done and when.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Wellington at Breckenridge condo comes with access to all of Breckenridge Golf and Tennis Club's amenities through the master fee: an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a hot tub, bocce, shuffleboard, a fitness room, a library and a clubhouse lanai.
The course is an 18-hole, par-3 layout, which makes par 54 by arithmetic, with a driving range and putting ring at hole 10 behind the tennis courts. The association describes it as private, bundled and open to residents, tenants and tenants' guests, with scrambles. Because every hole is a par 3, a round is short and walkable; nobody should expect a full-length course. The course architect is not named in any public source we found, so we do not name one.
There are eight lighted Har-Tru clay courts, and court 8 has a ball machine. Three pickleball courts were newly built per the association's brochure. Residents and renters reserve courts online five days ahead through the community's reservation page.
Five swimming pools serve the community: the main pool and hot tub at the clubhouse, and four more spread across the villages, shown on the association's property map. The fitness room is inside the clubhouse and is open every day from 7 a.m. to 10 p.m. to residents, renters and their guests. The clubhouse also has a library, a catering kitchen and a large common area with a lanai overlooking the tennis courts, the lake and the pool.
The association lists three bocce courts by the main pool, six shuffleboard courts by the clubhouse, a horseshoe pit, a ping-pong table on the lanai, and regular bingo, knitting, exercise classes, bridge, euchre, poker, Mah Jong and other card groups, plus themed parties and dinner dances. It is a seasonal calendar, which suits a seasonal village.
The master fee does not include the village association's own dues, an optional golf cart registration ($100 a year plus $25 to register), an optional storage lot space ($200 to $225 a year plus $25), or a restaurant, because there is no full-service restaurant on site. There is no equity membership to buy and no green fee for residents; the association's brochure says there are no additional fees for using the amenities.
Wellington at Breckenridge owners pay two sets of dues: the master association's $2,800 annual amenity fee for 2026, payable in full or as four quarterly payments of $725, and the village condominium association's own fee, which the master association's brochure describes as typically $300 to $500 and which is not published for Wellington specifically.
The master association's 2026 fee schedule lists an annual fee of $2,800, set by a budget vote each November for the following year. The brochure says it is due at the beginning of the year, with the option to pay in four quarterly payments of $700 plus a $25 processing fee, or $725 each. It covers the amenity package described above. Owners receive a coupon book at year end.
The brochure says owners have an HOA fee that typically ranges from $300 to $500 and that the association's management company handles that payment. It does not say whether that range is monthly or quarterly, and it is not specific to Wellington. MyTown Communities manages the Wellington association, and its estoppel is the document that states the actual figure. Until you hold that estoppel, treat any all-in monthly carry as an estimate.
In a Florida condominium, the association fee usually covers building insurance, roof and exterior upkeep, grounds and reserves. The brochure adds that the community has Hotwire as its provider of bulk internet and basic cable, and owners in the bulk account contact Hotwire directly. Whether Wellington is in the bulk account is not stated in the public record, so we tell buyers to confirm it with the association, not assume it.
Breckenridge is governed by property owners associations and carries no Community Development District bond assessment on its tax bills, per the community hub. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because buyers should see it on the bill, not take it from us.
At the 24-month median of $190,000, the master fee alone is about 1.5 percent of the price a year, and the brochure's $300 to $500 village range, if it were annual, would add about 0.2 to 0.3 percent. If it were monthly, it would add 1.9 to 3.2 percent. That spread is why the estoppel matters more than any sentence on this page. We do not publish an all-in figure for Wellington because none is public.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge buyers pay layered costs: the master fee, the village fee, one-time master charges of $2,800 and $100 at closing, a $200 per-lease transfer fee for tenants, optional cart and storage fees, Lee County property tax, and insurance. The master charges are published in the 2026 schedule; the village charges are not.
The 2026 schedule lists a $2,800 annual fee, a $100 transfer assessment for new owners on a resale, a $2,800 capital contribution for new owners ($1,000 for a current owner who buys again), a $200 transfer assessment for renters on a per-lease basis, $100 a year for a golf cart plus $25 to register, and $200 to $225 a year for a storage lot plus $25 to register.
Not public. The estoppel from MyTown Communities is the document that states the current dues, any special assessment, any capital contribution the village itself charges at sale, and any amounts owed on the unit.
The master association's brochure tells a buyer's title company to include two one-time fees at closing, the $2,800 capital contribution and the $100 transfer fee, so $2,900 in master charges, and to complete the master estoppel through the manager's resale documents page. After closing, the new owner visits the master office with a photo ID, the warranty deed and the settlement statement to set up gate equipment.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Wellington because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Insurance for the unit is an HO-6 policy on the contents, interior and loss assessment; the association's master policy covers the structure, and its deductibles matter.
At a $190,000 price, cash at closing beyond the price and any lender costs includes $2,900 in master charges and the village's own charges, then about $2,800 a year to the master association plus the village fee. We do not add the two into one all-in figure because the village fee is unpublished.
The recorded declaration of condominium governs Wellington at Breckenridge, together with the association's articles, bylaws and rules; the master association has its own declaration, bylaws, rules and budget. Most of these are available to owners through the community portal and to buyers through the estoppel and resale document package, and the state register and clerk hold the recorded instrument.
The declaration was recorded in January 1988 according to the state register. It is a recorded instrument in the Lee County Clerk's official records. We have not read it page by page and do not paraphrase its clauses; we tell buyers to request it and read the use restrictions, the leasing rules and the amendment history.
The association's articles were most recently amended and restated on March 21, 2025, per the state's corporate record. An amendment in 2023 and another in 2025 show that the association has been updating its governing documents in recent years, as many Florida condominiums have since the 2022 to 2025 changes in condominium law. The current bylaws and rules are held by the association and its manager.
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. The About Us page says a buyer who wants to see the rules and budgets can ask the current owner, who has access.
Exterior changes need architectural approval before work begins, per the community's review committee. The master association publishes a sign and color specification for for-sale signs and asks agents holding an open house or showing to call the office for the gate code and rules at 239-992-5959. We follow that process on every listing.
Whether the village association requires board approval of a sale or a lease is a question for its declaration and rules, not for the public record. For a lease, the master association charges a $200 transfer assessment per lease, so a tenant screening step exists at the master level. Ask MyTown Communities for the village's current sale and lease procedure and any application fee.
Wellington at Breckenridge is not a 55-plus community. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners alike. No age-restricted housing for older persons declaration is part of the public record we found for the village, and we describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Breckenridge does not advertise or claim one, and neither does the association's own site. A buyer of any age can buy in Wellington at Breckenridge, subject to the association's ordinary approval and rules.
Renting out a Wellington at Breckenridge condo appears possible, since the master association charges a $200 transfer assessment per lease and gives tenants access to golf, courts, pools and the fitness room, but the village's own minimum lease term, frequency limit and approval process are not published and must be confirmed in writing before you buy.
The master association's 2026 schedule charges $200 per lease for renters. Its About Us page says golf and open golf are open to residents, tenants and tenants' guests, that tennis and pickleball reservations are open to residents and renters, and that the fitness room is open to residents, renters and their guests. So a tenant gets the amenities.
Minimum lease terms, the number of leases a year, and tenant approval are typically set in a village's declaration and rules. Third-party rental listings report shorter minimums out of season and longer ones in season, but we do not treat rental listings as a source and publish no term. Ask MyTown Communities for the current rule in writing.
We publish no short-term rental rule for Wellington, because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise. Florida's transient rental tax rules apply to any short-term rental that is allowed.
A landlord should request the lease rules, the tenant application and its fees, the master's $200 transfer assessment, any village transfer fee, whether tenants may have pets, and how gate access and parking pass to a tenant, before making an offer.
Pet rules at Wellington at Breckenridge are set by the village association and the master association, and we found no published rule for either. Rental listings describe some Breckenridge rentals as pet free, which may be a tenant rule, so a buyer with a pet should get the rule in writing before making an offer.
We cannot state the number, size or breed limits, and we do not publish a blanket rule. We can say that assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask MyTown Communities for the village's pet rule and the master association's office for the community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the public record we hold does not give Wellington at Breckenridge's story count. A buyer should therefore ask the association whether its buildings are covered, and if so for the milestone report and the reserve study.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The village was built between 1988 and 1998, so its buildings reach or pass 30 years of age during the 2018 to 2028 range. Whether that triggers anything turns on the story count, and on whether Lee County treats the building as within its coastal distance rule, which our hub research put at roughly three to four miles from Estero Bay for Breckenridge as a whole. We have neither fact for Wellington's buildings, so we do not state a milestone date.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. Reading the budget and the reserve schedule is the buyer's best view of how prepared a 30-year-old building is for its next roof.
The state's condominium register lists Wellington's project as approved and recorded. That is the registration status of the declaration. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's separate SIRS reporting database lists associations that have filed a completed study, and a buyer can ask the association whether it appears there.
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(8) 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 a point we geocoded to the Ashcroft Court address range in Wellington at Breckenridge, the FEMA flood map shows Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for one point, not a survey.
FEMA's National Flood Hazard Layer returns Zone X with the subtype 0.2 percent annual chance flood hazard in a coastal zone at our test point, and the flag for a special flood hazard area is false. The governing panel is 12071C0579G, effective November 17, 2022. A box of about a third of a mile around the point returned only Zone X polygons, both minimal-hazard and 0.2 percent, and no AE polygon. We ran the same query for the community as a whole in earlier research, where the AE polygons were confined to internal lakes and drainage features.
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.
Breckenridge sits inland of Estero Bay, roughly three to four miles by our earlier measurement, so its storm exposure is mostly wind and rain. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Wellington's letter, so a buyer should look it up on the county and Village tools. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands; Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County, with about 3 to 5 feet of surge along the Bonita Beach to Marco Island stretch.
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.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. Statewide, condo unit insurance has been rising faster than inflation in recent years, per public media reporting, and we do not publish a Wellington premium because no public source does.
Wellington at Breckenridge is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice, not by a hard address boundary, so a family should confirm current options with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our earlier research put the drive at roughly 8 to 15 minutes, depending on the school and traffic.
Lee County divides its choice system into East, South and West zones with sub-zones. Families rank schools within the options open to their sub-zone, and assignment depends on preference, proximity and availability. The district's zone tool and the school websites are the place to confirm current options.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Wellington at Breckenridge unit sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. Village incorporation in 2014 moved this work from Lee County to the Village for properties inside its limits.
For a 1988-era flat, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Wellington address, the recorded declaration or its amendments, or the association's 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 Wellington at Breckenridge, 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.
Woodfield Estero, a mixed-use project of 596 residential units, retail, office and a hotel on 45.6 acres at US-41 and Coconut Road, was under construction as of the January 2026 report. A proposal to convert the former cinema at Coconut Point Mall into 365 apartments was sent back for revision by the Planning, Zoning and Design Board in 2026. A 122-room extended-stay hotel on Lyden Drive was approved in September 2025.
The Village's sports park, a roughly 100-acre district north of Williams Road, had a Phase 1 completion scheduled for October 2026. A 330-unit mixed-use project called Lumio Estero broke ground in December 2025, and a 40,000 square foot entertainment center north of Williams Road was scheduled to open in September 2026.
Daily life at Wellington at Breckenridge runs through Breckenridge's gate and its master office at 20091 Wimbleton Court, open Monday through Friday, 8 a.m. to 4 p.m., with the village's own association handled by MyTown Communities. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate.
Breckenridge is gated. The master association asks agents holding an open house or showing to call the office at 239-992-5959 for the gate code and rules, and it publishes for-sale sign and color specifications. New owners visit the office after closing with photo ID, the warranty deed and the settlement statement for gate equipment.
Parking assignments, trash service and mail for a Wellington flat are set by the village declaration and rules, and we have not read them. Ask MyTown Communities how parking is assigned and where trash and mail are handled.
These are approximate off-peak drive times from the Breckenridge area that our earlier research collected and rounded.
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 |
Lee Health Coconut Point, which opened in December 2018 as Lee County's first freestanding emergency department, is at 23450 Via Coconut Point. Full acute-care hospitals, Gulf Coast Medical Center and NCH North Naples Hospital, are roughly 20 to 25 minutes away, per the Village's medical facilities page.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge is the entry rung of the nine-village ladder at Breckenridge: 95 condominium flats built 1988 to 1998, with a $187,250 median on 8 MLS closings in 12 months, below every other village the roster gives a median for. Only Villages on Lake Augusta closed more.
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the roster gives one |
|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | not stated in the roster | |
Wellington at Breckenridge | 95 | Condominium | 1988 to 1998 | 8 | $187,250 |
160 | Condominium | 2002 to 2005 | 8 | not stated in the roster | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association | 1994 | 4 | $367,450 | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 | |
44 | Homeowners' association | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
Nine villages hold 841 residential parcels 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 for Lake Augusta and Preserve are given on their own pages, not in the roster.
Villages on Lake Augusta is the largest village, at 180 units in three phases of 60, built 1996 to 2001, and the only village with more 12-month closings than Wellington. It is the other half of the entry rung: two condo villages that together account for 18 of the community's 44 closings, an entry point to Breckenridge for a buyer who wants the bundle at the lowest price.
Greenwood Village at Breckenridge has 73 condominium units, built 1988 to 1994, and its declaration was recorded one day after Wellington's. It is a condominium, not a village of detached homes. Its 12-month median of $268,500 on 3 closings sits $81,250 above Wellington's $187,250 on 8, which shows how much the ladder steps between two villages of the same era.
Preserve at Breckenridge (2002 to 2005) and Village on Crescent Lake (2000 to 2005) are the newest product in Breckenridge. The upper rung, Crystal Lake, Golden Pond and Crescent Lake, has 12-month medians of $363,000 to $372,500, roughly twice Wellington's.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Wellington at Breckenridge for the lowest price of entry into Breckenridge's bundled golf and tennis, with a $190,000 median on 13 MLS closings in 24 months; choose Villages on Court Side Lake for larger flats, some three-bedroom, at roughly a $269,000 median over 36 months, with far fewer sales.
Factor | Wellington at Breckenridge | Villages on Court Side Lake |
|---|---|---|
Residential parcels (2026 roll) | 95 | 117 (118 in the roster) |
Regime | Condominium, one association | Condominium, two associations (I and II) |
Built | 1988 to 1998, median 1989 | 1993 to 1996, median 1995 |
Declaration recorded (state register) | January 28, 1988 | January 28, 1992 (I) and June 8, 1993 (II) |
Bedrooms (roll) | 2 on all 95 | 2 on 95, 3 on 22 |
Heated area (roll) | 873 on every parcel | 967 to 1,781, median 977 |
Village manager | MyTown Communities | Schoo (I) and Gulf Breeze (II) |
MLS, 12 months | 8 closings, $187,250 median | 2 closings, $229,000 median (small sample) |
MLS, 24 months | 13, $190,000 | 5, $228,000 (small sample) |
MLS, 36 months | 17, $199,900 | 11, $269,000 |
MLS, 60 months | 23, $215,000 | 16, $267,500 |
Median $ per MLS sq ft, 36 months | $220.50 | $236.36 |
Median days on market, 36 months | 41 | 18 |
Median sold-to-list, 36 months | 95.6% | 95.9% |
Active listings, Sep 29, 2026 | 1 at $209,900 (873 sq ft) | 1 at $205,000 (978 sq ft) |
Months of supply | 1.5 | 6.0 |
County qualified sales, since Sep 29, 2025 | 8, $190,000 median | 2, $224,000 median |
County qualified sales, 2025 | 6, $212,500 median | 6, $235,000 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.
Price and size. 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 flats that are typically 100 or more square feet larger and in some cases have a third bedroom. The reason buyers pay more at Court Side is our reading: size and a slightly newer build. The MLS shows Court Side flats selling faster over 36 months (18 days against 41) but at about the same sold-to-list ratio.
Court Side's 12-month MLS 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, and its single active listing against Court Side's one at 6.0 months of supply reflects sales volume, not scarcity alone.
Choose Wellington at Breckenridge if price is the constraint, if two bedrooms and about 873 to 912 square feet are enough, and if the master fee is the number you care about. Choose Villages on Court Side Lake if you want more space or a third bedroom and accept fewer comparable sales when you eventually sell. If you are weighing both, 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 your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge's strengths are the lowest entry price into Breckenridge's bundled golf and tennis, a deep amenity package with no equity deposit, and above-average turnover; its weaknesses are an unpublished village fee, prices that have fallen from the 2023 peak, and a 1988-era building whose story count and reserves you must verify.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Wellington at Breckenridge listing agent, or thinking, 'I need someone to sell my Wellington at Breckenridge home...' you are selling into Breckenridge's entry-price village, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 Wellington at Breckenridge closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 24 the MLS has recorded since May 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 Wellington at Breckenridge home valuation. Jesse follows up with the Wellington closings that fit your flat: the same size, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Breckenridge seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Wellington at Breckenridge seller's guide walks through the sale step by step, and the Wellington at Breckenridge home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable: one active against 8 closings a year is about 1.5 months of supply, and 2026 closings have been faster (median 39.5 days) than 2025's (84). Sellers who ask more than $200,000 should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Wellington's own recent sales, by size. Five 873 square foot flats closed in 12 months at $175,500 to $192,500, and three 912 square foot flats at $190,000 to $215,000.
The 24-month median is 56 days, and 12 months is 39.5 days, with a range of 10 to 193 days in 24 months. The two flats that closed fastest in April 2026 did so in 10 and 20 days at $190,000.
That depends on the village declaration, which we have not read; ask MyTown Communities. 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 a $200 transfer assessment per lease, so confirm the current tenant's fee status with the master office.
Wellington at Breckenridge 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 Wellington 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 Wellington at Breckenridge 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 Wellington at Breckenridge 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
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Wellington at Breckenridge homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Wellington at Breckenridge and points to the section that holds the detail. Where a record is not public, the answer says so.
Wellington at Breckenridge is a condominium village of about 95 two-bedroom, two-bath flats inside Breckenridge Golf and Tennis Club, a gated community of 842 residences in Estero, Florida. It was built between 1988 and 1998 and is the entry price rung of the community's nine villages.
It is neither Wellington the Palm Beach County village nor any other Florida association with Wellington in its name. This page covers Wellington at Breckenridge Condominium Association, Inc. in Estero, Lee County, ZIP 33928, inside Breckenridge.
Wellington at Breckenridge is inside the gated Breckenridge community on the west side of Estero, west of US-41, about five minutes from Coconut Point. The state's condominium register lists the project's address on Ashcroft Court, and the community's master office is at 20091 Wimbleton Court.
The Lee County 2026 roll carries 95 residential parcels, all condominium use. The state's condominium register lists 96 units on the recorded declaration. We cannot say from public records which count explains the one-unit difference.
The county roll records 873 heated square feet on every parcel, and the MLS shows 873 or 912 square feet of living area. Every closing in the MLS record is a two-bedroom, two-bath flat. Confirm the size on the specific unit before you compare prices.
Two. The county roll shows two bedrooms on all 95 parcels, and all 24 MLS closings since May 2022 were two-bedroom, two-bath sales. If you need a third bedroom, look at Villages on Court Side Lake, which has 22 three-bedroom units on its roll.
Between 1988 and 1998 per the county roll, with a median year built of 1989. The declaration was recorded January 28, 1988, and the corporation was filed in August 1987.
On September 29, 2026 the Southwest Florida MLS showed one Wellington at Breckenridge active: a two-bedroom, two-bath, 873 square foot flat at $209,900 with 152 days on market. Call Marc at (239) 287-5873 for the live list, since one listing changes the picture.
In the 24 months to September 29, 2026, 13 MLS closings ran from $175,500 to $227,500 at a $190,000 median. In the last 12 months, 8 closed from $175,500 to $215,000 at a $187,250 median. Those are the condos for sale that actually closed.
The 24-month median is $211.34 per square foot of MLS living area, and the 12-month median is $210.19. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2023. The MLS median was $264,950 in 2023 (n = 6), $210,000 in 2025 (n = 5) and $187,250 in 2026 to date (n = 8); county qualified sales show $257,500 in 2023 and $190,000 in 2026. Small samples describe direction, not a rate.
The 24-month median is 56 days on market and the 12-month median is 39.5 days, with a range of 10 to 193 days over 24 months. In 2026, five of the eight closings took 41 days or fewer and three took 67 to 142 days.
Two sets. The master association charges $2,800 a year for 2026, or $725 a quarter, and the village association charges its own fee, which the master brochure says typically ranges from $300 to $500. The Wellington village fee is not published; the estoppel states it.
Golf, eight tennis courts, three pickleball courts, five pools, bocce, shuffleboard, the fitness room and the clubhouse, per the master association, with no equity deposit and no green fee. It does not cover the village fee, an optional cart fee or an optional storage lot.
The master association's $2,800 capital contribution and $100 transfer fee, so $2,900, plus the village's own charges, if any, and your usual lender and title costs. A buyer who will rent it out pays $200 per lease to the master.
No CDD bond appears on Breckenridge tax bills, per our community research, and we confirm it on each parcel's bill. We found no public record of a Wellington special assessment; the estoppel and minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure for Wellington. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill for the unit show the number, and a first bill may differ from the seller's.
No separate membership is sold. Golf and the other amenities are included with ownership through the master fee, which every owner pays, and there is no equity deposit or resident green fee, per the master association.
No. Breckenridge is all-ages, not 55-plus, and the master association describes its residents as renters, part-time and full-time owners alike.
The master association charges a $200 transfer assessment per lease and gives tenants amenity access. The village's minimum term, frequency limit and approval steps are not public; ask MyTown Communities in writing before you buy for rental.
We found no published rule allowing them, so treat stays under a month as not permitted until the association says otherwise in writing. Any short-term rental that is allowed carries Florida transient rental tax obligations.
The pet rule is not published for the village or the master. Third-party rental listings describe some rentals as pet free, which may be a tenant rule. Get the rule in writing before your offer; assistance animals fall under federal fair housing rules.
The county roll and MLS do not say, and parking is set by the declaration and rules. Ask MyTown Communities how parking is assigned for the specific unit. Golf carts may be registered with the master for $100 a year plus $25.
Some might, but the village is not named for a lake and we make no view claim without an address. The master association says Breckenridge's residences overlook five lakes; verify the view from the unit.
At a point geocoded to the Ashcroft Court address range, FEMA maps Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on the panel effective November 17, 2022. Check the exact address on FEMA's map service.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific unit.
We hold no Wellington-specific damage or flood record and do not say the village was undamaged. Breckenridge is inland of Estero Bay, where Ian's worst surge fell on the coast and islands; permits and the association's records show what was repaired.
Only if its buildings are three or more habitable stories, and the story count is not in the public record we hold. Ask the association for the milestone report, the reserve study or a statement that neither applies.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district.
Wellington is less expensive, at a $199,900 median over 36 months against $269,000, with 873 to 912 square foot flats against larger ones, some three-bedroom. See our Villages on Court Side Lake guide and the decision table above.
Ask for the village estoppel, the declaration, rules, budget and reserve schedule; the story count and milestone status; the roof age; lease and pet rules; whether the unit is in the bulk internet account; and the master's resale documents. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee schedules for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Breckenridge is gated, and showings need the master office's gate procedure, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Wellington beside Court Side and Lake Augusta on one morning if you like.
MyTown Communities, LLC in Fort Myers is the village association's principal address and registered agent on the state register, and it is the manager the master association's roster lists. The master association is managed by Castle Group.
These are the questions sellers ask most about selling a Wellington at Breckenridge condo in Estero, answered from the recent closings and the public record. Each answer names Wellington at Breckenridge. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $190,000 (n = 13) and adjust for size, condition and asking history. The 12-month median is $187,250 (n = 8). For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, eight flats closed: $175,500, $182,500, $184,500, $184,500, $190,000, $190,000, $192,500 and $215,000. The lowest was July and the highest was a 912 square foot flat in April.
Not reliably. With 8 to 13 sales a year, one sale moves an automated estimate, and the estimate cannot see condition, size (873 or 912) or the association paperwork. A sale-by-sale comparison is better.
Historically yes: over 24 months the 912 square foot median was $199,900 (n = 7) against $184,500 (n = 6) for 873, and over 60 months $232,500 against $192,500. Both are small samples, so we price each unit against its own size.
The MLS does not tag renovation, so we cannot measure it in this village. Our reading is that condition explains part of the spread between 912 square foot flats that closed at $190,000 and $215,000 in the same month. We compare finishes on the day.
The county's qualified sales for Wellington show a $257,500 median in 2023 and $190,000 in 2026, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 24-month median is 56 days and the 12-month median is 39.5 days, with a range of 10 to 193 days. The difference between the two is mostly price.
One on September 29, 2026, at $209,900 with 152 days on market. Against 8 closings a year that is about 1.5 months of supply, which is low, though the one listing has waited a long time at its ask.
Listing before the winter season reaches the seasonal buyers who drive Breckenridge, and the clubhouse calendar is fullest from November through April. Our data shows the 2026 closings were spread across January to July.
Yes, indirectly. A buyer prices the HO-6 policy, the village fee (which covers the master building policy) and any wind mitigation credits into what they will pay. A recent roof and clear reserve paperwork make a flat easier to underwrite.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Wellington flat from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the bundled golf and tennis, because that is what a Wellington buyer is buying. We also handle the gate and showing procedure.
The master association asks agents holding an open house or showing to call the office for the gate code and rules, and publishes for-sale sign and color specifications. We follow that process.
You can, but you would need to handle the pricing, both associations' resale paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
That depends on the village declaration, which we have not read. Ask MyTown Communities for the sale procedure and any application fee before you list, and build any approval time into the contract.
The governing documents, budget, financial statement and related disclosures required by Section 718.503, plus the estoppel. We request the declaration, rules and any reserve or milestone paperwork before listing.
If the buildings are three or more habitable stories, the buyer is entitled to the association's milestone and reserve study information as part of the resale package. If they are lower, ask the association for a written statement so a buyer's attorney does not have to.
Two in practice: the village association's through MyTown Communities and the master association's through its manager's resale documents page. Confirm both requests are placed when the contract is signed.
Florida caps a standard estoppel for a current account at $299, and in Lee County the seller customarily pays it, though the contract controls. Rush and delinquent-account surcharges may apply.
The master association's brochure tells the buyer's title company to include the $2,800 capital contribution and $100 transfer fee in the buyer's closing costs. The contract controls, and any village-level charge should be confirmed on the estoppel.
Master and village dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel; the contract controls. At $190,000, doc stamps are $1,330 and a promulgated owner's policy is about $1,025, before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the schedule before we set a price.
It depends on the rules, which are not public. The master charges $200 per lease and gives tenants amenity access, but the village's term limits decide the economics. Compare the net rent, the fees and tax against a sale at about $190,000.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Confirm the master's per-lease fee status for the current tenant.
Golf, tennis and the other amenities come with ownership through the master fee, so a buyer of your flat receives them, and a new owner pays the $2,800 capital contribution and $100 transfer fee. There is no equity membership to transfer.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. For a condo, credits depend on the building's features, so ask your insurance agent.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The one active flat has done that at $209,900. Recent 873 square foot closings came at $175,500 to $192,500, so a reset toward that band is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The eight 2026 closings sold at a median of 95.8% of the final list, so a final ask about 4 to 5 percent above the price you would accept fits the pattern. The one flat listed at $209,900 has waited 152 days.
Use the MLS living area the association or county record supports, 873 or 912 in this village, and be ready to explain a difference. The county roll shows 873 on every parcel, so a 912 figure needs a source.
On price: Wellington's 36-month median of $199,900 is $69,100 below Villages on Court Side Lake at $269,000. Buyers who want bundled golf for less come to Wellington; buyers who want more space go to Court Side. We price with both in view.
Every fact on this Wellington at Breckenridge 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.
Wellington at Breckenridge'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 declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through MyTown Communities.
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 | |
Wellington at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | |
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 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Wellington at Breckenridge. 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.
