Estero, Florida
Sell your Greenwood Village at Breckenridge condo in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from 16 MLS closings, with the estoppel and resale documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Greenwood Village at Breckenridge owners sell into a village of 73 condominium flats inside Breckenridge, the gated golf and tennis community in Estero, Florida, and only 16 of those flats have closed on the Southwest Florida MLS in the 60 months to September 29, 2026. This seller guide sits beside our full Greenwood Village at Breckenridge neighborhood guide, which covers the village's history, amenities, fees and storm record in depth. This page answers one owner's question: how to sell a Greenwood Village flat for the most money, with the fewest surprises, on a timeline you control. If you want a number first, start with what a Greenwood Village at Breckenridge home is worth, and if you are also buying your next place, our Greenwood Village at Breckenridge buyer guide covers the other side of the table.
Owners elsewhere in the gate can use the same record-first method: our guide to selling a home in Breckenridge covers all nine villages, and our Estero seller guide covers the wider market. If you are still comparing listing teams, keep reading, because the top section below shows exactly how we would price your flat.
McGreevy and Comisar are the best realtor for selling a Greenwood Village at Breckenridge condo because we price each flat against its own recent closings, have the village and master paperwork ready before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between the two of us. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Greenwood Village flat from its own recent closings. We do that in the open below, sale by sale.
Recent Greenwood Village at Breckenridge track record (last 12 months to September 29, 2026): 3 MLS closings (a small sample) at a $268,500 median, a range of $207,000 to $420,000, $895,500 in total volume, a median of 8 days on market and a median 97.7% of final list price. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Greenwood Village at Breckenridge neighborhood guide]. The 60-month record, the first window with 10 or more closings, is 16 sales at a $304,500 median.
Our thin-data promise: we publish no count of Greenwood Village sales that McGreevy and Comisar represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal. What we can claim is narrower and checkable. In the last 12 months we tracked every one of the 3 Greenwood Village at Breckenridge closings in the MLS, and we tracked all 16 closings the MLS has recorded here since December 2021. Every one is listed below by month, price, bedrooms and area only.
For Greenwood Village at Breckenridge sellers: professional photography, drone and video, a qualified-buyer database, a documents file that answers the fee, estoppel and rule questions before they are asked, and discretion when a sale needs to stay quiet. In a village where one flat closed at $207,000 and another at $420,000 inside the same 12 months, the work is matching your flat to the right comparable.
Honors and recognition:
Those are career honors across Lee and Collier County. Jesse runs pricing, marketing, data and the association and closing paperwork. Marc runs the field side: showings, buyer-agent conversations, vendor coordination and walk-throughs that let a seasonal owner sell without flying down. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 73-flat condominium village inside the Breckenridge gate.
Greenwood Village at Breckenridge sellers can use the links below to jump straight to pricing, costs, disclosure, milestone inspections, the Wellington comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Greenwood Village at Breckenridge · Key Takeaways
The Essentials: What Makes Selling in Greenwood Village at Breckenridge Different? · Is Now a Good Time to Sell in Greenwood Village at Breckenridge? · What Have Greenwood Village at Breckenridge Condos Sold For Since 2021? · Which Recent Greenwood Village at Breckenridge Sales Matter Most to Your Price? · How Do Greenwood Village at Breckenridge Prices Compare With the Other Breckenridge Villages? · Greenwood Village at Breckenridge vs Wellington at Breckenridge: Which Buyer Will Your Condo Meet? · How Do We Price a Greenwood Village at Breckenridge Condo?
The Details: How Do We Market a Greenwood Village at Breckenridge Condo? · How Do We Negotiate a Greenwood Village at Breckenridge Contract? · What Does It Cost to Sell a Greenwood Village at Breckenridge Condo? · What Are the HOA and Condo Fees a Greenwood Village at Breckenridge Buyer Will Underwrite? · What Must a Greenwood Village at Breckenridge Seller Disclose Under Florida Law? · What Must a Greenwood Village at Breckenridge Seller Know About Milestone Inspections and Reserves? · How Do the Flood Zone and Storm Record Affect Selling a Greenwood Village at Breckenridge Condo?
Rules, Timing and Preparation: Which Greenwood Village at Breckenridge Rules Affect a Sale? · How Long Does It Take to Sell a Greenwood Village at Breckenridge Condo? · How Should You Prepare a Greenwood Village at Breckenridge Condo for Sale? · What Should Your Listing Say About Life in Greenwood Village at Breckenridge? · What Does the MLS Record Teach About a Real Greenwood Village at Breckenridge Resale?
Valuation, Reviews and Questions: How Do You Get a Free Greenwood Village at Breckenridge Home Valuation? · Thinking of Selling Your Greenwood Village at Breckenridge Condo? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Greenwood Village at Breckenridge Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Greenwood Village at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Greenwood Village at Breckenridge differs from most Estero sales in six ways: a small 73-flat village with few comparables, two associations with separate dues, Chapter 718 condominium paperwork, bundled golf and tennis, 1988 to 1994 buildings, and a record that shows prices scattering from $207,000 to $422,000 for what looks like the same flat.
Greenwood Village at Breckenridge is one of nine marketed villages inside Breckenridge, the fifth largest by unit count at 73 residential parcels on the 2026 Lee County tax roll, all coded condominium [Source: Lee County Property Appraiser]. Breckenridge is nine villages and 16 associations under one master association and one gate, so your listing competes with your own village's few flats first and the other eight villages second.
Greenwood has its own condominium association, Greenwood Village at Breckenridge Condominium Association, Inc., and its own manager, D&D Association Services in Fort Myers. It also belongs to the master association, Breckenridge Association, Inc., which owns and runs the golf course, tennis complex, pools, clubhouse, gate and roads for all 842 residences [Source: Breckenridge master association]. The master fee is published; the village fee is not. That gap is the first thing a buyer will ask you about.
Every one of the 73 parcels is a condominium unit, and the state register lists a single phase with 73 units. That means the resale documents in section 718.503 and the estoppel in section 718.116 govern your paperwork. The homeowners' association disclosure summary in section 720.401 does not apply to associations under chapter 718, and our disclosure section below sorts out which documents you owe.
The master fee bundles an 18-hole, all par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five swimming pools with a hot tub, bocce, shuffleboard, a fitness room, a library and a clubhouse lanai, with no equity deposit and no resident green fee, per the 2026 master fee schedule and the master association's amenities page. For a seller that is the strongest sentence in the listing, and we lead with it.
The county roll's year-built field runs from 1988 to 1994 across the 73 parcels, so roofs, windows, plumbing, electrical panels and air conditioning are 30-plus years old unless replaced. Buyers and their inspectors will ask what has been done and when, and a seller who can answer in writing gains leverage.
In the last 12 months a two-bedroom flat of 1,359 square feet closed at $207,000 in March 2026 and another of the same size at $268,500 in May 2026, while a three-bedroom flat of 1,799 square feet closed at $420,000 in January 2026. The number on your flat depends on plan, condition and terms, which is why the pricing sections below split the record apart.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greenwood Village at Breckenridge is workable for an owner who prices to the recent closings. In the 12 months to September 29, 2026, 3 flats closed at a $268,500 median in 8 days, but three listings have waited 162 to 554 days, about 12.0 months of supply, so a launch price above the latest comparable is the risk.
Data updated: September 2026
Window | MLS closings | Median sold price | Median $ per MLS sq ft | Median days on market | Median sold as % of final list |
|---|---|---|---|---|---|
Last 12 months (to Sep 29, 2026) | 3 (small sample) | $268,500 | $197.57 | 8 | 97.7% |
Last 24 months | 5 (small sample) | $268,500 | $197.57 | 15 | 93.8% |
Last 36 months | 8 (small sample) | $316,000 (mean of $307,000 and $325,000) | $229.68 | 29.5 | 96.6% |
Last 60 months, first window with 10+ | 16 | $304,500 (mean of $302,000 and $307,000) | $224.06 | 7.5 | 98.2% |
Source: Southwest Florida MLS (Matrix), Greenwood Village at Breckenridge, MLS-marketed closings only, pulled September 29, 2026 by McGreevy and Comisar. Medians use the mean of the middle pair when the count is even.
Because the 12-, 24- and 36-month windows all hold fewer than 10 closings, we read the 60-month window as the market and the shorter windows as the latest few sales. Three closings describe three flats, not a forecast.
On September 29, 2026 the MLS showed 3 Greenwood Village actives, all two-bedroom, two-bath flats, at a median ask of $345,000. Against 3 closings in 12 months, that is 12.0 months of supply (our arithmetic on the 12-month pace). Every ask sits above the $268,500 at which the last 1,359 square foot flat closed in May 2026.
The 36- and 60-month medians are higher than the 12-month median because they include the 2022 to 2024 closings at $302,000 to $379,000 and the two three-bedroom sales of $420,000 and $422,000. A seller whose flat is the standard plan should not price from those larger flats, and a seller whose flat is a larger three-bedroom should not price from the standard plan.
Ten of the 16 closings sold below the final list price, two sold at it and four sold above it, all in the 60 months to September 29, 2026. The four sold above list were closings from December 2021 to November 2022. The market pays for correct pricing today, and waiting for 2022 to return is a forecast, not a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers.
Greenwood Village at Breckenridge condos sold for a $245,000 median in the one December 2021 closing, $302,000 across five 2022 closings, $325,000 across three in 2024 and $268,500 across three so far in 2026, per the Southwest Florida MLS. Every year is a small sample, so we describe direction and never a precise rate.
Data updated: September 2026
Year | MLS closings | Median sold | Range | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
2021 (December) | 1 | $245,000 | one sale | 2 | 104.3% |
2022 | 5 | $302,000 | $280,000 to $326,000 | 5 | 100.0% |
2023 | 2 | $307,000 (mean of $289,000 and $325,000) | $289,000 to $325,000 | 10 | 95.3% |
2024 | 3 | $325,000 | $307,000 to $379,000 | 59 | 97.4% |
2025 | 2 | $324,525 (mean of $227,050 and $422,000) | $227,050 to $422,000 | 48.5 | 92.3% |
2026 to September 29 | 3 | $268,500 | $207,000 to $420,000 | 8 | 97.7% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; each year is a small sample of MLS-marketed closings.
The pattern is a fast, near-list market in 2022, when four of five sales closed at or above list within a week, a slower 2024 and 2025 when four of five sales took 39 to 74 days, and a 2026 whose median falls because one flat closed at $207,000. In 2022 the median was $302,000; four years later the same-size flats close between $207,000 and $268,500, so the direction for the standard plan is down.
The Lee County recorded-sales file holds 75 qualified sales for the village going back to 1990, more years than the MLS. Its yearly medians were $187,950 on 10 sales in 2018, $245,000 on 5 in 2021, $313,450 on 8 in 2022, $327,450 on 4 in 2023, $352,000 on 4 in 2024, $324,525 on 2 in 2025 and $268,500 on 3 in 2026 to July 29 [Source: Lee County Property Appraiser]. County figures are DOR-qualified deed prices and are never mixed with MLS square-foot figures.
Greenwood Village at Breckenridge has 73 condominium flats inside Breckenridge and, on September 29, 2026, three flats for sale that have each waited at least 162 days. Few flats come up here, so the next owner who sells should call us first.
Selling a Greenwood Village at Breckenridge condo? Get a free Greenwood Village at Breckenridge home valuation or Call Jesse direct at (239) 898-6072.
Buying at Greenwood Village at Breckenridge? Call Marc at (239) 287-5873, or read how we represent buyers.
From the 2021 county median of $245,000 to the 2024 median of $352,000 is a 44 percent rise, and from $352,000 to $268,500 in 2026 is a 24 percent fall (our arithmetic). Small counts move medians, so we describe the direction and not a rate. Since September 29, 2025 the county file shows 3 qualified sales at a median of $268,500, the same three the MLS lists for 2026.
If you bought in 2021 or 2022, the county medians were $245,000 and $313,450, and a flat of the standard plan priced near $268,500 today may sit near or above your purchase price. If you bought in 2024, when the county median was $352,000, a flat of the standard plan priced from the latest comparables may sit below it. We show you the sales that match your plan so you can see where you stand before you decide.
If you own in Greenwood Village at Breckenridge and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation, or run the numbers first on our Greenwood Village at Breckenridge home valuation page.
The Greenwood Village at Breckenridge sales that matter most to your price are the closings of your own plan and size. In the 60 months to September 29, 2026, 16 flats closed from $207,000 to $422,000, and the table below lists every one by month, bedrooms, living area, list price, sold price and days on market.
Data updated: September 2026
Beds and baths are as the MLS reports them. Owner names, unit numbers and parcel numbers are not shown. All 16 closings were marketed through the MLS; none was entered after closing.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 2 bed, 2 bath | 1,359 | $274,900 | $268,500 | 97.7% | 15 |
Mar 2026 | 2 bed, 2 bath | 1,359 | $224,900 | $207,000 | 92.0% | 3 |
Jan 2026 | 3 bed, 2 and a half bath | 1,799 | $424,900 | $420,000 | 98.8% | 8 |
Mar 2025 | 3 bed, 2 and a half bath | 1,623 | $449,900 | $422,000 | 93.8% | 58 |
Mar 2025 | 2 bed, 2 bath | 1,588 | $250,000 | $227,050 | 90.8% | 39 |
Sep 2024 | 2 bed, 2 bath | 1,359 | $314,000 | $307,000 | 97.8% | 74 |
Jun 2024 | 2 bed, 2 bath | 1,385 | $389,000 | $379,000 | 97.4% | 59 |
Mar 2024 | 3 bed, 2 bath | 1,359 | $339,000 | $325,000 | 95.9% | 20 |
Jul 2023 | 2 bed, 2 bath | 1,359 | $319,000 | $289,000 | 90.6% | 13 |
Feb 2023 | 2 bed, 2 bath | 1,359 | $325,000 | $325,000 | 100.0% | 7 |
Dec 2022 | 2 bed, 2 bath | 1,358 | $324,900 | $324,900 | 100.0% | 5 |
Nov 2022 | 2 bed, 2 bath | 1,359 | $325,000 | $326,000 | 100.3% | 7 |
Sep 2022 | 3 bed, 2 bath | 1,359 | $280,000 | $302,000 | 107.9% | 2 |
Jan 2022 | 2 bed, 2 bath | 1,359 | $279,900 | $280,000 | 100.0% | 6 |
Jan 2022 | 2 bed, 2 bath | 1,385 | $284,900 | $281,100 | 98.7% | 3 |
Dec 2021 | 3 bed, 2 bath | 1,359 | $235,000 | $245,000 | 104.3% | 2 |
Source: Southwest Florida MLS (Matrix), Greenwood Village at Breckenridge, pulled September 29, 2026.
The 16 closings total $4,928,550 in volume, with days on market from 2 to 74 (a mean of 20.1 by our arithmetic) and a mean of the per-sale sold-to-list ratios of 97.9%. Nine of the 16 closed in 10 days or fewer, and four took 39 days or more. Speed and price both depend on how close the ask was to the last comparable.
In the last 12 months we tracked 3 closings, and they could hardly be further apart: $207,000 in March 2026 for a two-bedroom flat of 1,359 square feet, $268,500 in May 2026 for another flat of the same size, and $420,000 in January 2026 for a three-bedroom flat of 1,799 square feet. Volume was $895,500. Three is a small sample, so the median of $268,500 describes one sale, not a forecast.
Eight of the 16 closings fell in January, February and March (our tabulation of the MLS dates), and the rest were spread across May, June, July, September, November and December. Contracts written in winter close in early spring, which matches the seasonal calendar of a gated golf community and supports listing before the new year.
Greenwood Village at Breckenridge is a mid-ladder village of the nine at Breckenridge: 73 condominium flats built 1988 to 1994, with a $268,500 median on 3 MLS closings in 12 months, above the entry villages and well below the three lake-and-pond villages that close at $363,000 to $372,500.
Data updated: September 2026
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the source gives one |
|---|---|---|---|---|---|
180 | Condominium | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 | |
160 | Condominium | 2002 to 2005 | 8 | $227,500 | |
64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 | |
51 | Homeowners' association | 1994 | 4 | $367,450 | |
Greenwood Village at Breckenridge | 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 on fewer than 10 closings are small samples. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, and our Breckenridge community guide.
The three villages that close at $363,000 to $372,500 are all three-bedroom product on the roll. Greenwood's roll mixes 47 two-bedroom and 26 three-bedroom flats, which is why its prices scatter from $207,000 to $422,000 while the three upper villages cluster. A Greenwood seller with a larger three-bedroom flat is the one who sometimes meets those upper-rung buyers.
Villages on Lake Augusta has 180 units and 10 closings in 12 months; Preserve at Breckenridge has 160 units and 8. Greenwood's 3 closings on 73 units is turnover of about 4.1 percent a year against 5.6 percent for Lake Augusta and 5.0 percent for Preserve (our arithmetic), so a Greenwood seller has fewer direct comparables and a Greenwood buyer has fewer flats to choose from.
In a gate with prices from $175,500 to $420,000 in one year across all nine villages, the village name tells a buyer the plan, the age, the regime and the dues before the photos load. We put the Greenwood name, the plan and the MLS living area at the top of every listing, then the fee stack.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Choose Greenwood Village at Breckenridge for a larger flat, some with three bedrooms, at a $304,500 median over 60 months; choose Wellington at Breckenridge for the lowest entry price in Breckenridge, a $215,000 median over the same window, and more resale volume: 23 closings in 60 months against 16. Your buyer is comparing both.
Data updated: September 2026
Factor | Greenwood Village at Breckenridge | Wellington at Breckenridge |
|---|---|---|
Residential parcels (2026 roll) | 73 | 95 |
Regime | Condominium, one association | Condominium, one association |
Built | 1988 to 1994, median 1991 | 1988 to 1998, median 1989 |
Declaration recorded (state register) | January 29, 1988 | January 28, 1988 |
Bedrooms (roll) | 2 on 47, 3 on 26 | 2 on all 95 |
Heated area (roll) | 1,103 to 1,694, median 1,359 | 873 on every parcel |
Village manager | D&D Association Services | MyTown Communities |
MLS, 12 months | 3 closings, $268,500 median (small sample) | 8 closings, $187,250 median (small sample) |
MLS, 24 months | 5, $268,500 (small sample) | 13, $190,000 |
MLS, 36 months | 8, $316,000 (small sample) | 17, $199,900 |
MLS, 60 months | 16, $304,500 | 23, $215,000 |
Median $ per MLS sq ft, 60 months | $224.06 | $235.75 |
Median days on market, 60 months | 7.5 | 32 |
Median sold as % of list, 60 months | 98.2% | 96.3% |
Active listings, Sep 29, 2026 | 3, $297,500 to $350,000 | 1 at $209,900 (873 sq ft) |
Months of supply | 12.0 | 1.5 |
County qualified sales, since Sep 29, 2025 | 3, $268,500 median | 8, $190,000 median |
County qualified sales, 2025 | 2, $324,525 median | 6, $212,500 median |
Sources: Southwest Florida MLS (Matrix), pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed.
Size and price. Over 60 months Greenwood closed at a $304,500 median against Wellington's $215,000, a gap of $89,500 or about 42 percent, for flats whose median heated area is about 56 percent larger (our arithmetic). Greenwood is about 5 percent cheaper per MLS square foot ($224.06 against $235.75), so a buyer pays more in total and less per foot. A Greenwood seller is selling space; a Wellington seller is selling entry price.
Wellington sold 8 flats in 12 months out of 95 (about 8.4 percent of units) and Greenwood 3 out of 73 (about 4.1 percent). Wellington's single active asks $209,900, above seven of its eight 2026 closings ($175,500 to $215,000), and has waited 152 days; Greenwood's three actives ask $29,000 to $81,500 above the latest comparable closing and have waited 162 to 554 days. Both villages show asks running ahead of closings, and the difference is depth: Wellington has more recent sales to price against.
If your flat is in the neighboring village, our guide to selling a Wellington at Breckenridge condo applies the same method to its 95 flats of 873 square feet, and both guides share the master association's fee schedule, amenities and gate.
We price a Greenwood Village at Breckenridge condo by matching your flat's plan and MLS living area to the closings that share them, then adjusting for condition, terms and the seasonal calendar. The standard 1,359 square foot flat closed at a $295,500 median across ten sales, while two larger three-bedroom flats closed above $420,000.
Data updated: September 2026
The county roll records 47 two-bedroom and 26 three-bedroom parcels among the village's 73, with heated areas from 1,103 to 1,694 square feet and a median of 1,359. The MLS uses different area figures on some listings: 1,304, 1,358, 1,359, 1,385, 1,588, 1,623 and 1,799 square feet all appear on Greenwood closings or actives. We ask you for the measured living area on your deed, the roll and any plan you hold, and we say in the listing which figure we use.
Ten of the 16 closings, and two of the three actives, are marketed at 1,359 square feet, so this is the village's standard flat. Across 60 months those ten closed at a $295,500 median (the mean of $289,000 and $302,000), between $207,000 and $326,000, with a 7-day median on market and a 98.9% median sold-to-list. Seven were two-bedroom flats at a $289,000 median and three were marketed as three-bedroom flats of the same size at a $302,000 median (both small samples).
Closed | Beds | List price | Sold price | Days on market |
|---|---|---|---|---|
May 2026 | 2 | $274,900 | $268,500 | 15 |
Mar 2026 | 2 | $224,900 | $207,000 | 3 |
Sep 2024 | 2 | $314,000 | $307,000 | 74 |
Mar 2024 | 3 | $339,000 | $325,000 | 20 |
Jul 2023 | 2 | $319,000 | $289,000 | 13 |
Feb 2023 | 2 | $325,000 | $325,000 | 7 |
Nov 2022 | 2 | $325,000 | $326,000 | 7 |
Sep 2022 | 3 | $280,000 | $302,000 | 2 |
Jan 2022 | 2 | $279,900 | $280,000 | 6 |
Dec 2021 | 3 | $235,000 | $245,000 | 2 |
Two closings sit above everything else: $422,000 in March 2025 (1,623 square feet, 58 days on market, list $449,900) and $420,000 in January 2026 (1,799 square feet, 8 days, list $424,900). Both are three-bedroom flats with two and a half baths. A half bath usually points to a two-level floor plan, which is our reading and not a verified building fact. Two sales cannot make a market, but they show that the village holds a second tier the standard flat does not represent.
The other unusual sale is a two-bedroom flat of 1,588 square feet that closed in March 2025 at $227,050 after 39 days, the lowest per square foot in the record ($143 per MLS square foot against a $224 median). It sold below the $295,500 median for a standard flat despite being larger, which in a resale village usually means condition, terms or a motivated seller. The public record cannot tell us which, and we say so instead of guessing.
The 60-month median of $224.06 per MLS square foot is a median of per-sale values, not a price list. Per square foot ranged from $143 to $274 across the 16 closings, and the highest was a 1,385 square foot flat that closed at $379,000 in June 2024 after 59 days. In a village where plan, floor, position and condition vary this much, a per-foot figure is a starting point for a conversation, never a valuation.
Two flats of the same 1,359 square feet closed two months apart in 2026 at $207,000 and $268,500, a $61,500 gap. The record cannot say why. Condition, updates, furnishings, a tenant in place, a cash buyer or a quick close can each explain a gap that size, so we walk your flat and read its terms before we lean on either comparable.
Sellers who priced near $275,000 for the standard flat closed within about two weeks in May 2026, while owners asking $297,500 to $345,000 for the same size are still waiting after 162 and 554 days. We set the launch price at the top of the range the recent closings can support. Our working rule is simple: if a well-photographed flat has drawn no offer in the first two weeks, the price is the likely reason, and we sit down with you to reprice instead of waiting.
We market a Greenwood Village at Breckenridge condo with professional photography, drone and video, an MLS listing that states the plan, the exact MLS living area and the fee stack, our qualified-buyer database and direct outreach to buyer's agents. The master association's bundled amenities are the lead, because they are in the published fee schedule.
Data updated: September 2026
The listing names the village, the bedroom count, the MLS living area and the master fee of $2,800 a year for 2026, which bundles golf, tennis, pickleball, five pools, a fitness room and the clubhouse with no equity deposit and no resident green fee [Source: 2026 master fee schedule]. Buyers comparing Breckenridge villages read those facts before they read adjectives.
We photograph the flat, the building approach and the shared amenities a buyer will use, and we make no view claim we cannot verify. The public property map does not label which lake or fairway each Greenwood building faces, so the listing describes what the photographs show for your unit and nothing more.
Breckenridge is a seasonal community, and many buyers first see a flat on a screen. Video and a clear floor plan let a buyer who is out of state decide whether to schedule a showing. We give the association's gate rules and showing process a line in every listing so a buyer's agent does not stall at the gate.
We market through the Southwest Florida MLS, our qualified-buyer database and direct conversations with agents who work Estero's gated communities. Because Greenwood is a small village, we make sure the listing reaches agents who work the other eight Breckenridge villages too, since a Breckenridge buyer often compares several. We publish no reach numbers that we cannot trace.
Some sales are better handled quietly: an estate, a health change or a tenant in place. We can approach buyers directly before or instead of a public launch, and we show you the trade-off in numbers, because less exposure can mean a lower price.
We negotiate a Greenwood Village at Breckenridge contract by reading the whole offer, not only the price: the estoppel timing, who pays the master association's $2,900 in new-owner charges, the buyer's seven-day condominium review right, the closing date, financing terms and any concession. In a village of 73 flats, terms often decide which offer nets more.
A buyer's agent will have the same 16 closings we do, so we anticipate the pushback: if you list at $274,900 and the last comparable closed at $268,500, we expect an offer near it and we say in advance where we would accept. If your ask is $80,000 above the comparable, we expect no offer, and we say that too.
The contract can allocate the master association's $2,800 capital contribution and $100 transfer fee, the estoppel fee and the owner's title policy. Custom in Lee County puts the owner's policy and documentary stamps on the seller, and the master association's brochure tells the buyer's title company to include its $2,900 in the buyer's closing costs, but the contract controls and we write it down [Source: Florida Department of Revenue, documentary stamp tax].
Under section 718.503 a resale contract for a condominium unit must give the buyer a right to cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, unless the buyer acknowledges having received them more than 7 days before signing. The right cannot be waived and ends at closing [Source: Florida Statutes 718.503]. We deliver the documents at the start so the clock does not surprise anyone.
We handle the inspection response in the contract's timeline and treat a low appraisal as a negotiation, not a collapse: with 3 closings in 12 months, an appraiser has few village sales to read, so we hand the buyer's lender our comparable set and its notes on plan and condition.
Since August 17, 2024 offers of buyer-broker compensation cannot be advertised in the MLS, commissions are negotiable, and buyers sign a written agreement with their agent before touring. A seller may still offer to pay or contribute toward a buyer's agent, off-MLS, and may offer general concessions in the MLS [Source: National Association of REALTORS, what the settlement means]. We put every structure in front of you with numbers before you choose.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Selling a Greenwood Village at Breckenridge condo in Lee County customarily costs the seller documentary stamp tax of $0.70 per $100, the owner's title policy, the association estoppel fee and any commission the seller agrees to. At the $268,500 median those first three total about $3,600, though the contract controls who pays what.
Data updated: September 2026
Florida's documentary stamp tax on the deed is $0.70 per $100 of consideration, rounded up to the next $100, and Lee County custom puts it on the seller [Source: Florida Statutes 201.02]. At $268,500 that is 2,685 units times $0.70, or $1,879.50; at $304,500 it is $2,131.50 (our arithmetic on the Department of Revenue rate).
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, unlike Collier County, where the buyer does. The state sets the premium at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1,000,000, so about $1,417.50 at $268,500 and $1,597.50 at $304,500 (our estimate; the title agent's exact figure controls) [Source: Florida Administrative Code 69O-186.003].
The association may charge up to $299 for a standard condominium estoppel on a current account under section 718.116, and the seller customarily pays it; expedited or delinquent-account estoppels cost more, up to the statutory caps as adjusted for inflation [Source: Florida Statutes 718.116]. Order it early: D&D Association Services issues it, and the association has 10 business days from the request.
Title search and the settlement fee vary by title company; the shared cost research we use shows about $150 to $500 for search and $500 to $1,500 for the closing fee, and a municipal lien search of about $100 to $250. The buyer customarily records the deed, at $10.00 for the first page and $8.50 for each additional page [Source: Florida Statutes 28.24].
These figures are illustrations built from statutory rates and the shared cost research; commissions are negotiable and the rates below are examples, not a quote. They leave out any mortgage payoff and the property tax proration, which depends on your closing date and the county's bill.
Line | At $268,500 (12-month median) | At $304,500 (60-month median) |
|---|---|---|
Documentary stamps ($0.70 per $100) | $1,879.50 | $2,131.50 |
Owner's title premium (promulgated, estimate) | $1,417.50 | $1,597.50 |
Estoppel (current-account cap) | $299.00 | $299.00 |
Title search and settlement fee (estimate) | $1,200.00 | $1,200.00 |
Municipal lien search (estimate) | $175.00 | $175.00 |
Closing costs before commission | $4,971.00 | $5,403.00 |
Listing commission at an example 2.75% | $7,383.75 | $8,373.75 |
Buyer-agent compensation at an example 2.5%, if offered | $6,712.50 | $7,612.50 |
Total with both commission lines | $19,067.25 (7.1%) | $21,389.25 (7.0%) |
Estimated net with both lines | $249,432.75 | $283,110.75 |
Total without buyer-agent compensation | $12,354.75 (4.6%) | $13,776.75 (4.5%) |
Estimated net without buyer-agent compensation | $256,145.25 | $290,723.25 |
The buyer typically pays the master association's $2,800 capital contribution and $100 transfer fee, the deed recording fee and any lender charges. Price a Greenwood listing knowing your buyer brings that $2,900 as cash beyond the deposit [Source: About Breckenridge brochure].
Commissions are negotiable and are no longer advertised in the MLS since August 17, 2024. The purchase contract, not custom, decides every split above, and we walk sellers through an itemized net sheet before listing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we put the number in writing.
Greenwood Village at Breckenridge buyers underwrite 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 brochure describes as typically $300 to $500 and does not publish for Greenwood 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. 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 bundled amenity package, and owners receive a coupon book at year end [Source: 2026 master fee schedule].
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 the range is monthly or quarterly, and it is not specific to Greenwood. D&D Association Services manages the village association, and its estoppel is the document that states the actual figure. Until a buyer holds that estoppel, any all-in carry is an estimate, and we say so in the listing.
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. Whether Greenwood is in the bulk account is not stated in the public record, so we confirm it with the association before we write it in a listing.
The 2026 schedule lists 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), and a $200 transfer assessment for renters on a per-lease basis. Optional charges include $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.
At the 60-month median of $304,500, the master fee alone is about 0.9 percent of the price a year; at the 12-month median of $268,500 it is about 1.0 percent. The brochure's $300 to $500 village range, if annual, would add about 0.1 to 0.2 percent, and if monthly would add 1.3 to 2.2 percent at the 12-month median (our arithmetic). That spread is why the estoppel matters more than any sentence on this page.
A Greenwood Village at Breckenridge seller must give the buyer the condominium documents required by section 718.503, provide an estoppel certificate under section 718.116, deliver the property tax disclosure summary under section 689.261, and disclose known material defects that a buyer cannot readily observe. This page is information, not legal advice.
For a condominium resale, section 718.503 has the contract carry a conspicuous clause: either the buyer acknowledges receiving a current copy of the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, and the frequently asked questions and answers document more than 7 days before signing, or the agreement is voidable by the buyer within 7 days after signing and receiving them. Any waiver has no effect, and the right ends at closing [Source: Florida Statutes 718.503].
The disclosure summary in section 720.401 applies to homeowners' association communities and says it does not apply to associations under chapter 718 [Source: Florida Statutes 720.401]. Greenwood is a condominium under chapter 718, so the 718.503 documents are the ones we assemble. The master association is a separate corporation, Breckenridge Association, Inc.; which of its own statutory duties reach a condominium unit sale is a question for your closing agent or attorney, and we bring its resale documents through the manager's resale page.
Within 10 business days after a written or electronic request, the association must issue the estoppel certificate, which states the regular assessment, what is paid through and due next, any special assessment or other money owed, any capital contribution, resale or transfer fee, any open rule violation, whether board approval of a transfer is required, and any right of first refusal. It has a 30-day effective period when hand-delivered or e-mailed and 35 days when mailed, and the fee is refunded if the sale does not close [Source: Florida Statutes 718.116].
A prospective purchaser of residential property must receive the property tax disclosure summary at or before signing the contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. We check that it is in the contract package before you sign.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them, and an "as is" clause does not remove the duty for residential property [Source: Johnson v. Davis, Florida Supreme Court, 1985]. Completing the Florida Realtors seller's property disclosure accurately is the cleanest way to satisfy it.
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 Greenwood Village at Breckenridge's story count. A seller 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 [Source: DBPR milestone inspections and SIRS].
The village was built between 1988 and 1994, so any building of three or more stories reached 30 years of age between 2018 and 2024, which is already past the first milestone date if the rule applies. Whether it applies turns on the story count, which we do not have. We therefore state no milestone date and no result, and we ask the association in writing.
For contracts entered into after December 31, 2024, section 718.503 requires a conspicuous statement about milestone and reserve status: that the association is required to have a milestone inspection or a SIRS and has not completed it, or that it is not required to have one, or, where completed, an acknowledgment that the buyer received the inspector-prepared summary and the reserve study with the same 7-day voidability [Source: Florida Statutes 718.503]. We confirm the association's answer before the contract is drafted.
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 [Source: Florida Statutes 718.112]. A buyer who reads the budget and reserve schedule sees how prepared a 30-year-old building is for its next roof, so we obtain both.
We ask D&D Association Services for the story count, the milestone report if one exists, the reserve study or a statement that none applies, the current budget, any special assessment, and the roof and systems history. A seller who hands the buyer that file on day one shortens the review and protects the price.
At a point we geocoded to the Ute Court address range in Greenwood Village 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 of every building.
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, with the special flood hazard area flag false. The governing panel is 12071C0579G. A box of about half a mile on a side around the point returned 16 flood polygons: 11 minimal-hazard Zone X, 3 Zone X at the 0.2 percent level and 2 Zone AE polygons, one labelled coastal floodplain. So an AE area exists within a few hundred yards, likely one of the community's lakes or drainage features, and a buyer should check the specific building's zone [Source: FEMA National Flood Hazard Layer].
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 [Source: FloodSmart, National Flood Insurance Program].
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's evacuation layer places Greenwood Village at Breckenridge in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it.
Greenwood's five 2022 closings were two in January, one on September 12 and two at the end of November and the start of December, at $280,000 to $326,000. The September 12 sale, $302,000 after 2 days on market, came about two weeks before Hurricane Ian's landfall in September 2022. The first two sales after the storm closed at $326,000 and $324,900, at or slightly above their asking prices, which fits an inland location. We cannot tie any single sale to storm damage, and we found no public damage record for the village [Source: NHC report on Hurricane Ian].
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. Have the master policy summary, the roof age and a wind mitigation inspection on the state's uniform form ready [Source: Uniform Mitigation Verification Inspection Form].
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The rules that affect a Greenwood Village at Breckenridge sale are the village declaration's use and leasing rules, the association's approval process if it has one, and the master association's gate, sign and architectural-review rules. The village's own lease, pet and approval rules are not published, so we request them in writing before 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. The estoppel form itself asks whether board approval of a transfer is required. Ask D&D Association Services for the village's current sale and lease procedure and any application fee before you accept an offer.
The master association charges a $200 transfer assessment per lease and gives renters access to golf, courts, pools and the fitness room. Minimum lease terms, the number of leases a year and tenant approval are typically set in a village's declaration and rules. If your flat has a tenant, the buyer takes the lease, and we confirm the tenant's transfer-fee status with the master office.
We found no published pet rule for the village or the master association. Assistance animals for a person with a disability are handled under federal fair housing rules regardless of an association's pet policy [Source: HUD, assistance animals and fair housing]. A written answer on the village's rule, including any weight or number limit, belongs in the file.
Breckenridge is gated. The master association asks agents holding an open house or showing to call the office for the gate code and rules, and it publishes for-sale sign and color specifications, which we follow on every listing [Source: For Sale Sign and Color Specs]. Exterior changes need architectural approval before work begins.
Greenwood Village at Breckenridge is not a 55-plus community. Breckenridge is all-ages, and the master association describes its residents as renters, part-time and full-time owners alike. We describe the property, not who may live in it.
A Greenwood Village at Breckenridge condo priced to the recent closings has sold in a median of 7.5 days on market over 60 months and 8 days over 12 months, with a range of 2 to 74 days. The exception is the asking price: the three current actives have waited 162, 358 and 554 days.
Data updated: September 2026
Nine of the 16 closings in 60 months took 10 days or fewer. Of those nine, eight closed at 98.7% of final list or better and six closed at or above list, all within 2 to 7 days between December 2021 and February 2023. The flats that moved fastest were priced within a few thousand dollars of a very recent comparable.
The four closings that took 39 days or more were the 2025 three-bedroom at $422,000 (58 days), the 2025 flat at 1,588 square feet (39 days), the September 2024 flat at $307,000 (74 days) and the June 2024 flat at $379,000 (59 days). All four sold below list, at 90.8% to 97.8%, so time on market was followed by a price concession.
After a contract, the buyer's seven-day condominium review runs from signing and receipt of the association documents, the estoppel takes up to 10 business days once requested, and lender timelines vary by loan. We order the estoppel and assemble the documents before listing so the first two clocks are already running when an offer arrives.
Eight of the 16 closings fell in January, February and March, so a flat photographed and documented by early January meets the buyers who close in the first quarter. We time your launch to your paperwork and the season, and we do not promise a month the small record cannot support.
You prepare a Greenwood Village at Breckenridge condo for sale by assembling the documents a buyer will ask for, gathering records of what has been replaced in your flat, confirming the living area you will state, and presenting the unit cleanly. Buyers read the paperwork closely because the record is thin.
Ask D&D Association Services for the declaration, articles, bylaws and rules, the annual budget and financial statement, the frequently asked questions and answers document, and the estoppel. Ordering at listing starts the buyer's review on day one. If your flat has a tenant, add the lease and the master transfer receipt.
For a flat built between 1988 and 1994, the useful questions are the air-conditioning system, the water heater, the electrical panel, windows and doors, and interior remodels. The Village of Estero's Community Development Department issues permits and inspections within the Village, so permit history for your unit sits there [Source: Village of Estero, permits]. A permit and a final inspection are evidence; an unpermitted change is a question we prefer to answer before the buyer asks.
Use the MLS living area and be ready to explain the roll's heated area if it differs. The village's MLS figures range from 1,304 to 1,799 square feet, and buyers compare on size, so we agree the figure with you and state it once, the same way, everywhere.
Clean, declutter and remove personal items, repair what a buyer will see, and let us photograph the unit in daylight. A flat that closed at $207,000 and one that closed at $268,500 were the same size two months apart; presentation and terms are within your control even when the market is not.
If you plan to list before the new year, start the documents in the fall. If a tenant occupies the flat, tell us the lease end date and rent so we can market it as an occupied sale or plan a vacant showing, and confirm the village's lease rules before you sign anything new.
Your Greenwood Village at Breckenridge listing should state the plan, the MLS living area, the master fee and what it bundles, and the amenities a buyer can use, and it should claim nothing the record cannot back. Describe the home and the community, never the people who should live there.
Two or three bedrooms, the exact MLS living area, the year built range, the master fee of $2,800 a year for 2026 and the fact that the village association's fee is stated on the estoppel. Those lines save a buyer's agent three calls.
The master association describes an 18-hole par-3 course with a driving range and putting ring, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a hot tub, three bocce courts, six shuffleboard courts, a fitness room open every day from 7 a.m. to 10 p.m., a library and a clubhouse lanai, with tennis and pickleball courts reserved online five days ahead [Source: Breckenridge amenities page]. There is no full-service restaurant, only a catering kitchen the association uses for events.
Do not call the village a detached-home community; the county roll, the state register and the association's own name all say condominium. Do not claim a lake or golf view without the building and floor in hand, do not state a rental or pet rule we have not confirmed in writing, and do not describe the community by the age or status of its residents.
Bare "Greenwood Village" resolves to Greenwood Village, Colorado, and there are other Florida condominiums with similar names, including one at Dunes on Sanibel Island and a separate 112-unit condominium in Naples. We keep "at Breckenridge" and "Estero" in every headline so the right buyer finds the right flat.
The MLS record for Greenwood Village at Breckenridge teaches that terms and pricing decide a sale more than the calendar. In 2026 a flat listed at $274,900 closed at $268,500 in 15 days, an identical-size flat closed at $207,000 in 3 days, and a three-bedroom flat closed at $420,000 in 8 days.
Data updated: September 2026
This is a public-record sale, and it is the most recent Greenwood Village closing. A two-bedroom, two-bath flat of 1,359 square feet closed in May 2026 at $268,500 after 15 days on market, against a final list price of $274,900, a $6,400 concession (2.3 percent). It closed at 97.7% of list, above the 93.8% 24-month median. It is $61,500 above the March 2026 closing of the same size, and $29,000 below the lowest of the three current asks for the same size.
The March 2026 flat listed at $224,900 and closed at $207,000 after 3 days on market, 92.0% of list, a $17,900 concession. A three-day sale below list usually points to terms as much as price, such as a cash buyer or an investor, but the public record cannot tell us which, so we do not guess.
A three-bedroom flat of 1,799 square feet listed at $424,900 and closed at $420,000 after 8 days, 98.8% of list, a $4,900 concession. At about $233 per MLS square foot it sits in the upper tier, and it is the highest-priced of the 44 closings across all of Breckenridge in the same 12 months. Its 1,799 square feet is above the county roll's largest heated area of 1,694, and the record does not say why.
First, the closings that landed closest to list were the ones priced to a recent, matching comparable. Second, two flats of the same size can close $61,500 apart, so your own condition and terms matter. Third, a larger plan draws a separate buyer, so price it against its own tier. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we bring this analysis to your kitchen table.
Greenwood Village at Breckenridge owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the closings that match your flat's plan and size, placed beside the live competition, your fee stack and your net sheet, with no cost and no obligation.
Data updated: September 2026
You receive the closed sales that match your plan with dates and days on market, a per-square-foot analysis on MLS living area, the three current listings with their price histories, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how we value a flat on our Greenwood Village at Breckenridge home valuation page.
In a village where the same size flat closed at $207,000 and $268,500 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Greenwood Village at Breckenridge sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 73-flat village with two associations and few comparables rewards plan-by-plan pricing and a documents file ready on day one. In one year, Greenwood flats closed $213,000 apart.
Data updated: September 2026
If you are searching for the best Greenwood Village at Breckenridge listing agent, or thinking, "I need to sell my Greenwood Village at Breckenridge condo," here is the short version of everything above. We place your flat on its own plan's ladder of closed sales. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873, read our Greenwood Village at Breckenridge buyer guide, and see how we represent buyers.
List before the new year if you can. Eight of the 16 closings in 60 months fell in January, February and March, which means contracts written in the winter. A flat that is photographed, documented and live by early January meets the first spring buyers on the first tour.
Not by much. The two largest three-bedroom flats closed at $233 and $260 per MLS square foot against a $224.06 60-month median, but their total prices of $420,000 and $422,000 are far above the standard flat's $295,500 median. Price the larger plan against its own tier.
Read the closed sales that match your plan, then compare your list price with them. The three current asks are $29,000 to $81,500 above the latest comparable closing. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A condominium seller owes the section 718.503 documents, and ordering at listing starts the buyer's review clock on day one and gives the estoppel its 10 business days before an offer arrives.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
Ask each team for its comparable set for your plan, its explanation of the master and village fee layers, and its plan for the association documents. Jesse direct at (239) 898-6072 will walk you through ours, on the public record.
McGreevy and Comisar is a top-reviewed Greenwood Village at Breckenridge realtor on Google, and the quotes below are genuine five-star reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
In a small village the sale often comes from staying in touch with buyers' agents and adjusting the plan as feedback arrives, which is the work behind a 15-day sale at 97.7% of list.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell more than once judge a team on how the second and third sales feel, and a repeat client is a fair test of the first.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
We report showing feedback and open house traffic to you as it arrives, so the pricing conversation stays grounded in what buyers are saying.
A Greenwood Village at Breckenridge specialist matters because the facts that decide a sale live in documents and small samples, not in a listing feed: two associations with separate dues, a village fee that is unpublished, three long-waiting asks, a name shared with other Greenwoods, and 16 closings in five years. General advice cannot price that.
The village's declaration was recorded in January 1988, its articles were amended and restated on January 30, 2012, and its manager changed in March 2025 to D&D Association Services, while the state's condominium register still lists an older manager. A seller who confirms the current manager and requests the estoppel from the right office saves days. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we confirm that kind of detail on every listing.
Searches for the village fail because the county roll carries its 73 parcels under three legal-name forms: 44 as "Greenwood Village", 18 as "Greenwood Village at Breckenridge" and 11 with the declaration reference in the name. A title agent, an insurer or a tax search that keys on one form misses the rest. The reliable keys are the ZIP 33928, the Ute Court address on the state register and the declaration reference.
With 3 closings in 12 months, no algorithm has enough data. We read each of the 16 sales for plan, size, terms and time on market, and we tell you which ones we would use and which we would set aside.
Greenwood sits between Wellington's entry flats and the lake-and-pond villages' three-bedroom homes. Knowing which buyers cross-shop it, and what each side pays in dues and one-time charges, is the difference between a listing that speaks to them and one that does not. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Greenwood is a village where that local read shows.
If you are selling a Greenwood Village at Breckenridge condo to buy your next home, we coordinate both sides. Our Greenwood Village at Breckenridge buyer guide shows what a flat here costs to own, and Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers.
Timing matters: a contingent offer, a lease-back or a bridge plan can each help, and each has a cost. We run both net sheets side by side so you see the effect of a longer closing or a rent-back before you commit.
Some owners trade up within the gate, from a Greenwood flat to a three-bedroom home in one of the lake-and-pond villages, and some trade down to a Wellington flat. Our Breckenridge community guide compares all nine, and Marc can show you a tour that covers several villages in one morning. Call Marc at (239) 287-5873.
Selling your Greenwood Village at Breckenridge condo? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Buying in Greenwood Village at Breckenridge? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
These are the questions sellers ask most about selling a Greenwood Village at Breckenridge condo in Estero, answered from the records cited below. Each answer names Greenwood Village at Breckenridge, states the window behind any figure and says where a record is not public.
It depends on the plan and condition. The standard 1,359 square foot flat closed at $207,000 and $268,500 in 2026, and larger three-bedroom flats closed at $420,000 and $422,000. A free valuation matches your flat to the right sales.
The three closings in the last 12 months were $420,000 (January 2026), $207,000 (March 2026) and $268,500 (May 2026). Every closing in 60 months is listed in the market section above.
They struggle in a village this small. With 3 sales in 12 months and prices from $207,000 to $420,000, an automated estimate has little to work from, so a plan-by-plan comparison is safer.
Yes, but the sample is small. Over 60 months, 11 two-bedroom closings had a $289,000 median and 5 three-bedroom closings a $325,000 median, and the largest three-bedroom flats closed above $420,000.
We cannot state a renovation premium from the record because the MLS does not tie prices to finishes. The $207,000 and $268,500 sales of the same size two months apart show condition and terms matter, so ask for our read on your unit.
The county file shows 75 qualified sales in all, with medians of $352,000 in 2024 and $268,500 in 2026. It is a long-run guide, and today's price comes from the recent closings and current asks.
The 60-month median is 7.5 days on market, but that reflects flats priced to the market. The three current actives have waited 162 to 554 days at asks of $297,500 to $350,000.
Three on September 29, 2026, all two-bedroom, two-bath, at $297,500, $345,000 and $350,000. That is about 4 percent of the village's 73 units on the market at once.
Breckenridge is a seasonal community, and 8 of the 16 closings in 60 months fell in January, February and March. The record is too thin to date a best month, so we time the listing to your paperwork and the season.
It affects the carry buyers can afford. Have the master policy summary, the roof age and a wind mitigation report ready, because buyers and their insurers ask for them.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We tracked every Greenwood closing since December 2021, and you can call Jesse direct at (239) 898-6072.
With professional photography, video, drone, our qualified-buyer database and a listing that names the plan, the exact MLS living area, the master fee and the village documents so buyers can compare.
Breckenridge is gated, and the master association asks agents holding an open house or showing to call its office for the gate code and rules. We handle that call.
You can, but the paperwork is heavier than in a single-family sale: the master documents, the village estoppel, the section 718.503 resale documents and the buyer's master charges. A wrong price costs more than a fee saves in a village with 3 sales a year.
That depends on the village declaration, which we have not read. Ask D&D Association Services, and note the master association's resale document process applies either way.
Under section 718.503 the buyer receives the declaration, articles, bylaws and rules, the most recent annual financial statement and annual budget, and the frequently asked questions and answers document, and the estoppel states amounts owed. Order them before you list.
If the association has a completed SIRS or milestone report, the buyer should receive it, and the contract must carry the statement section 718.503 requires. A seller must also disclose known material defects. Ask the association what applies to your building before you list.
Two are typical: one for the master association through the manager's resale page, and one for the village association through D&D Association Services.
Florida caps a standard condominium estoppel at $299 on a current account, with higher caps for expedited or delinquent accounts, and the seller customarily pays it. The association must deliver it within 10 business days.
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, so confirm it before you sign.
Property tax is billed in arrears, so the seller credits the buyer for the seller's days of ownership, and association dues are prorated to the closing date. The title agent prepares the figures.
In Lee County the seller customarily pays documentary stamps ($0.70 per $100), the owner's title policy and the estoppel, about $3,600 at $268,500 before commission. The contract controls.
Yes, but disclose it and expect buyers to price it in. Who pays a pending assessment is a contract term, so we agree it in writing at the offer.
The village's lease rules are unpublished, and the master association charges $200 per lease. Compare a net rent, after the master fee, village fee, tax and insurance, with your net sale proceeds, and we run both.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master office can confirm the tenant's transfer fee status.
Yes in practice: golf and tennis are bundled into the master fee that every owner pays, with no equity membership to transfer. The new owner pays the capital contribution and transfer fee at closing.
It is not required, but a wind mitigation report on the state's uniform form can lower a buyer's premium and is useful evidence for the roof and openings.
It depends on your gain, how long you owned and lived there, and whether the primary-residence exclusion applies. See IRS Topic 701 and Publication 523 and ask your tax adviser [Source: IRS Topic 701].
Look at the ask against the recent closings first. Three Greenwood actives have waited 162 to 554 days at asks $29,000 to $81,500 above the latest comparable closing, and a price reset is usually the answer.
For a standard 1,359 square foot flat, the last such closing was $268,500 in 15 days at 97.7% of list, from a $274,900 ask. We set your price from your unit, not the average.
Use the MLS living area and be ready to explain the roll's heated area if it differs. The village's MLS figures range from 1,304 to 1,799, and buyers compare on size.
Greenwood offers larger flats at a higher price, with a $304,500 median against Wellington's $215,000 over 60 months. A buyer choosing between them is choosing space over entry price, so we market on space.
The county roll carries the village's 73 parcels under three legal-name forms, so your deed may show either. A title agent should key on the ZIP, the address and the declaration reference.
No. Greenwood Village at Breckenridge is a Lee County, Florida condominium village in ZIP 33928, inside the Breckenridge gate in Estero. It is not the Colorado city, the condominium at Dunes on Sanibel Island or the separate Greenwood Village in Naples.
No. Breckenridge is all-ages, not 55-plus, and buyers of any age can buy, subject to the association's ordinary approval and rules. We describe the property, not the people.
Greenwood Village at Breckenridge owners 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 Greenwood Village sale and public record in Breckenridge before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Greenwood Village 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. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, doing exactly this kind of preparation across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page.
McGreevy and Comisar is a top-reviewed Greenwood Village at Breckenridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Greenwood Village at Breckenridge seller guide traces to a primary record below: the master association's own documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Greenwood Village 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 D&D Association Services.
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 | |
Greenwood Village at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | |
Public condominium extract (Central and West Florida) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Section 718.503, resale disclosure and buyer cancellation | Florida Legislature | current statute | |
Section 718.116, estoppel certificate and fee | Florida Legislature | current statute | |
Documentary stamp tax | Florida Department of Revenue | current | |
Title insurance rates, rule 69O-186.003 | Florida Administrative Code | current rule |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.