Estero, Florida
Sell your Preserve at Breckenridge condo in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Building-level pricing from every MLS sale since 2021 and Chapter 718 documents ready at listing. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Owners weighing a sale at Preserve at Breckenridge are selling one of 160 condominiums in four associations, built 2002 to 2005 inside the gated Breckenridge Golf and Tennis Club in Estero, Florida. This seller guide sits beside our full Preserve at Breckenridge neighborhood guide and turns its record into a plan for one home: eight MLS closings in the twelve months to September 29, 2026, at a $227,500 median, and six competing listings today. If you are still choosing who should list, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Three pages serve a Preserve owner, and they work together. This page covers the listing, the price and the closing. Our Preserve at Breckenridge home valuation guide shows how a Preserve condominium is priced from its own sales, and our Preserve at Breckenridge buyer guide shows what the person reading your listing is weighing. Sellers across the wider community can read our Breckenridge seller guide, and a neighbor in the next village will find its own numbers in our Villages on Lake Augusta seller guide.
McGreevy and Comisar are the best realtor for selling at Preserve at Breckenridge because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Preserve market read built from every MLS closing in five years, the county's parcel roll and the state's condominium records.
If you are searching for the best realtor for Preserve at Breckenridge in Breckenridge, Estero, and you are ready to sell, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Jesse McGreevy runs the data, the comparable set, the association paperwork and the net sheet, and Marc Comisar walks the residence and runs the field side. Both take the calls: Jesse direct at (239) 898-6072 and Marc at (239) 287-5873. You meet the people who will handle your sale, not an assistant.
Recent Preserve at Breckenridge track record (last 12 months): In the last 12 months we tracked all 8 Preserve at Breckenridge closings in the Southwest Florida MLS Matrix, pulled September 29, 2026, at a median of $227,500 (n = 8, even, so the median is the mean of the middle pair, $220,000 and $235,000), a range of $205,000 to $275,000, $1,873,000 in total volume and a median of 108.5 days on market. Median sold-to-list was 94.7%, and all eight closed below their final list price. What we can show you is all 28 MLS closings since November 2021, listed below with prices and dates.
Honors and recognition:
Those are career honors across Lee and Collier County.
Preserve at Breckenridge owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide how a Preserve condominium is priced, listed and closed more than a portal estimate will, and every one is specific to this village of 160 condominiums inside Breckenridge.
Preserve at Breckenridge sellers can use the links below to jump straight to the market record, the sales table, the costs, the Florida rules, your net or the Villages on Lake Augusta comparison. The guide runs in the order an owner decides: what the market says, how we price, what it costs, then the next step.
Why McGreevy and Comisar Are the Best Realtor for Preserve at Breckenridge · Key Takeaways · What Makes Selling at Preserve at Breckenridge Different? · Is Now a Good Time to Sell at Preserve at Breckenridge? · What Have Preserve at Breckenridge Condos Sold For Since 2021?
Which Recent Preserve at Breckenridge Sales Matter Most to Your Price? · County Recorded Sales Beside the MLS Count for Preserve at Breckenridge · Preserve at Breckenridge vs Villages on Lake Augusta: Which Buyer Will Your Home Meet? · How Do Preserve at Breckenridge Prices Compare With Other Breckenridge Villages? · How Do We Price a Preserve at Breckenridge Condo?
How Do We Market a Preserve at Breckenridge Condo? · How Do We Negotiate a Preserve at Breckenridge Contract? · What Does It Cost to Sell a Condo at Preserve at Breckenridge? · What Must a Preserve at Breckenridge Seller Disclose Under Florida Law? · What Must a Preserve at Breckenridge Seller Know About Milestone Inspections and Reserves?
What Will Your Buyer Pay to Own at Preserve at Breckenridge? · How Do the Flood Zone and Storm Record Affect Selling a Preserve at Breckenridge Condo? · Which Preserve at Breckenridge Rules Affect a Sale? · How Long Does It Take to Sell a Preserve at Breckenridge Condo? · How Should You Prepare a Preserve at Breckenridge Condo for Sale?
What Should Your Preserve at Breckenridge Listing Say About Life There? · What Does the MLS Record Teach About a Real Preserve at Breckenridge Resale? · How Do You Get a Free Preserve at Breckenridge Home Valuation? · Thinking of Selling Your Preserve 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 Breckenridge Specialist Matter When You Sell at Preserve at Breckenridge? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Condo at Preserve at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References
Downloadable Documents · How Do You Reach the Preserve at Breckenridge Seller Team Today?
Selling at Preserve at Breckenridge is different because you are selling one of four separate condominiums of 40 residences each, so your association's documents, reserves and fees set your buyer pool as much as price does. The buildings date to 2002 through 2005, inside the wider Breckenridge community.
Preserve holds 160 of Breckenridge's 842 residences, 19.0 percent of the community, but it is not one association. Preserve I, II, III and IV each have their own declaration, board, budget and reserve position, and two Preserve units on the same street can carry different fees. Buyers and their lenders read your association's package, so we start there before we set a price.
The county roll dates the four buildings 2002 to 2005 with a median of 2004.5, which is the newest median build year among Breckenridge's nine villages. That helps when a buyer compares Preserve with the 1988 to 1998 condominiums, and it hurts when the buyer notices that original roofs, air handlers and plumbing are now 21 to 24 years old. We price and market to both facts.
The master fee of $2,800 for 2026 covers the club: an 18-hole Par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, a fitness room and the clubhouse. There is no equity buy-in and no resident green fee. For a seller that is a selling point you can state plainly and source, and we cite the association's own materials when we do.
Leasing is permitted at Breckenridge, the master association charges a $200 transfer assessment for each lease, and renters can use the golf course, courts, pools and fitness room. A buyer who plans a seasonal rental will ask about it, and the minimum lease term and any limit on leases are set by each Preserve association and are not published. Read the buyer's view of Preserve rental rules before you write the listing.
Preserve's buildings are multi-story condominiums, and Florida's post-2021 safety laws turn on building height: a structural integrity reserve study for buildings of three stories or more and a milestone inspection at 30 years from the certificate of occupancy, which for 2002 to 2005 buildings points to 2032 through 2035. We could not confirm the story count of each building from a recorded document, so we read your declaration and plot plan before we describe the building in a listing.
At three points on Breckenridge Drive that the state register gives for the Preserve buildings, FEMA's National Flood Hazard Layer returned Zone X, outside the special flood hazard area, on panel 12071C0579G effective November 17, 2022. Lee County's evacuation layer places the site in Evacuation Zone A and storm surge zone 1. Your listing file should carry your building's own zone, and we check it on FEMA's map service.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
For a residence priced to its building and plan, yes, though Preserve at Breckenridge is a buyer's market today: six active listings against eight closings in twelve months is about 9.0 months of supply. Listing in the fall reaches the winter buyers who drive Estero's season, and pricing near closed sales, not asks, is what moves a unit.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window (to Sep 29, 2026) | MLS closings | Median sold | Middle pair (even n) | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 8 | $227,500 | $220,000 and $235,000 | $173.31 | 108.5 | 94.7% |
24 months (first with 10+) | 12 | $254,000 | $243,000 and $265,000 | $185.75 | 73.5 | 96.7% |
36 months | 19 | $285,000 | n odd, an observed sale | $213.35 | 56 | 96.9% |
60 months | 28 | $285,000 | $285,000 and $285,000 | $214.52 | 30.5 | 97.7% |
The lead figure is the 24-month window, because it is the first with ten or more closings: 12 sales, a $254,000 median and $3,063,000 in volume by our sum of the rows below. Across all 60 months the 28 closings total $7,835,900. The last 12 months are cheaper, slower and further under list than any wider window, and that is the whole story in one row.
On September 29, 2026 Preserve had six active listings against eight closings in the last twelve months, which is 9.0 months of supply at that pace. Villages on Lake Augusta, the neighboring 180-residence village, had one active listing against ten closings, about 1.2 months. A Preserve seller competes with five other Preserve listings inside the same gate, and with a village next door where buyers find little inventory.
The six active Preserve listings ask a median of $259,900, which is 14.2 percent above the $227,500 twelve-month median sold price, a gap of $32,400. None of the 12-month closings sold above its final list price, and the median discount was 5.3 percent. A seller who lists at the current asks and expects the last twelve months' outcome is pricing a $32,000 hope, and the 108.5-day median shows how long the market takes to close that gap.
The newest Preserve MLS closing in the pull is June 8, 2026, a $205,000 two-bedroom-plus-den sale of 1,283 square feet in Preserve III. That leaves nearly four months, June 9 to September 29, with no marketed closing, across the off-season, when many owners and renters are away. A seller who lists in September lists into a quiet stretch of the year, and the winter buyers arrive later.
Price to the closed sales in your own building and plan, not to the asks and not to the community median. If your residence is a Preserve III plan of 1,453 square feet, its own building's five-year record is the comparison, and if it is in Preserve I, where only three marketed sales closed in five years, we price against the village and say so in the listing file. We show you both views on paper before you choose.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Preserve at Breckenridge condominiums sold for a $339,000 median on five MLS closings in 2024 and $227,500 on six closings so far in 2026, after $196,500 in 2021. The record shows a rise to a 2024 peak, a give-back of about a third since, and a slower market with more room to negotiate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Calendar year (MLS) | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2026 (to Jun 8) | 6 | $227,500 | $173.31 | 109.5 | 95.8% |
2025 | 6 | $287,500 | $208.19 | 47.5 | 96.7% |
2024 | 5 | $339,000 | $233.31 | 38 | 96.1% |
2023 | 5 | $326,000 | $233.02 | 3 | 98.7% |
2022 | 4 | $277,500 | $213.05 | 3 | 100.9% |
2021 | 2 | $196,500 | $150.63 | 0.5 | 100.3% |
These are our own medians of the MLS rows listed later on this page; an even sample takes the mean of the middle pair, and every year has fewer than ten closings, so read each row as a small sample. The pattern is clear even so: days on market rose from a median of 3 in 2022 and 2023 to 109.5 so far in 2026, and sold-to-list slid from 100.9% in 2022 to 95.8%.
The best sold-to-list results in the record are the 2021 and 2022 sales, when the median residence closed at 100.3% and 100.9% of list within days. Since March 2023, every one of the 21 closings sold at or below list and 19 sold below it. A seller today is not competing with 2022; the honest comparison is the last twelve months, and the winter season is the best chance to beat it.
Across all 28 closings the lowest was $193,000, for a 1,283 square foot two-bedroom-plus-den in December 2021, and the highest $355,000, for a 1,399 square foot three-bedroom in June 2024. In the last 12 months the range narrowed to $205,000 to $275,000. If your expectation sits above $275,000, we show you which five-year sales support it and what the buyer of that day was paying for.
An owner who bought in 2021 at the $193,000 to $200,000 level sits well above cost even at today's $227,500 median. An owner who bought at the 2024 peak, when the median was $339,000, may be selling below cost. Neither is a reason to wait: the recorded county median has moved from $130,000 in 2009 to a $335,000 peak in 2024 and $237,500 in 2026, and we build your net sheet from the price the market pays now.
The sales that matter most to a Preserve at Breckenridge price are the ones in your own condominium and plan, and we list every one: 28 MLS closings from November 2021 to June 2026, each with its condominium, price, list, size and days on market. Eight of them closed in the last 12 months, and they set the tone.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Few Preserve condominiums come up for sale in a year, and the next owner who lists should call us first. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
We tracked every one of the 28 Preserve at Breckenridge closings in the Southwest Florida MLS from November 2021 to June 2026. Here is each one, newest first, with no unit numbers or owner names, because the condominium, plan and price are what set a comparable.
Sold | Condominium | Sold price | Final list | Beds | Living area (sq ft) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
June 8, 2026 | Preserve III | $205,000 | $220,000 | 2 plus Den | 1,283 | $160 | 41 |
May 27, 2026 | Preserve II | $243,000 | $249,000 | 2 plus Den | 1,379 | $176 | 134 |
April 28, 2026 | Preserve III | $220,000 | $224,900 | 2 Bed | 1,379 | $160 | 161 |
April 8, 2026 | Preserve III | $265,000 | $269,000 | 3 Bed | 1,326 | $200 | 418 |
April 7, 2026 | Preserve II | $220,000 | $237,000 | 2 plus Den | 1,243 | $177 | 85 |
March 16, 2026 | Preserve II | $235,000 | $250,000 | 2 Bed | 1,379 | $170 | 64 |
November 21, 2025 | Preserve IV | $210,000 | $219,900 | 3 Bed | 1,437 | $146 | 132 |
November 18, 2025 | Preserve III | $275,000 | $297,900 | 2 plus Den | 1,275 | $216 | 0 |
May 30, 2025 | Preserve III | $310,000 | $318,900 | 2 plus Den | 1,453 | $213 | 33 |
March 20, 2025 | Preserve I | $295,000 | $299,900 | 2 Bed | 1,453 | $203 | 11 |
February 7, 2025 | Preserve I | $280,000 | $289,900 | 3 Bed | 1,243 | $225 | 83 |
January 28, 2025 | Preserve III | $305,000 | $314,900 | 2 plus Den | 1,568 | $195 | 62 |
August 28, 2024 | Preserve IV | $285,000 | $307,900 | 2 plus Den | 1,243 | $229 | 64 |
June 18, 2024 | Preserve III | $355,000 | $369,900 | 3 Bed | 1,399 | $254 | 28 |
April 5, 2024 | Preserve IV | $339,000 | $339,000 | 2 plus Den | 1,453 | $233 | 56 |
January 29, 2024 | Preserve II | $335,000 | $339,900 | 2 plus Den | 1,453 | $231 | 37 |
January 5, 2024 | Preserve III | $346,000 | $359,900 | 2 plus Den | 1,453 | $238 | 38 |
November 14, 2023 | Preserve III | $345,000 | $345,000 | 2 plus Den | 1,243 | $278 | 0 |
October 20, 2023 | Preserve III | $340,000 | $349,900 | 2 plus Den | 1,453 | $234 | 24 |
April 28, 2023 | Preserve II | $325,000 | $339,900 | 3 Bed | 1,453 | $224 | 26 |
March 15, 2023 | Preserve IV | $304,000 | $308,000 | 2 plus Den | 1,326 | $229 | 3 |
January 20, 2023 | Preserve II | $326,000 | $324,900 | 3 Bed | 1,399 | $233 | 3 |
August 30, 2022 | Preserve I | $285,000 | $279,900 | 2 plus Den | 1,243 | $229 | 4 |
March 9, 2022 | Preserve II | $229,900 | $229,900 | 2 Bed | 1,453 | $158 | 0 |
February 25, 2022 | Preserve III | $270,000 | $274,900 | 2 plus Den | 1,326 | $204 | 6 |
January 11, 2022 | Preserve II | $295,000 | $279,000 | 2 plus Den | 1,326 | $222 | 2 |
December 20, 2021 | Preserve IV | $193,000 | $193,000 | 2 plus Den | 1,283 | $150 | 0 |
November 19, 2021 | Preserve II | $200,000 | $199,000 | 2 plus Den | 1,326 | $151 | 1 |
Four of the 28 closed above their final list price, all between November 2021 and January 2023; every one of the 21 closings since March 2023 sold at or below list, and 19 of them sold below it.
Condominium | MLS closings, 60 months | Range | Median sold | Median days on market | Closings in the last 12 months |
|---|---|---|---|---|---|
Preserve I (small sample) | 3 | $280,000 to $295,000 | $285,000 | 11 | 0 |
Preserve II (small sample) | 9 | $200,000 to $335,000 | $243,000 | 26 | 3 |
Preserve III | 11 | $205,000 to $355,000 | $305,000 | 33 | 4 |
Preserve IV (small sample) | 5 | $193,000 to $339,000 | $285,000 | 56 | 1 |
Preserve III is the busiest condominium with 11 of 28 closings and the highest single sale ($355,000, June 2024). Preserve I has not closed a marketed sale in the last 12 months, and only three in five years, so a Preserve I owner has almost no building-specific comparable and prices against the village. These are our counts of the listed rows.
MLS bed label | Closings, 60 months | Range | Median sold |
|---|---|---|---|
2 Bed (small sample, n = 4) | 4 | $220,000 to $295,000 | $232,450 (mean of $229,900 and $235,000) |
2 plus Den | 18 | $193,000 to $346,000 | $290,000 (mean of $285,000 and $295,000) |
3 Bed (small sample, n = 6) | 6 | $210,000 to $355,000 | $302,500 (mean of $280,000 and $325,000) |
The MLS label counts a den as a separate room, while the county roll records 155 of the 160 residences as two-bedroom and five as three-bedroom. We do not force the two to agree. A buyer should ask which rooms are permitted bedrooms in the declaration and the floor plan, because a "3 Bed" at Preserve is often a two-bedroom-plus-den plan marketed as three, and your listing should describe your residence the way the floor plan does.
MLS living area | Closings, 60 months | Range of sold prices | Latest closing |
|---|---|---|---|
1,243 sq ft | 5 | $220,000 to $345,000 | April 2026 |
1,275 sq ft | 1 | $275,000 | November 2025 |
1,283 sq ft | 2 | $193,000 to $205,000 | June 2026 |
1,326 sq ft | 5 | $200,000 to $304,000 | April 2026 |
1,379 sq ft | 3 | $220,000 to $243,000 | May 2026 |
1,399 sq ft | 2 | $326,000 to $355,000 | June 2024 |
1,437 sq ft | 1 | $210,000 | November 2025 |
1,453 sq ft | 8 | $229,900 to $346,000 | May 2025 |
1,568 sq ft | 1 | $305,000 | January 2025 |
The county roll records heated area from 1,243 to 1,379 with a median of 1,331 for all 160 residences, while the MLS lists living areas up to 1,568. They are different measures, so a buyer should ask for the measured size, and an appraiser's figure is the one a lender uses. We list your residence by the measure a buyer's lender will see.
To show how a comparable is read, take one public-record Preserve sale: a three-bedroom, 1,326 square foot residence in Preserve III on Breckenridge Drive that closed in April 2026 at $265,000 against a final list of $269,000, or 98.5 percent, after 418 days on the market. The 418 days matter more than the price: the seller waited more than a year for a discount of only $4,000, while a 1,379 square foot two-bedroom in the same building closed the same month at $220,000 after 161 days. Price per plan, not days listed, decides the outcome.
Lee County records 147 qualified sales of Preserve at Breckenridge condominiums on file, and the recorded median rose from $130,000 in 2009 to a $335,000 peak in 2024 before falling to $237,500 in 2026 through July 29. The county view is longer than the MLS and includes sales the MLS never marketed.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Year | Qualified recorded sales | Median price |
|---|---|---|
2026 (to Jul 29) | 8 | $237,500 |
2025 | 8 | $294,000 |
2024 | 7 | $335,000 |
2023 | 9 | $325,000 |
2022 | 10 | $277,500 |
2021 | 11 | $193,000 |
2020 | 11 | $186,500 |
2019 | 7 | $180,000 |
2018 | 8 | $192,500 |
2017 | 6 | $194,700 |
2016 | 6 | $172,750 |
2015 | 8 | $175,000 |
2014 | 14 | $148,650 |
2013 | 10 | $136,000 |
2012 | 5 | $147,000 |
2011 | 5 | $146,000 |
2010 | 7 | $138,000 |
2009 | 7 | $130,000 |
Every year from 2015 on has 6 to 11 qualified sales, so the county record is the one place a Preserve owner can see where a given year's price sat. The recorded median nearly doubled from 2016 ($172,750) to 2024 ($335,000), a 94 percent rise, then gave back 29.1 percent by 2026.
The county records 10 qualified sales since September 29, 2025 with a median of $237,500 (n = 10, even, so the median is the mean of the middle pair; our county extract does not reproduce the individual prices). That is $10,000 above the MLS 12-month median of $227,500 on eight sales, and the difference is expected: the county window ends July 29 while the MLS pull runs to September 29, and the county carries sales the MLS never marketed.
The MLS carries eight Preserve closings in the twelve months to September 29; the county carries ten qualified recorded sales from September 29, 2025 to July 29, 2026. A recorded-sales file counts deeds whether or not a listing was entered in the MLS, and the county window covers ten months while the MLS covers twelve. Neither figure is builder-direct: Preserve is fully built out and every sale is a resale.
Your Preserve at Breckenridge condominium will meet a buyer who is also looking at Villages on Lake Augusta, the 180-residence village next door, where a similar 12-month median of $230,000 buys smaller plans with far less inventory. Preserve offers newer buildings and larger plans, with more homes to choose from and room to negotiate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Preserve at Breckenridge | Villages on Lake Augusta |
|---|---|---|
Residences | 160 in four condominiums of 40 | 180 in three condominiums of 60 |
Built | 2002 to 2005 (median 2004.5) | 1996 to 2001 (median 1998.5) |
Heated area (county roll) | 1,243 to 1,379 square feet | 967 to 1,273 square feet |
Bedrooms (county roll) | 155 two-bedroom, 5 three-bedroom | 78 two-bedroom, 102 three-bedroom |
Associations | Four, each with a seat on the master board | Three, each with a seat on the master board |
MLS closings, 12 months | 8, median $227,500 (mean of $220,000 and $235,000) | 10, median $230,000 (mean of $225,000 and $235,000) |
MLS median $ per square foot, 12 months | $173.31 | $211.50 |
Median days on market, 12 months | 108.5 | 93 |
Median sold to final list, 12 months | 94.7% | 96.7% |
MLS closings, 24 months | 12, median $254,000 | 20, median $245,700 |
MLS closings, 60 months | 28, median $285,000 | 37, median $270,000 |
Active listings, September 29, 2026 | 6, median ask $259,900 (9.0 months of supply) | 1, ask $299,900 (1.2 months of supply) |
County qualified sales since September 29, 2025 | 10, median $237,500 | 12, median $230,000 |
Rental rules | Each condominium's own documents | Each condominium's own documents |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 parcel roll and recorded sales. MLS living area and county heated area are different measures; we do not compare MLS dollars per square foot with any county figure.
At the 12-month medians the two villages are $2,500 apart, $227,500 against $230,000, but the MLS price per square foot is $173.31 at Preserve and $211.50 at Lake Augusta. A buyer reading that gap sees more area for the money at Preserve, and a buyer who wants the tighter market sees the reverse. Our listing copy states the size, the year built and the fee stack so the buyer can do that arithmetic in your favor.
A buyer who wants the newer buildings, the larger typical plan and room to negotiate on a market with more homes to choose from is a Preserve buyer. Those are the points we lead with in your listing, and we keep them tied to source: the year-built range from the county roll, the plan sizes from the roll and MLS, and the six-listing supply from the September 29 pull.
A buyer who wants a three-bedroom plan, needs to move fast on a listing or prefers tighter inventory is more likely to end up next door. The rival's three-bedroom plans have no real Preserve equivalent: Preserve has five three-bedroom residences on the roll against 102 at Lake Augusta. Read that village's own numbers on our Villages on Lake Augusta neighborhood guide, and you will see why we keep both in view.
Preserve's slower 108.5-day median against 93 days next door means a Preserve seller should not expect a Lake Augusta pace at a Lake Augusta price. It means a well-priced Preserve residence has to win on its own merits: building age, size, condition and fee stack. We put that in a written plan with a price range and a review date, and we move the price if the showings say so.
Preserve at Breckenridge is the second-largest of Breckenridge's nine villages by units, 160 of 841 residences on the county roll, and the newest by median build year, with a 12-month MLS median of $227,500 on eight closings, just below the community's $235,000 median across 44 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Yardstick: units and regime from the Lee County Property Appraiser 2026 parcel roll and the state's association records; year built from the roll; and Southwest Florida MLS closings from September 29, 2025 to September 29, 2026. Every village except Villages on Lake Augusta has fewer than 10 closings in that window, so read each median beside its n as a small sample.
Village | Residences | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Preserve at Breckenridge | 160 | Condominium (four associations) | 2002 to 2005 | 8 | $227,500 (small sample) |
180 | Condominium (three associations) | 1996 to 2001 | 10 | $230,000 | |
95 | Condominium | 1988 to 1998 | 8 | $187,250 (small sample) | |
64 | Single-family, homeowners' association | 1997 to 1999 | 6 | $363,000 (small sample) | |
51 | Single-family, homeowners' association | 1994 | 4 | $367,450 (small sample) | |
73 | Condominium | 1988 to 1994 | 3 | $268,500 (small sample) | |
56 | Condominium | 2000 to 2005 | 3 | $372,500 (small sample) | |
118 | Condominium | 1993 to 1996 | 2 | $229,000 (small sample) | |
44 | Single-family, homeowners' association | 1995 to 1997 | 0 | none |
The nine village rows sum to 841 residences; the Breckenridge association states 842, a one-residence gap we report rather than paper over.
Preserve's $227,500 is the second-lowest of the eight villages with sales, above only Wellington's $187,250 and just below Villages on Court Side Lake's $229,000 and Villages on Lake Augusta's $230,000, all small samples except Lake Augusta. Crystal Lake, Golden Pond, Greenwood and Crescent Lake sit at $268,500 to $372,500 in the same window. Our reading is that Preserve trades at a price rung below what its build year alone would suggest.
A buyer who has a $230,000 budget can shop three villages, and a Preserve seller is competing with all of them. A Preserve owner who wants a Crescent Lake price is asking a buyer to pay $145,000 more for the newest neighboring product, and the record does not support it. We use the ladder to set an honest range, and we use the newer buildings and larger plans to defend the top of it.
We price a Preserve at Breckenridge condominium by placing it on its own building's ladder of closed sales, adjusting for plan, floor and condition, and testing the number against the six current listings and the eight sales of the last 12 months. The result is a range with a reason for each end, not a single hopeful figure.
The first comparable is a sale in your own condominium, in your own size. Preserve III has 11 marketed closings in five years, Preserve II has 9, Preserve IV has 5 and Preserve I has 3, and the plans repeat: eight closings at 1,453 square feet ran from $229,900 to $346,000, and five at 1,326 square feet ran from $200,000 to $304,000. Where your building has too few sales, we widen to the village and say so.
The MLS closing record shows price, plan and days on market, not condition, so two residences of the same size can sit $100,000 apart in the record. With buildings from 2002 to 2005, the original roof, air handlers and plumbing are now 21 to 24 years old, and a buyer's inspector will date each one. We walk your residence and tell you which updates would pay back and which would not, before you spend anything.
Floor, view, covered parking and storage, the shared patio and grill and the condition of the lanai are all invisible to an automated model. The association's own lease listing describes an upper-floor Preserve II residence with lake and golf course views, a shared covered patio and grill and covered parking with a storage unit, and we do not assume those features for any other residence. We record what yours has, and we photograph it.
Automated online estimates lean on wide medians and a handful of recent sales, and Preserve's record is thin: eight closings in 12 months. They cannot see that a residence sits in Preserve I, where three sales in five years leave almost no building comparable, or that an association carries a special assessment. A number that ignores building, fee stack and documents is a starting guess, and we treat it as one.
On September 29, 2026 the six active Preserve listings asked $250,000 to $330,000, and the two oldest had sat 168 and 217 days. Three of the six ask exactly $259,900. A residence that lists above the closed sales joins the group that has not moved, and one priced to the record earns the first showings, which are the ones that matter. We check the competing listings weekly and tell you what they are doing.
Every Preserve price we recommend comes with a review date. With a median of 108.5 days on market in the last 12 months, we do not wait 108 days to learn that a price was wrong. We set a date, read the showing feedback and the activity, and agree the next move with you in writing.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
We market a Preserve at Breckenridge condominium with professional photography, a documents file ready before the first showing and a listing that states the plan, the year built, the fee stack and the amenities from sources, then we put it in front of the buyers who actually shop Breckenridge's price range, in Preserve and in the neighboring villages.
Buyers here tend to arrive with one of a few intentions: a lock-and-leave residence with the golf and tennis club included, a seasonal home with the amenities open to renters, a lower-cost entry into a gated Estero community, or a buyer comparing Preserve with Villages on Lake Augusta and other Breckenridge villages. We write the listing for the intention, and we describe the residence, not the people who choose it.
A residence in a multi-story building is photographed room by room, with the lanai, the view if there is one, the covered parking and the shared patio shown as they are. Where the community setting helps, we add exterior and amenity images that we can source to the club. We do not stage a view your residence does not have.
The strongest Preserve listings have the association package ready at listing: the declaration, articles, bylaws and rules, the budget and financial statement, the reserve-study and milestone statements where they apply, and the estoppel. Under Chapter 718 the seller supplies these at the seller's expense, and a buyer's lender reads them before approving a loan. Having them ready shortens the closing.
Your Preserve listing goes into the Southwest Florida MLS, which syndicates it to the major portals, and we promote it to our own buyer database and to agents who work Estero. We tell you, with numbers, where the showings came from, so you can see what is working. Buyers who hold a written buyer agreement can tour it, and we explain that step to any buyer who has not yet signed one.
Breckenridge is gated, and the association's about page says agents must call the master office for the gate code and rules before a showing or open house. We coordinate access so showings go smoothly, and we tell buyers' agents the procedure in the listing. The public record does not say whether the gate is staffed around the clock, so we describe it as gated, not guarded.
Some owners want a quiet sale: an estate, a change in health, or a tenant in place. Direct outreach to our buyer database and to agents with active Breckenridge buyers can work before a public listing, and we show you the trade-off with numbers, because a private sale may reach fewer buyers. You decide, and you can move to a public listing at any time.
The team behind your listing is Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and winner of the 5 Star Award for Customer Satisfaction for 21 straight years. Those honors describe our career work across Lee and Collier County. At Preserve itself, we hold no closings of our own to report, and we say so.
We negotiate a Preserve at Breckenridge contract at partner level: Jesse or Marc reads every offer, sets the counter with you against the closed sales, and manages the association documents, the inspection and the closing date so that the deal is still standing at the table. With eight sales in a year, each offer deserves a careful read.
Your offers are read and answered by Jesse McGreevy or Marc Comisar, the people who wrote your price. In a market where every one of the last eight closings sold below list, the difference between a 94.7 percent close and a 98 percent close is money in your pocket, and it comes from preparation, not luck. We tell you what we would accept and why.
A Chapter 718 buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents. If the documents are ready at listing, the clock starts and ends while the deal is fresh, and the buyer's cold feet are rarer. We order the documents at listing and deliver them with or before the contract.
A buyer's inspector will date the roof, air handlers, water heater and windows in a building from 2002 to 2005, and a repair request is usually the first counter. A pre-listing walk finds the items on your schedule, not inside the buyer's inspection window. When a request arrives, we separate the items that are association responsibilities from the ones that are yours, and we negotiate only the second group.
A condominium buyer needs an HO-6 unit-owner policy, and a lender often asks for the association's insurance summary, so a buyer's insurance quote can hold up a contract. We help the buyer's agent get the association's insurance summary quickly. Section 627.714 requires the unit-owner policy to address loss assessment, and we make sure that is a settled question before it becomes a deadline problem.
We found no published Preserve requirement that an association approve a sale, and the master brochure describes new-owner steps after closing, not an approval before it. Each declaration controls, so we read yours, and if approval is required we write the timeline into the contract. A missed approval date is one of the few things that can move a closing date, and we plan for it.
A credit toward a buyer's closing costs and a lower price are not the same to you or to the appraiser. Sellers may still offer buyer concessions on the MLS, while buyer-agent compensation must be offered off the MLS since August 17, 2024. We run each counter as a net sheet and show you which structure leaves you with more.
Selling a Preserve at Breckenridge condominium in Lee County typically costs the seller the owner's title policy, documentary stamps of $0.70 per $100, the estoppel certificate fee, prorated taxes and assessments, and a negotiated commission. At the $227,500 twelve-month median, stamps are $1,592.50 and the title premium about $1,212.50.
Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration, and in Lee County the seller customarily pays it, according to the Florida Department of Revenue and local custom. The contract controls, and we write the allocation into it. The table shows stamps and the title premium at four Preserve price points from the record.
Sale price | Documentary stamps ($0.70 per $100) | Owner's title premium (estimate) | Both together |
|---|---|---|---|
$205,000 (lowest 12-month sale) | $1,435.00 | $1,100.00 | $2,535.00 |
$227,500 (12-month median) | $1,592.50 | $1,212.50 | $2,805.00 |
$254,000 (24-month median) | $1,778.00 | $1,345.00 | $3,123.00 |
$285,000 (60-month median) | $1,995.00 | $1,500.00 | $3,495.00 |
Florida sets the title insurance premium by rule, at $5.75 per $1,000 of coverage to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so the premium is the same at every title company. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, while the buyer's lender policy is the buyer's cost. Our figures are estimates, and the contract controls.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a request, and the fee is capped by statute. As of the 2024 legislation the caps were $299 for a standard certificate, $119 more for expedited delivery and $179 more if the account is delinquent, indexed to inflation, so we confirm the exact amount with your association's manager. We order it at listing so it does not hold up the closing.
The 2026 master fee schedule lists a $2,800 capital contribution for new owners and a $100 transfer assessment, and the master brochure tells buyers to make sure both are in the closing figures. The schedule does not say who pays either one. The contract does, so we address it in your listing terms and price knowing what your buyer brings to the table.
Florida property taxes are assessed on the calendar year and paid in arrears, so at a closing before the tax bill is paid, the seller credits the buyer with the seller's share of the year. Assessments and the master and Preserve dues are prorated too. Your title company prepares the proration, and we review it against your bills before closing.
Commission is negotiable and set by contract, not by law. Since August 17, 2024, offers of compensation to a buyer's agent can no longer appear on the MLS, buyers sign a written agreement with their agent before touring, and a seller decides whether to offer any buyer-side compensation. We explain the choices in writing at the listing appointment and show you the net for each.
Line | Lower-cost case | Higher-cost case | Higher-cost case plus buyer-side offer |
|---|---|---|---|
Sale price | $227,500.00 | $227,500.00 | $227,500.00 |
Documentary stamps | $1,592.50 | $1,592.50 | $1,592.50 |
Owner's title premium (estimate) | $1,212.50 | $1,212.50 | $1,212.50 |
Estoppel certificate (capped) | $299.00 | $299.00 | $299.00 |
Municipal lien search (estimate) | $100.00 | $250.00 | $250.00 |
Settlement fee (estimate) | $500.00 | $1,500.00 | $1,500.00 |
Listing commission (negotiated) | $5,687.50 at 2.5% | $6,825.00 at 3% | $6,825.00 at 3% |
Buyer-side compensation, if you offer it (negotiated) | none | none | $6,825.00 at 3% |
Total selling costs | $9,391.50 | $11,679.00 | $18,504.00 |
Estimated net before mortgage payoff and prorations | $218,108.50 | $215,821.00 | $208,996.00 |
Every line is an estimate for illustration: stamps and the estoppel cap follow statute, the title premium follows the promulgated schedule, the lien search and settlement fee are typical ranges, and commission is negotiated. We use the 12-month median sale price of $227,500 and do not subtract a mortgage payoff or the tax proration. We give you a written net sheet for your own price before you list.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A Preserve at Breckenridge condominium seller must, under Chapter 718, give the buyer a current set of association documents at the seller's expense, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and holidays, if they arrive late. The seller also owes the property tax summary, the flood disclosure and any known material defects.
Chapter 718 governs Preserve's four condominium associations, so the resale rules sit in section 718.503. The homeowners' association disclosure summary in section 720.401 states that it does not apply to associations regulated under Chapter 718, so a Preserve seller does not owe that summary for the condominium sale. Where a master document is also required, your closing attorney or agent decides. This page is information, not legal advice.
Section 718.503 entitles a buyer, at the seller's expense, to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary and the structural integrity reserve study where they apply, and the association's frequently asked questions document. The contract carries a conspicuous clause giving the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them. Any waiver is of no effect.
For contracts entered into after December 31, 2024, if the association is required to have a milestone inspection or structural integrity reserve study and has not completed it, the contract must say so in conspicuous type. We do not know from the public record whether each Preserve association has filed its study, so we ask the manager for that statement first and put it in the file.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller's current taxes because a change of ownership can trigger reassessment. It is part of the standard Florida contract form, and we check that it is in yours.
A seller must complete and provide a flood disclosure at or before the sales contract is executed. It asks whether you know of flooding that damaged the property, whether you filed a flood insurance claim and whether you received flood assistance, and it reminds the buyer that homeowners policies do not cover flood. We help you answer accurately, and the answer for a multi-story building may draw on the association's records.
Under the Florida Supreme Court's decision in Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" clause does not remove the duty. We walk your residence with you, list what you know and put it on the disclosure form.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A Preserve at Breckenridge seller should know that Florida requires a structural integrity reserve study for condominium buildings of three stories or more and a milestone inspection when a building reaches 30 years from its certificate of occupancy, which for Preserve's 2002 to 2005 buildings points to 2032 through 2035. We could not confirm each building's story count.
Section 553.899 requires a milestone inspection by December 31 of the year a covered building reaches 30 years of age, and every 10 years after; the local enforcement agency can set 25 years where local circumstances require. Section 718.112 requires a structural integrity reserve study for buildings of three stories or higher, and it was due by December 31, 2025 for owner-controlled associations existing on July 1, 2022.
The association's own lease listing describes an upper-floor Preserve II residence, and listing descriptions point to multi-story buildings with elevators, but we could not confirm the story count of each building from a recorded document. If the buildings are three stories or taller, each association owes a reserve study, and on a 2002 certificate the 30-year year is 2032, on a 2005 certificate 2035. We found no Lee County determination applying 25 years to Breckenridge.
Ask your manager for the current reserve study or a statement that none is required or completed, the most recent budget with reserve funding, any special assessment approved or proposed, and the association's insurance summary. Buyers and lenders ask for these, and a seller who has them in hand prices from strength. If any is unavailable, we tell you before you list, not after the contract.
Even before a 30-year inspection, Florida law requires condominium associations to budget reserves for items such as roofs, painting and pavement, and the structural study adds building components. An association that funds reserves fully has fewer special-assessment surprises, and the budget shows which kind yours is. The budget is an owner document, so we ask the manager for it.
A buyer at Preserve at Breckenridge underwrites four layers: the $2,800 master fee, the Preserve condominium fee, one-time closing charges of $2,900 for a new owner, and Lee County property tax and insurance. Your price has to work against all four, so we show the buyer's arithmetic before we set yours.
The master fee is $2,800 a year for 2026, payable in full or quarterly at $700 plus a $25 processing fee. The Preserve condominium fee is set by each association, and the brochure says it typically runs $300 to $500 without stating whether that is monthly or quarterly, so the yearly total runs $6,400 to $8,800 on a monthly reading and $4,000 to $4,800 on a quarterly reading. The Preserve dollar figure is not published; the estoppel gives it.
The master fee covers the golf course, tennis and pickleball courts, five pools and a spa, the fitness room, the clubhouse, roads and gate and the community's bulk internet and cable, according to the association's materials. It is the same for all nine villages. What each Preserve fee adds is in that association's budget, and we do not guess at it.
Your buyer loses your homestead cap when the sale closes, and the assessed value resets under section 193.155, so the buyer's tax bill can exceed yours. Lee County bills property tax each November for the calendar year, in arrears. A buyer who sees your low bill and assumes it will carry over is making a mistake, and we help the buyer's agent understand it.
Preserve carries no Community Development District, because Breckenridge's master association dates to 1985 and the community is governed by its associations. We confirm on your parcel's Lee County tax bill that no district assessment appears, and we say so in the listing so the buyer does not have to hunt for it.
The flood zone and storm record affect a Preserve at Breckenridge sale mainly through insurance: FEMA's map shows Zone X at the three Breckenridge Drive points we tested, the site is about three to four miles inland of Estero Bay, and Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1. Your listing file should carry your building's zone.
Preserve falls on FEMA panel 12071C0579G, effective November 17, 2022. At three points on Breckenridge Drive, FEMA's National Flood Hazard Layer returned Zone X, "0.2 percent annual chance flood hazard in coastal zone," not a special flood hazard area, with no base flood elevation. That is the shaded-X band, low risk but not no risk, and we tested points, not building footprints.
Lee County's evacuation layer places the site in Evacuation Zone A and storm surge zone 1, which drives evacuation orders and is separate from FEMA flood zones. Confirm the exact address on the county's map and plan for wind, which is the main peril for inland Lee County.
Hurricane Ian came ashore near Cayo Costa on September 28, 2022 as a Category 4, according to the National Hurricane Center, and Milton in 2024 made landfall well north of Lee County. We found no public damage record specific to the Preserve buildings, and we do not claim the buildings were undamaged. Ask your association for its claim history so you can answer the buyer honestly.
Each Preserve association insures its building under section 718.111, and the owner's HO-6 policy covers the interior, contents, liability and loss assessment under section 627.714. The master policy's wind deductible and any loss-assessment exposure are questions for each association's insurance summary, an owner document. A buyer's insurance quote often decides whether a contract survives, so we gather the summary early.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
The rules that affect a Preserve at Breckenridge sale are set by each of four condominium declarations and by the master association, and most are not public: leasing terms, pet rules and any approval of sales sit behind the owner login. The public record does show that Preserve is not a 55-plus community and that leasing is permitted at Breckenridge.
The master association charges a $200 transfer assessment per lease, and renters may use the club. The minimum lease term, the number of leases per year and any waiting period before a new owner may lease are set by each Preserve association and are not published. Secondary web pages quote figures, and some confuse this Breckenridge with the Colorado ski town, so we do not use them.
No public document we reached states the Preserve pet rule, and the only pet language on the public record is one owner's lease listing that says no pets, which states that owner's terms. Federal fair housing guidance treats a service or emotional support animal as a reasonable accommodation, not a pet, and we help buyers and tenants through the request.
The golf course is open to residents, tenants and their guests with no resident green fee, and the courts are reservable online five days ahead. The master fee schedule lists an optional golf cart annual fee of $100 plus $25 for first registration and an optional storage lot fee of $200 to $225 plus $25. We list these as the schedule states them.
The public record does not show whether the four declarations give the associations a right to approve sales or leases. We ask the manager for each association's current requirement and put any timeline into the contract. We tell you what we find before you list, because an approval requirement changes the closing calendar.
Exterior changes at Breckenridge go through an architectural review committee, and in a condominium most exterior elements are common elements maintained by the association. Before you replace a door, a lanai screen or a light fixture, check the declaration. A change that needed approval and did not get it can become a closing problem.
A Preserve at Breckenridge condominium took a median of 108.5 days on market to close in the last 12 months, against 30.5 days across all 28 closings in 60 months. The slowdown is recent: all four sales in five years that took more than 90 days closed in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Across the 28 closings in the record, January through May carries 18, and none closed in July or September. March, April and May 2026 alone carry five of the eight sales in the last 12 months. That does not promise a winter sale, but it does say that a listing live by early January meets the busiest closing months first.
In the last 12 months the eight closings took 0, 41, 64, 85, 132, 134, 161 and 418 days on market, and the median of the eight is 108.5. The 418-day sale closed at 98.5 percent of list, and the 161-day sale at 97.8 percent, so the longest listings did not always sell for the least. Time on market and price both follow the plan, the building and the condition.
A realistic Preserve sequence is a listing appointment and valuation in week one, photography and the association documents in week two, a launch aligned to the buyer season, showings and feedback for the first several weeks, a contract, then the seven-day document window, inspection, estoppel and closing over the following weeks. A price set to the record shortens the middle, and documents ready at listing shorten the end.
Many Breckenridge owners are part-time residents, and we handle closings remotely with a mobile notary or power of attorney, electronic signatures for most documents and a full report after every showing. Sellers who are not U.S. persons should ask a tax adviser about federal withholding. We will coordinate with your adviser and your closing agent.
Selling? Get a free Preserve at Breckenridge home valuation OR call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Prepare a Preserve at Breckenridge condominium by ordering the association documents and estoppel, getting a pre-listing walk that dates the air handler, water heater and other systems that are yours, fixing what a buyer's inspector will flag and staging for the buyer who actually comes. We do the walk with you before you spend anything.
Order the estoppel and the declaration, bylaws, rules, budget, financial statement and reserve-study statement. Confirm the master and Preserve dues are current, gather permits for any interior work, and collect warranties and service records for the air handler, water heater and appliances. Put your flood disclosure answers on paper, and confirm your insurance and any claims history.
The closing record does not show condition, so we tell you what a buyer at your price will expect. A $205,000 sale in June 2026 and a $275,000 sale in November 2025, both two-bedroom-plus-den residences of 1,283 and 1,275 square feet in Preserve III, sit $70,000 apart, and the difference is often paint, floors, kitchens and lanai. We recommend the changes that move a buyer, not the ones that flatter us.
A Preserve buyer usually tours several Breckenridge villages in a day, so your residence competes on first impression and on how the plan shows. Clear the lanai, open the light and show the covered parking and storage if you have them. We stage what is true about the residence, and we do not add a view or a feature that is not there.
Your Preserve at Breckenridge listing should say what the record supports: a condominium in one of four associations, built 2002 to 2005, inside the gated Breckenridge club with golf, tennis, pools and a fitness room included in the master fee. It should state size, plan and fees, and it should describe the residence, not the people who choose it.
Breckenridge is a gated community with an 18-hole Par 3 course, eight lighted Har-Tru courts, three pickleball courts, five pools and a spa, according to the association. The course plays quickly and suits practice and casual rounds. We do not name a course designer, because the public record does not, and we do not call it a championship layout.
Coconut Point's shops and restaurants are about five minutes from the gate, Lee Health Coconut Point about two miles away, and Southwest Florida International Airport about 20 to 25 minutes off peak. Bonita Beach Park is about 18 to 22 minutes. We state drive times as approximate and off-peak, because season and traffic lengthen them.
Say the year built range, the plan size, the number of bedrooms as the floor plan permits them, the fees with their sources, and the amenities. Do not say who the community is for, do not claim a view your residence lacks, and do not repeat a "no pets" or lease-term claim that comes from a rental listing. Federal fair housing law governs how we advertise, and we follow it.
The MLS record for Preserve at Breckenridge teaches that two residences of the same size can close $125,000 apart depending on building, condition and the market of the day, and that price per plan decides the outcome more than days listed. Three sets of sales show it, with no unit numbers or owner names.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We hold no Preserve closing of our own, and we will not dress up a story. The 28 MLS closings are public, and the details worth learning from are the dates, prices, plans and days on market. We use them to teach the market and to show how we would have priced each one.
The 1,453 square foot plan closed eight times in five years: $229,900 in March 2022 (Preserve II), $340,000 in October 2023 (Preserve III), $346,000 and $335,000 in January 2024 (Preserve III and II), $339,000 in April 2024 (Preserve IV), $325,000 in April 2023 (Preserve II), $295,000 in March 2025 (Preserve I) and $310,000 in May 2025 (Preserve III). The eight have a median of $330,000, and the last one, $310,000, is the most recent for the plan.
A 1,243 square foot residence closed at $345,000 in November 2023 in Preserve III, and another of the same size closed at $220,000 in April 2026 in Preserve II, $125,000 lower. The record cannot tell us the condition, floor or systems of either one, and we do not pretend it can. It does show that the market moved a great deal in 29 months and that the building mattered.
The highest Preserve sale in five years was $355,000 in June 2024, a 1,399 square foot three-bedroom in Preserve III listed at $369,900 that closed in 28 days. It was 96.0 percent of list. Nothing in the last 12 months has come near it, and the honest lesson is that the 2024 market is gone, so we price to the sales of the last year.
Preserve at Breckenridge owners get a free valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own condominium and plan, placed on the village's price ladder, with your fee stack and net sheet beside it, at no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
You receive the recent closed Preserve sales in your condominium and plan with dates and days on market, a per-square-foot analysis from MLS living area, the live competition, your residence's position on the village ladder with the reasons, the fee stack a buyer will underwrite and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how a Preserve condominium is valued first.
In a village where the same size of residence closed at $345,000 in November 2023 and $220,000 in April 2026, the number decides the sale. We would rather you see the evidence before you commit, and many Preserve owners use the valuation to decide whether to sell this season or next, or to keep the condominium as a seasonal home or rental.
Jesse McGreevy prepares the valuation and Marc Comisar walks the residence. Both are licensed Florida REALTORS with Domain Realty, and both answer their own phones: Jesse at (239) 898-6072 and Marc at (239) 287-5873. The credentials behind the valuation:
Call Jesse McGreevy direct at (239) 898-6072, email [email protected], or request a free Preserve at Breckenridge home valuation. Text or call, and confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873.
Preserve 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 four separate condominium associations, a 9.0-month supply and a village next door with tight inventory reward building-level pricing and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Preserve at Breckenridge listing agent, or thinking, "I need someone to sell my condo at Preserve at Breckenridge," here is the short version of everything above. We place your residence on its own building's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually shop Breckenridge, and negotiate every offer ourselves.
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 and see how we represent buyers in Estero.
A listing live by early January meets the busiest closing months first: January through May carries 18 of the 28 Preserve closings in the last 60 months, and none closed in July or September. Price, not the calendar, decides the sale, and the fall is the time to prepare.
At the last 12-month medians, yes: $173.31 per square foot of MLS living area at Preserve against $211.50 at Villages on Lake Augusta, though Preserve's typical plan is larger, and the two 12-month median prices are $227,500 and $230,000.
Compare your list price with the closed sales in your own building and plan. Two of the six active Preserve listings have sat 168 and 217 days, while eight residences closed in the last 12 months, so reprice to the record, refresh the photographs and confirm the documents file is ready.
We recommend it. Under section 718.503 a condominium seller supplies the association documents at the seller's expense, and the buyer can cancel within 7 days, excluding weekends and legal holidays, if they arrive late, so ordering them at listing keeps the contract on schedule.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our buyer database and to agents with active Breckenridge buyers, and we will show you both routes with numbers, including what a private sale may cost in reach.
Ask each team for its comparable set for your own condominium, its plan for the association documents and its explanation of the fee stack a buyer will underwrite. The guide linked at the top of this page compares teams on the public record, and we welcome the comparison.
McGreevy and Comisar is a top-reviewed Preserve at Breckenridge realtor, and the quotes below are genuine five-star client 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A Preserve listing that has sat for months is a pricing and presentation problem, and it is fixable.
★★★★★ "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." Verified Google review
In a market where all eight recent closings sold below list, a price you can rely on matters more than a hopeful one.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Breckenridge owners are part-time residents, and a condominium sale has many moving parts.
A Breckenridge specialist matters when you sell at Preserve at Breckenridge because the facts that decide the sale live in documents, not in a listing feed: four associations, a master fee, a capital contribution, multi-story building rules, a Zone X flood map at the points we tested and a market with 9.0 months of supply.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He runs pricing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the residence and runs the field side of the listing. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Preserve residence off the Breckenridge median instead of its own condominium's sales, forget that Preserve is four associations rather than one, treat a Chapter 718 sale as a Chapter 720 one, skip the estoppel until a buyer asks, or describe a two-bedroom-plus-den as a three-bedroom. None of those mistakes is exotic, and each one moves a number or a closing date.
If your next move takes you elsewhere in Estero, our Estero seller guide covers listing and closing costs across the city. Our Breckenridge community guide covers the club every village shares, and our Preserve at Breckenridge neighborhood guide covers the history, declarations, amenities, schools and storm record that a seller's listing draws on.
Preserve at Breckenridge owners often buy again in Southwest Florida, sometimes inside Breckenridge itself, and we run both sides as one plan: the timing of two closings, the documents for each and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window carry over the difference between just value and capped assessed value [Source: Florida Statutes 193.155] [Source: Form PT-112, Save Our Homes portability guide]. The January 1 test matters, and we sequence both closings around it.
Owners who move from a Preserve condominium to a single-family village or to a different condominium see very different medians in the village table above, from $187,250 to $372,500 in the last 12 months on small samples. Read our Preserve at Breckenridge buyer guide to see the fee stack and documents from the buyer's chair.
If your next home is a golf community, a newer house or another condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps. To plan the sale and the purchase together, call Jesse direct at (239) 898-6072, or call Marc at (239) 287-5873 for the purchase side.
These Preserve at Breckenridge seller questions are answered from the same records as the rest of this page: Southwest Florida MLS Matrix data pulled September 29, 2026, Lee County Property Appraiser recorded sales through July 29, 2026, Florida condominium law and the master association's published fees. Where a fact varies by association, we say so.
Start with a free valuation, order your association documents and estoppel, price against your own building's closed sales, list, and negotiate the contract with the documents ready. Preserve is four condominiums, so your own association's package sets the pace of the closing.
Hire the team that can show you the record for your own building and plan, explain your association's documents and put a net sheet in front of you. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, though we hold no Preserve closings of our own to report.
The 12-month MLS median was $227,500 on 8 closings ($205,000 to $275,000), and the 24-month median was $254,000 on 12. Your figure depends on building, plan, floor and condition, so a written valuation from your own building's sales is the reliable answer.
Eight closed in the Southwest Florida MLS in the 12 months to September 29, 2026, for $1,873,000 in volume. The county recorded 10 qualified sales from September 29, 2025 to July 29, 2026, because it counts deeds whether or not a listing entered the MLS.
$227,500 across 8 closings in the last 12 months (the mean of $220,000 and $235,000, a small sample), $254,000 across 12 closings in 24 months and $285,000 across 28 closings in 60 months.
The highest in the last 12 months was $275,000 in November 2025, and the highest in five years was $355,000 in June 2024, a 1,399 square foot three-bedroom in Preserve III. Nothing in the last year has approached the 2024 level.
$205,000 in June 2026 in the last 12 months, for a 1,283 square foot two-bedroom-plus-den in Preserve III, and $193,000 in December 2021 across five years. Price per plan and building explain more of the spread than the calendar does.
Expect months, not weeks in this market: the median was 108.5 days on market across the last 12 months' 8 closings, with six competing actives. Residences priced to the recent closes have sold faster.
It is a buyer's market at about 9.0 months of supply. Sellers who price to closed sales and list before the winter season have the best odds, and a well-prepared residence with its documents ready stands out.
Preserve's six active listings ask a median of $259,900, while the 12-month median sold was $227,500, a gap of 14.2 percent. All eight recent closings sold below final list, so anchor to closed sales, not asks.
Yes, on small samples. Over 60 months the MLS median was $305,000 in Preserve III (11 closings), $285,000 in Preserve IV and Preserve I (5 and 3 closings) and $243,000 in Preserve II (9). Your comparables are your own building's sales.
Over 60 months the MLS median was $290,000 for 18 two-bedroom-plus-den closings and $302,500 for 6 three-bedroom closings, small samples. Building, area and condition matter more than the label, which is the listing agent's choice and not the declaration's.
That depends on each Preserve declaration. We found no published sale-approval requirement, and we read your declaration before listing. Ask your manager for the current procedure and timeline and put any deadline into the contract.
It is your association's written statement of what you owe, ordered through the association's manager. Section 718.116(8) requires it within 10 business days of a request, for a fee the statute caps. We order it when you list.
The Chapter 718 resale set under section 718.503, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302 and any known material defects under Johnson v. Davis. Late association documents give the buyer a cancellation right.
Section 720.401 says it does not apply to associations regulated under Chapter 718, and Preserve's four associations are condominiums. Whether any master-level document is separately required is a question for your closing attorney or agent.
Customarily the owner's title policy, documentary stamps, any unpaid assessments, prorated taxes, the estoppel fee where the contract assigns it and commission as negotiated. In Lee County the contract controls, and we itemize it before you list.
$0.70 per $100 of price, so $1,592.50 on a $227,500 sale and $1,995.00 on $285,000. In Lee County the seller customarily pays them, and the contract controls.
Florida sets the rate: about $1,212.50 on a $227,500 sale by our estimate ($575 for the first $100,000 plus $5.00 per $1,000 above it). In Lee County the seller customarily pays for it, and the contract controls.
The master schedule lists a $2,800 capital contribution and a $100 transfer assessment for a new owner and does not say who pays. The contract does, so we address it in the listing terms.
Lenders review the association's reserves, delinquency rate, litigation and insurance, so each Preserve association's health affects financing. Cash buyers avoid that step, and we ask for the lender questionnaire early.
Buyers and lenders ask about it. Buildings of three or more stories need a structural reserve study, and 2002 to 2005 buildings reach the 30-year milestone in 2032 to 2035. Have your association's statement ready at listing.
Yes, subject to the lease and the association's rules. The buyer takes the lease, showings go through the tenant, and closing should align with the lease end.
Yes. Furniture is a separate bill of sale outside the deed, and many buyers want a turnkey residence. We price furnishings separately so the appraisal is not affected.
Not always. The MLS record shows price, plan and days on market but not condition, so we walk your residence and tell you which updates would pay back before you spend anything.
The roof-level systems belong to the association, so start with the air handler, water heater, appliances and interior items a buyer's inspector will flag. Then ask your association which building items it covers.
It can help a buyer's insurance quote. A wind mitigation inspection documents roof shape, tie-downs and openings, and Florida insurers may credit it. For a condominium, building-level items depend on the association.
The neighboring village has 180 residences and one active listing against Preserve's six, so Preserve sellers face more direct competition. The 12-month medians are close: $227,500 at Preserve and $230,000 at Villages on Lake Augusta.
Ask your manager, since no Preserve budget is public. Buyers ask, and disclosing a pending or recent assessment early prevents renegotiation.
It must be paid or settled at closing, and the estoppel lists what is owed. We check the county record and the estoppel before you list so nothing surprises you.
Price minus the mortgage payoff, commission, stamps, the title premium, the estoppel and settlement fees and prorations. On $227,500 our illustration nets $215,821.00 to $218,108.50 before any payoff. We give you a written net sheet for your own price.
Buyers lose the seller's homestead cap when they buy, and the assessed value resets under section 193.155, so the new tax bill can exceed yours. We show buyers a range from Lee County's millage.
Nobody can time it, but the trend is informative: county recorded sales rose to a $335,000 median in 2024 and were $237,500 across 8 sales in 2026. Waiting only helps if the record turns, and the winter season is the best chance to beat the last 12 months.
Cash buyers avoid lender review, which suits a building with weak financials, but cash offers usually price below financed ones. We compare terms, not just headline price.
The association says agents must call the master office for the gate code and rules before a showing or open house. We coordinate access so your showings go smoothly.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We can show you all 28 Preserve MLS closings since November 2021, what they mean for your price and the credentials behind the team.
Get a free home valuation or call Jesse direct at (239) 898-6072. Jesse follows up with the Preserve sales that fit your residence.
Preserve 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, work from an office in Bonita Springs and checked every recent Preserve sale and public record in Breckenridge before writing this guide.
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 are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Preserve 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.
Contact us when you are ready:
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).
Preserve at Breckenridge facts on this page rest on primary sources: the master association's own documents, the State of Florida's condominium and corporation records, Florida statutes, Lee County and school-district pages, and federal agencies. Every link was fetched in September 2026, and no listing portal or competing brokerage is cited.
Data files and queries: the Lee County Property Appraiser 2026 parcel roll and recorded-sales file (newest recorded sale July 29, 2026) for the 160 Preserve residential parcels; the Southwest Florida MLS Matrix for Development Breckenridge, closings to September 29, 2026 and active listings, pulled September 29, 2026; and a FEMA National Flood Hazard Layer query at three Breckenridge Drive points, panel 12071C0579G effective November 17, 2022.
Preserve at Breckenridge's key documents are published by the master association, the State of Florida, Lee County and federal agencies, and the table links each to its issuing authority. Each Preserve condominium's declaration is a recorded instrument in the Lee County Clerk's official records, and its budget and estoppel come through its association manager.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 master association fee schedule | Breckenridge Property Owners Association | 2026 | |
About Breckenridge brochure | Breckenridge Property Owners Association | 2025 | |
Management companies list | Breckenridge Property Owners Association | current file | |
June 2026 newsletter | Breckenridge Property Owners Association | June 2026 | |
Breckenridge community map | Breckenridge Property Owners Association | current file | |
Statewide condominium extract | Florida Division of Condominiums | current file | |
Structural integrity reserve study reporting | Florida DBPR | current | |
Florida Statutes s. 718.503, resale disclosure and voidability | Florida Legislature | 2026 | |
Florida Statutes s. 718.116, estoppel certificates | Florida Legislature | 2026 | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | 2026 | |
Florida Statutes s. 689.302, flood disclosure | Florida Legislature | 2026 | |
Florida Statutes s. 689.261, property tax disclosure | Florida Legislature | 2026 | |
Documentary stamp tax overview | Florida Department of Revenue | current | |
Title insurance rate rule 69O-186.003 | Florida Administrative Code | current | |
2024 HB 979 bill analysis, estoppel fee caps | Florida Senate | 2024 | |
NAR settlement FAQs | National Association of REALTORS | current | |
Save Our Homes portability guide, Form PT-112 | Florida Department of Revenue | current | |
Hurricane Ian tropical cyclone report | National Hurricane Center | 2022 | |
Hurricane Milton tropical cyclone report | National Hurricane Center | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Property search and parcel record | Lee County Property Appraiser | current |
Reach the Preserve at Breckenridge seller team by requesting a free home valuation or by calling Jesse McGreevy direct at (239) 898-6072. It is free, written and built from the closed sales in your own building, and you can ask for it whether you plan to list this season or only want to know your number.
Buying instead? Call Marc at (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax or insurance advice, and no figure on this page is an appraisal.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.