Estero, Florida
Sell your Village on Crystal Lake home with McGreevy and Comisar, Top 1% nationally since 2008. Plan-size pricing from 13 MLS closings in five years, with two estoppels and the Chapter 720 file 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.
Village on Crystal Lake owners sell into a village of 64 single-family homes inside Breckenridge in Estero, and six of those homes closed on the Southwest Florida MLS in the 12 months to September 29, 2026. This seller guide sits beside our full Village on Crystal Lake neighborhood guide, which covers the history, amenities, schools, flood map and storm record in depth. This page answers one owner's question: how to sell a home here for the most money, with the fewest surprises, on a timeline you control.
If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record. Want a number first? Read our Village on Crystal Lake home valuation guide, which shows how a home here is priced from every recorded sale, or request a free home valuation today. If you are also buying your next home, our Village on Crystal Lake buyer guide covers the purchase side.
A word on the name, because search engines blur it. This page is about Village on Crystal Lake at Breckenridge, in ZIP 33928 on the west side of Estero, Lee County, Florida. It is not Crystal Lake, Illinois, and it is not the community next door: the neighboring village has its own guide, and we compare the two below. Selling in another part of Breckenridge? Start with our guide to selling a home in Breckenridge.
McGreevy and Comisar are the best realtor for selling a Village on Crystal Lake home because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing in five years.
If you're searching for the best realtor for Village on Crystal Lake, whether you're ready to sell your Village on Crystal Lake home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of the Coconut Point corridor, and Estero is a market we work every week.
Recent Village on Crystal Lake track record (last 12 months): In the 12 months to September 29, 2026, this village had 6 resales in the Southwest Florida MLS Matrix, at a median of $363,000 (n = 6, even, the mean of $361,000 and $365,000), a range of $325,000 to $375,000, $2,136,000 in total volume and a median of 249.5 days on market. The median sold-to-list ratio was 96.1%, taken as the median of the six per-sale ratios against each home's final list price. We do not have a count of these six that we represented on either side, so we state none; we will walk you through all six closings one by one.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Village on Crystal Lake is narrower and checkable: we have read the Breckenridge master association's published documents, the state record of the village association, the Lee County roll and every closed sale in the MLS record for five years, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Village on Crystal Lake 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 64-home village at the west edge of Estero.
Village on Crystal Lake differs from most Estero sales in six ways: two associations sit over each home, the homes are single-family under Chapter 720 rather than condominiums, the master fee bundles golf, tennis and pools, the resale comes with a $2,900 buyer charge at closing, the homes date from 1997 to 1999, and recent sales have taken months.
Village on Crystal Lake at Breckenridge Homeowners' Association, Inc., is a Florida not-for-profit corporation, document number N96000002327, filed April 25, 1996 and active on the state record. Above it sits Breckenridge Association, Inc., the master association that owns and funds the amenities, gate and roads. The village association is managed by MyTown Communities of Fort Myers, and the master association by Castle Group. Each has its own board and its own budget.
For a seller that means two sets of documents and two estoppels. We order both at listing, not at contract, so the buyer's review clock starts on day one.
Lee County codes all 64 Village on Crystal Lake parcels as single-family residential, and the village is a homeowners' association, not a condominium association. Six of Breckenridge's nine villages are condominiums, so a listing agent who works the whole community can hand a buyer the wrong disclosure package. In this village the pre-contract package is the Chapter 720 one, and we build it that way.
The roll does not tell us whether a particular home shares a wall with its neighbor, and we do not claim detached homes for this village. The plat and a survey answer that for an address, and we pull both before we write the listing description.
The 2026 master fee is $2,800, paid annually or as $725 a quarter. It covers an 18-hole par 3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a spa, bocce, shuffleboard, a fitness room and a clubhouse, with no separate equity membership and no green fee, according to the master association's published materials. That is the headline of every listing here, and it is also the number a buyer subtracts from their budget.
The roll shows every home built between 1997 and 1999, with a median of 1998, so a roof original to the house is now more than 25 years old. Many have been re-roofed, and buyers here ask for the permit date and a wind-mitigation report early.
The last 12 months' median of 249.5 days on market is the longest of any Breckenridge village that sold a home in that window, against 26.5 days at neighboring Village on Golden Pond. A seller who plans for a spring weekend and a quick offer is planning for a different market than the one the record shows.
Now is a good time to sell in Village on Crystal Lake if your home is priced to the last 90 days of sales and ready on paper. On September 29, 2026 the village had one active listing against six closings a year, 2.0 months of supply, but its 249.5-day median shows buyers waiting for the right price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month window unless stated)
One active listing on September 29, 2026 was a three-bedroom, two-bath home of 1,856 square feet of MLS living area, listed at $369,000 with 174 days on market. Against six closings a year that is 2.0 months of supply, and Breckenridge as a whole had 4.4 months (16 listings against 44 closings in the same 12 months). Low supply usually helps a seller, but a village this small can go weeks with no competing listing and still see no offers, because buyers here compare against the last sale, not against each other.
Days on market in the last 12 months ran from 47 to 464, with a median of 249.5. The fastest sale, 47 days, closed 12.1% below its final list price. The slowest, 464 days, closed at 96.4% of its final list. Long days reflect a slow stretch of price discovery, not a lack of buyers for a correctly priced home, and the sellers who closed fastest were the ones who met the market on price.
The MLS record shows two closings in 2024 at $435,000 and $475,000, two in 2025 at $415,000 and $470,000, and six in 2026 at $325,000 to $375,000. Each of those calendar-year groups is a small sample, and we call them that. The direction is clear enough to change a listing plan: a seller who prices to the 2024 peak in 2026 is pricing against a market that has moved.
Breckenridge's social calendar and seasonal buyer pool are weighted to November through April, but 13 sales is too few to show a monthly pattern in this village, so we do not promise one. What we can say is that a home documented before the first showing avoids the weeks that recent listings lost to paperwork, and that a listing photographed with its courts, pool and clubhouse in season meets the buyers who are already here.
Village on Crystal Lake homes closed 13 times in the Southwest Florida MLS in five years, and the first window with ten closings is 36 months: a $375,000 median, $325,000 to $475,000, and 127.5 median days on market. The last 12 months, six closings, sit lower at $363,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure below names its window and its n. Medians of an even number of sales are the mean of the middle pair, and we name both. Price per square foot is each sale's price over its MLS living area, taken as a median of per-sale values. Sold-to-list is each sale's price over its final list price, taken as a median of per-sale ratios.
| Window (to Sep 29, 2026) | Closings (n) | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $363,000 | $361,000 and $365,000 | $195.88 | 249.5 | 96.1% |
| 24 months | 8 (small sample) | $370,000 | $365,000 and $375,000 | $197.16 | 189 | 95.8% |
| 36 months, the first window with 10 or more | 10 | $375,000 | $375,000 and $375,000 | $207.43 | 127.5 | 96.2% |
| 60 months | 13 | $375,000 (an observed sale, n odd) | not applicable | $207.09 | 94 | 97.3% |
The median price barely moved across windows, from $363,000 to $375,000, while median days on market rose from 94 to 249.5 as the window shortened. Prices held near $363,000 to $375,000 but each sale took longer. In the 36-month window the ten sales total $3,931,000, with a mean of $393,100 that sits above the median because three sales from 2024 and 2025 closed at $435,000 to $475,000.
Thirteen closings is small enough to read one by one, so here is each, by month, price, bedrooms and MLS living area only.
| Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 2026 | 3 bed, 2 full 1 half | 1,745 | $364,900 | $361,000 | 98.9% | $207 | 151 |
| Aug 2026 | 3 bed, 2 full 1 half | 1,803 | $399,000 | $375,000 | 94.0% | $208 | 227 |
| Jul 2026 | 3 bed, 2 full 1 half | 1,812 | $349,900 | $335,000 | 95.7% | $185 | 272 |
| Jul 2026 | 3 bed, 2 full 1 half | 2,025 | $369,900 | $325,000 | 87.9% | $160 | 47 |
| Apr 2026 | 3 bed, 2 full 1 half | 2,025 | $374,999 | $365,000 | 97.3% | $180 | 279 |
| Apr 2026 | 3 bed, 2 full 1 half | 1,803 | $389,000 | $375,000 | 96.4% | $208 | 464 |
| Jul 2025 | 3 bed, 2 full 1 half | 2,214 | $439,500 | $415,000 | 94.4% | $187 | 94 |
| May 2025 | 3 bed, 2 full 1 half | 2,025 | $489,900 | $470,000 | 95.9% | $232 | 104 |
| Jun 2024 | 3 bed, 2 full 1 half | 1,803 | $439,000 | $435,000 | 99.1% | $241 | 9 |
| Feb 2024 | 3 bed, 2 full 1 half | 2,184 | $484,999 | $475,000 | 97.9% | $217 | 60 |
| May 2023 | 3 bed, 2 full 1 half | 1,917 | $405,900 | $397,000 | 97.8% | $207 | 5 |
| Jun 2022 | 3 bed, 2 full 1 half | 2,024 | $424,900 | $455,000 | 107.1% | $225 | 12 |
| Jan 2022 | 3 bed, 2 full 1 half | 2,024 | $355,000 | $350,000 | 98.6% | $173 | 32 |
Southwest Florida MLS Matrix, pulled September 29, 2026. Only one sale in five years closed above its final list price, the June 2022 sale at 107.1%. The middle sale of 13 is the seventh from either end: $375,000. Our MLS pull carries no street names, so we list closings by month, price, beds and living area only.
The county's recorded, qualified sales reach back further than the MLS window and are counted separately: the Lee County Property Appraiser's file holds 75 qualified Village on Crystal Lake sales across all years on file, index built September 27, 2026, newest recorded sale July 29, 2026. Recent years read 4 sales at a $350,000 median in 2026 to July 29, 6 at $437,500 in 2025, 5 at $435,000 in 2024, 2 at $383,500 in 2023, 3 at $350,000 in 2022 and 1 at $350,000 in 2021.
From 2011 to 2020 the county median moved between $214,500 and $282,500, before the 2021 to 2025 rise to $437,500. Since September 29, 2025 the county holds five qualified sales with a median of $335,000, and the MLS holds six closings in that window at $363,000; the county file ends two months earlier than the MLS pull. The 2021 row is a single sale, so its $350,000 is one price, not a median of many.
The two records count differently and we never mix them. The MLS counts marketed closings and gives days on market and sold-to-list; the county counts recorded, qualified deeds and gives neither. Since September 29, 2025 the county shows five qualified sales at a $335,000 median and the MLS shows six closings at $363,000, a $28,000 difference on different counts and different end dates, which is why we read the two records side by side and never blend them.
Village on Crystal Lake has 64 homes, and on September 29, 2026 it had one active listing at $369,000 after 174 days on market against six closings in 12 months. Few homes come up for sale here, so the next owner who sells should call us first. A seller who prices to the last 90 days of sales, not the 2024 peak, is the seller who closes.
Selling a Village on Crystal Lake home? Get a free Village on Crystal Lake home valuation or call Jesse direct at (239) 898-6072. Buying in Village on Crystal Lake? Call Marc at (239) 287-5873, or start with our Southwest Florida buyer guide.
The sales that matter most to a Village on Crystal Lake price are the ones of your plan size in the last 12 months: 2,025 square foot homes closed at $325,000 and $365,000 in 2026 and 1,803 square foot homes at $375,000 twice. Older sales of the same size show the direction, not the price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
The comparison needs a caution: similar MLS living area is not the same house, and condition, updates, view and lot decide the difference. What the pairs give us is a range of outcomes for a given size, and a direction.
Three closings carry 2,025 square feet of MLS living area: $470,000 in May 2025, $365,000 in April 2026 and $325,000 in July 2026. The drop from the first to the last is $145,000, or 30.9 percent. The April 2026 sale took 279 days at 97.3% of its final list; the July 2026 sale took 47 days at 87.9%.
Read together, the two 2026 sales suggest two ways to sell: a patient listing at $374,999 that closed at $365,000 after 279 days, and a home listed at $369,900 that closed at $325,000 in 47 days. We cannot see the condition of either home from the MLS record, so we do not say which was the better outcome.
Three closings carry 1,803 square feet: $435,000 in June 2024 after 9 days, $375,000 in April 2026 after 464 days and $375,000 in August 2026 after 227 days. The drop from June 2024 to 2026 is $60,000, or 13.8 percent.
The two 2026 sales at exactly $375,000 tell us where this plan clears today, after two very different lengths of time. A seller of a home this size should read the 464-day listing as a warning about pricing above the market and the 227-day one as the pace of a corrected price.
Split at 1,812 square feet, the five 36-month sales at or below that size had a median of $375,000 (range $335,000 to $435,000, n = 5) and the five at 2,025 or larger had a median of $415,000 (range $325,000 to $475,000, n = 5). The larger plans carry the widest range, because they include both the highest sale of five years, $475,000 in February 2024, and the lowest, $325,000 in July 2026.
Those are two groups of five, so small samples, and the overlap between them is large: a $325,000 large home closed below every one of the five smaller-home sales. Size alone does not set price here; timing and condition do.
In the last 12 months the six closings ran from $3,900 to $44,900 below their final list prices, $111,699 in all, with a median sold-to-list ratio of 96.1%. For a seller the practical rule is to set the list price at the number you expect to accept, because in this village the gap between the final list and the sale price averaged about 5 percent over the last 12 months, and 12.1 percent at the widest.
Village on Crystal Lake's $363,000 12-month median sits with Village on Golden Pond and Village on Crescent Lake at $363,000 to $372,500, well above the entry condominium villages at $187,250 to $268,500. Among the villages priced above $360,000, it has the largest sample: six closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
The yardstick is the 12-month MLS median sold price from each village's own pull, with the number of closings beside it, because a median on two sales is a different fact from a median on ten. Units and year built come from the Lee County 2026 roll and the roster of Breckenridge villages.
| Village | Homes (roll) | Regime | Year built | MLS closings, 12 months | Median sold, 12 months |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | Condominium (Ch. 718) | 1996 to 2001 | 10 | $230,000 (middle pair $225,000 and $235,000) |
| Wellington at Breckenridge | 95 | Condominium (Ch. 718) | 1988 to 1998 | 8 | $187,250 (middle pair $184,500 and $190,000) |
| Preserve at Breckenridge | 160 | Condominium (Ch. 718) | 2002 to 2005 | 8 | $227,500 (middle pair $220,000 and $235,000) |
| Village on Crystal Lake (this village) | 64 | Homeowners' association (Ch. 720) | 1997 to 1999 | 6 | $363,000 (middle pair $361,000 and $365,000) |
| Village on Golden Pond | 51 | Homeowners' association (Ch. 720) | 1994 | 4, small sample | $367,450 (middle pair $335,000 and $399,900) |
| Greenwood Village at Breckenridge | 73 | Condominium (Ch. 718) | 1988 to 1994 | 3, small sample | $268,500 |
| Village on Crescent Lake | 56 | Condominium (Ch. 718) | 2000 to 2005 | 3, small sample | $372,500 |
| Villages on Court Side Lake | 118 | Condominium (Ch. 718) | 1993 to 1996 | 2, small sample | $229,000 (middle pair $228,000 and $230,000) |
| Village on Lake Geneva | 44 | Homeowners' association (Ch. 720) | 1995 to 1997 | 0 (5 in 60 months) | none in 12 months |
Sources: Southwest Florida MLS Matrix, Development Breckenridge, closings to September 29, 2026; Lee County Property Appraiser 2026 tax roll; the roster of Breckenridge villages. The nine villages account for 44 MLS closings in the 12 months, and Village on Crystal Lake accounts for six of them, about 14 percent.
The gap between this village and the condominium villages is a product gap: three-bedroom homes coded single-family against mostly smaller condominium units. A Village on Crystal Lake seller is not competing with the $187,250 to $268,500 villages for the same buyer, and a pricing conversation that starts from the Breckenridge community median of a much smaller home starts in the wrong place. Our Breckenridge seller guide covers the whole ladder; this page stays on your village.
The village's median of 249.5 days on market is the slowest of the villages that sold a home in the last 12 months, against 108.5 at Preserve, 93 at Lake Augusta, 39.5 at Wellington, 39 at Crescent Lake and 26.5 at Golden Pond. That is the reason we advise sellers here to look at the last 90 days of sales before they look at the peak.
Village on Crystal Lake and Village on Golden Pond are the two closest villages in Breckenridge: both are homeowners' association villages of three-bedroom homes coded single-family, priced at $363,000 and $367,450 over the last 12 months. Golden Pond sold faster and is four years older; Crystal Lake is larger and newer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every figure is from each village's own MLS pull and county file, with the window and n beside it. Golden Pond's 12-month and 36-month windows have fewer than ten closings, so we call them small samples and lean on its 60-month window of 12. Owners of the neighboring village can read the same analysis in our guide to selling a home in Village on Golden Pond.
| Decision point | Village on Crystal Lake | Village on Golden Pond |
|---|---|---|
| Homes on the county roll | 64 (Phase I 40, Phase II 24) | 51 (Phases I and II) |
| Regime and association | Homeowners' association, Ch. 720, N96000002327, filed 1996 | Homeowners' association, Ch. 720, N93000005434, filed 1993 |
| Manager on the master list | MyTown Communities | Gulf Breeze Management |
| Year built (roll) | 1997 to 1999, median 1998 | 1994 |
| Roll heated area | 1,176 to 1,745 sq ft, median 1,431 | 1,176 to 1,745 sq ft, median 1,625 |
| MLS living area, closings | 1,745 to 2,214 sq ft | 1,625 to 2,137 sq ft |
| 12-month MLS closings | 6, median $363,000 | 4 (small sample), median $367,450 |
| 36-month MLS closings | 10, median $375,000 | 5 (small sample), median $350,000 |
| 60-month MLS closings | 13, median $375,000 | 12, median $400,000 |
| 12-month median days on market | 249.5 | 26.5 |
| 60-month median days on market | 94 | 12.5 |
| 12-month median sold-to-list | 96.1% | 96.6% |
| Median $ per living sq ft, 60 months | $207.09 | $220.45 |
| Active listing, Sep 29, 2026 | $369,000, 1,856 sq ft, 174 days | $325,000, 1,625 sq ft, 381 days |
| Qualified county sales since Sep 29, 2025 | 5, median $335,000 | 2, median $367,500 |
| Master fee and one-time fees | $2,800 a year; $2,800 and $100 at closing | same |
Southwest Florida MLS Matrix and Lee County Property Appraiser data as of the dates above; both villages pay the same master fee, so the difference is the village fee, which neither association publishes on the master site.
Golden Pond has sold faster in every window we can compare, and for more per square foot in the 12-month and 60-month windows; its 60-month median is $25,000 higher, though its 36-month median of $350,000 (n = 5) is below Crystal Lake's $375,000. A buyer who tours both villages sees a faster-moving neighbor with a smaller, older set of homes, and a Crystal Lake home priced above Golden Pond's recent closings must explain the difference in size, year built or condition.
The 12-month median days on market is the sharpest difference: 249.5 against 26.5. On four Golden Pond sales that is a small sample, but the 60-month figures, 94 against 12.5, point the same way. Golden Pond's speed is a benchmark to price against, not a pace to assume for Crystal Lake.
Choose language for your listing that fits what the village offers: a later build year (1997 to 1999 against 1994), a larger pool of 64 homes and a longer negotiating window. Buyers who want a faster-moving village with a higher recent price per square foot will look at Golden Pond, and we show them both when they ask. We describe homes, never the people who should live in them.
We price a Village on Crystal Lake home against sales of the same plan size, weighted to the last 12 months, then adjust for roof, condition, updates and any lease in place. The output is a list price at the number you expect to accept, with a defensible range and the sales behind it.
Your MLS living area, your bedroom and bath count and your plan decide which closings we use. The 13 recorded closings cluster at 1,803 and 2,025 square feet, three sales each, so those two plans account for six of 13 and are the village's most traded. A 1,856 square foot listing, like the one active on September 29, 2026, has no closing at its exact size, so we bracket it between the 1,803 and 2,025 sales and adjust.
A 2024 sale is history, and a 2026 sale is evidence. For an 1,803 square foot home we would weight the two 2026 closings at $375,000 above the June 2024 closing at $435,000, and we would show you the reason. For a 2,025 square foot home the April and July 2026 sales at $365,000 and $325,000 come first and the May 2025 sale at $470,000 is context.
The MLS record does not show roof age, air conditioning age, updates, view, lot or whether a home fronts water, and the county roll does not tell us which parcels front a lake. We inspect, we read the permits and we adjust from evidence, not from a formula. A documented new roof and a wind-mitigation report are worth money at closing and shorten the negotiation.
Over the last 12 months the gap between final list and sale price averaged about 5 percent, and 12.1 percent at the widest. A list price padded for negotiation tends to cost time in a village where the median is already 249.5 days. We show you the sale price we expect, the list price that supports it and the walk-away number.
A price plan without a reduction plan is half a plan. We agree on a review date and a trigger, such as showings without offers, so the decision is made on evidence and not on the 200th day. The 464-day and 279-day listings in the record are the cost of drifting.
We market a Village on Crystal Lake home with professional photography, cinematic video, drone imagery, a qualified-buyer database and discreet off-market options, built around what only this village has: the bundled golf, tennis and pools, a single-family regime, and a paperwork file that answers a buyer's questions before they ask.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; the 13 closings and one active listing behind the marketing plan)
Buyers here shop the amenity package as much as the house. We photograph the home, then the courts, the pools, the clubhouse and the par 3 course, in the light and season that suit them, and we show the village layout from the air. We do not publish a walking time from a home to the clubhouse that we have not measured.
Your listing says what the record supports: three bedrooms, MLS living area, year built, the master fee of $2,800, what it covers and what the village fee covers once we have it from the association. It does not say "lakefront" unless the parcel is, and it does not describe who should live in the home. Fair housing rules apply to how homes are marketed, and we describe property, not people.
Some owners want quiet: an estate, a tenant in place, a health change. Direct outreach and our own buyer database can find a buyer without a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Showings and open houses go through the Breckenridge master office for the gate code and rules, and for-sale signs follow the master association's sign and color specifications. We coordinate showings so buyers are not delayed at the gate, and we follow the sign rules so a listing does not draw a violation letter.
We negotiate a Village on Crystal Lake contract with the record in hand: the last 90 days of sales, the sold-to-list pattern of 96.1% and the buyer's true cost to own, including the $2,900 charged at closing. We handle every offer ourselves, from the first counter to the review window and the closing table.
A Village on Crystal Lake offer is a price, a closing date, an inspection period, a financing type and an association-document timeline. A slightly lower price with a shorter inspection period and stronger financing can beat a higher one, and we show you the comparison in dollars and in risk.
Only one of 13 closings in five years went over its final list, at 107.1% in June 2022. The last 12 months' median of 96.1% means a typical buyer here expects to negotiate about 4 percent off the final list. We plan for that in the list price rather than leave the difference to the counter.
Since August 17, 2024 commissions are negotiable, buyer-agent compensation cannot be advertised in the MLS, and buyers sign written agreements before touring, according to the National Association of REALTORS. A seller may still offer compensation off-MLS, and general concessions such as a contribution to closing costs may still be shown in the MLS. We model each option on your net sheet before you decide.
For homes built from 1997 to 1999 the buyer's insurance quote often drives the conversation more than the inspection report. We answer with documents: permit dates, a wind-mitigation report and repair quotes, so the negotiation is about facts.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Village on Crystal Lake home at the $363,000 12-month median costs roughly $16,000 to $25,000 before any mortgage payoff and property-tax proration, or 4.4 to 6.9 percent of price, depending on whether the seller offers buyer-agent compensation. The seller customarily pays doc stamps and the owner's title policy in Lee County.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month median as the sale price)
These are estimates on our shared Lee County cost-of-selling research, using the village's 12-month median as the sale price. The contract controls the actual split, and every commission is negotiable.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $363,000 | Village on Crystal Lake 12-month MLS median (n = 6) |
| Listing commission, example 2.75% | $9,983 | negotiated, not fixed |
| Buyer-agent compensation, example 2.5% (optional) | $9,075 | negotiated, off-MLS |
| Deed documentary stamp tax | $2,541 | 3,630 units at $0.70 per $100 (s. 201.02) |
| Owner's title policy, Lee County seller | $1,890 | promulgated premium schedule |
| Title search and settlement fee | $1,200 | estimate |
| Municipal lien search | $175 | estimate |
| HOA estoppel certificate | up to $299 | statutory cap, each association |
| Total with buyer-agent compensation | about $25,163 | 6.9 percent of price |
| Total without buyer-agent compensation | about $16,088 | 4.4 percent of price |
A seller with a mortgage subtracts the payoff, and every seller credits the buyer with property tax for the days owned in the year, because Florida taxes are assessed by calendar year and paid in arrears. Two estoppels are usual, master and village, so the estoppel line may double: about $16,387 without buyer-agent compensation and $25,462 with it, or 4.5 and 7.0 percent of $363,000.
| Sale price | Doc stamps | Owner's title policy | Total without buyer-agent compensation | Total with a 2.5% offer |
|---|---|---|---|---|
| $325,000 (lowest 12-month sale) | $2,275 | $1,700 | about $14,587, 4.5% | about $22,712, 7.0% |
| $363,000 (12-month median) | $2,541 | $1,890 | about $16,088, 4.4% | about $25,163, 6.9% |
| $375,000 (highest 12-month sale) | $2,625 | $1,950 | about $16,562, 4.4% | about $25,937, 6.9% |
Each row uses the same example 2.75% listing commission, $1,200 title search and settlement, $175 lien search and one $299 estoppel. Estimated net to the seller before payoff is about $310,413 at $325,000, $346,912 at $363,000 and $358,438 at $375,000 when no buyer-agent compensation is offered.
Two lines are fixed by law: the deed documentary stamp tax under section 201.02 and the owner's title premium under Rule 69O-186.003. The estoppel is capped by statute. The commission, any buyer-agent compensation, the settlement fee and the lien search vary, and the seller's second-largest lever after price is how the buyer-side incentive is structured and disclosed. We show you each option in dollars before you sign a listing agreement.
The buyer pays the master association a $2,800 capital contribution and a $100 transfer fee at closing, per the master fee schedule, and records the deed. On a $363,000 sale the buyer's association charges are $2,900 before closing costs. Sellers who understand that number price and negotiate better, and we cover it in the next sections.
A Village on Crystal Lake seller owes three disclosures: the Chapter 720 disclosure summary before the buyer signs, the property tax disclosure summary in the contract, and the common-law duty to disclose known facts that materially affect value and are not readily observable. This is information, not legal advice; confirm with your closing agent or attorney.
Village on Crystal Lake is a homeowners' association under Chapter 720. Under section 720.401, the disclosure summary must reach a prospective buyer before the buyer signs the contract, and on a resale it comes from the seller. If it is not provided before signing, the contract is voidable by the buyer, who may cancel in writing within three days of receiving the summary or before closing, whichever comes first, and that right cannot be waived. We make sure the package is complete before the first offer.
Six of Breckenridge's nine villages are condominiums, where the resale documents come from section 718.503 and a different cancellation window applies. Section 720.401 does not apply to associations under Chapter 718, and Village on Crystal Lake is not one. If you also own a condominium elsewhere in Breckenridge, the two sales run on different paperwork, and our Breckenridge seller guide explains the condominium side.
Section 689.261 requires a property tax disclosure summary in a residential contract, warning the buyer not to rely on the seller's current taxes because a change of ownership or new improvements can trigger reassessment. Section 689.302 adds a seller's flood disclosure owed at or before contract. We attach both to every Village on Crystal Lake listing package.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable and are not known to the buyer must disclose them, and an as-is clause does not remove that duty. On a 1997 to 1999 home that usually means roof leaks, past water intrusion, air-conditioning problems and unpermitted work. Complete the Seller's Property Disclosure accurately and completely.
Under section 720.30851, each association may charge up to $299 for a standard estoppel certificate on an account that is not delinquent, plus $119 to expedite within three business days and $179 if the account is delinquent. The certificate is valid for 30 days, or 35 if sent electronically, and the fee is refundable if the sale does not close. The seller customarily pays it, and the master and the village each issue their own.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
A Village on Crystal Lake buyer pays $2,900 to the master association at closing, then $2,800 a year to the master and the village association's own fee on top, plus Lee County property tax and insurance. Your buyer's lender and insurer decide how those numbers fit their budget, so we put them in front of every buyer early.
| Item | Amount | Source |
|---|---|---|
| Capital contribution, new owner | $2,800 | Breckenridge master fee schedule, 2026 |
| Capital contribution, existing Breckenridge owner | $1,000 | same |
| Transfer assessment, resale | $100 | same |
| Transfer assessment, renter, per lease | $200 | same |
| HOA estoppel certificate, standard | up to $299 | s. 720.30851, Florida Statutes |
The brochure tells the title company to complete the master estoppel through the management company's resale documents process and to include the capital contribution and transfer fee in the closing fees.
The yearly costs a buyer can source are the $2,800 master fee ($2,900 if paid quarterly), the village association's fee, Lee County property tax, homeowner's insurance and, for owners who choose them, a $100 annual golf-cart fee and a $200 to $225 storage-lot fee. The master fee alone equals about $233 a month, and on the 12-month median price of $363,000 it is about 0.8 percent of the price a year before anything else.
The Breckenridge brochure says owners have an HOA fee that typically ranges from $300 to $500, handled by the association's management company, and it does not say whether the range is monthly, quarterly or annual. The village association's budget is not on the master association's public pages. We do not convert the range to a yearly figure, and we do not publish a combined annual cost. We put the exact fee and what it includes in your listing package from the estoppel or from MyTown Communities before the first showing.
Breckenridge is association-governed and, per the community's records, carries no Community Development District bond assessment. A buyer should still confirm on a parcel's tax bill that no special assessment appears. That is a real cost difference from newer master-planned Estero communities that finance infrastructure through a CDD, and it belongs in your listing.
The flood zone, roof age and storm record affect a Village on Crystal Lake sale through insurance: most of Breckenridge is in FEMA Zone X, but homes built from 1997 to 1999 predate the Florida Building Code, so a buyer's wind and roof questions arrive early. We put the answers in the listing file.
FEMA's current effective Lee County flood map panel for the community is 12071C0579G, effective November 17, 2022. Across the community footprint the residential pads are overwhelmingly in Zone X, with AE polygons on the internal lakes and one floodway feature. The village takes its name from a lake, and the master association says the community's 842 units overlook five lakes. We have not mapped which Village on Crystal Lake parcels front water, so a lake-fronting home is checked parcel by parcel at the FEMA Map Service Center.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4, and its destructive surge fell on the coast and islands, not inland Estero, where the hazard was wind and rain. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We do not claim Village on Crystal Lake was undamaged in either storm, and we do not have village-level damage records, so buyers ask for the permit and insurance history of the address.
The Florida Building Code's first edition took effect March 1, 2002, after this village was built. A roof original to a 1997 to 1999 home is now more than 25 years old, and many have been re-roofed, so we check the roof permit date first. A wind-mitigation inspection on the state's uniform form can lower a premium, and a documented new roof and report are worth money at closing.
Flood insurance is generally not federally required in Zone X and is required for federally backed mortgages in AE. Wind is the cost that matters in Estero. Who insures the structure is set by the village's recorded documents; in most Chapter 720 associations owners insure their own dwellings, but we have not read this village's declaration and will not assume, so we ask the association for its insurance summary.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
The rules that affect a Village on Crystal Lake sale are age (none: Breckenridge is all ages), rentals (a $200 master transfer assessment per lease), pets (unpublished), architectural approval, gate access and for-sale signs. The village's own rules and budget sit behind the owner login, so we fetch them before we list.
No. Breckenridge is all ages, and the master association describes a welcoming environment for renters, part-time and full-time residents, winter visitors and year-round owners. We state this as a fact about the community's stated rules, not as a description of who lives here.
Renting is possible under the master association's rules, which charge a $200 transfer assessment per lease and give renters access to the amenities. Under section 720.306, an association may regulate rentals shorter than six months and may prohibit renting more than three times in a calendar year, and such an amendment applies to all owners. The village's minimum lease term is in its declaration, which we could not source, so any number would be a guess. A sale with a tenant in place runs on the lease: the buyer takes it, showings go through the tenant and the closing should match the lease end.
The village's pet rule is not in a public document we can cite, so we ask for the rules page before listing and disclose it to buyers. Exterior changes require Architectural Review Committee approval before work begins, per the master association's documented standards, and whether the village has its own review layer is a question for its declaration. The documents we hold do not show a sale-approval requirement for the village; the recorded declaration and the estoppel will.
Contact the master office at 239-992-5959 for the gate code and rules, as the master association asks, and we follow the association's for-sale sign and color specifications.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
A Village on Crystal Lake home took a median of 249.5 days from list to close in the last 12 months, with a range of 47 to 464 days, so plan for months, not weeks, unless the price is set to sell. The 60-month median is 94 days, which shows how much slower the last year has been.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month and 60-month windows named beside each figure)
Most of the time in a sale is the listing period. After contract, allow the inspection period, the association documents and the buyer's financing, then closing. We build a calendar at listing with the review dates for price and a target closing date, and we keep it current so an out-of-town owner always knows where the sale stands.
Four of the last six closings took more than 200 days: 227, 272, 279 and 464. The 47-day sale closed 12.1% under its final list. Fast sales in the five-year record, 5, 9, 12 and 32 days, all came in 2022 to 2024, when the village's prices were higher. The lesson for a 2026 seller is to price for the market that exists.
Overpricing, missing documents, an unresolved lease and a roof question are the four causes we see in the record's long listings: the 464-day listing at $389,000 closed at $375,000, and we cannot see the condition of any of these homes from the MLS. Each is fixable before listing.
Prepare a Village on Crystal Lake home by gathering the paperwork a buyer will ask for, fixing roof, air-conditioning and moisture questions, and getting a wind-mitigation report before the first showing. Homes built from 1997 to 1999 sell on documented condition, so the file matters as much as staging.
Gather the recorded declaration and amendments, the village budget and rules, both estoppels, roof and permit records, any lease, your survey and the Seller's Property Disclosure. We assemble the file before the first showing and check it against the Chapter 720 requirements.
Ask for the roof permit date and have a wind-mitigation report done on the state's uniform form. We pull permits from the Village of Estero's Community Development Department and Lee County records; note that the Phase II parcels are recorded in the county's legal descriptions as "Breckridge," so a search by the correct spelling can miss them.
Fix what a buyer's inspector will find and an insurer will price: moisture, roof and electrical. Leave cosmetic choices to the buyer if the price already reflects them. We give you a short list ranked by what the recent closings suggest moves the price, not a long list of everything.
The buyer here is shopping an amenity package as much as a house, so present the home as the base for it: bright rooms, clear lanai, and photographs of the courts and pool in the listing. Keep the description factual and free of anything about who should live here.
Selling your Village on Crystal Lake home? Call Jesse direct at (239) 898-6072 or get a free home valuation. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
The MLS record teaches that two 2,025 square foot Village on Crystal Lake homes sold in 2026 by opposite routes: one listed at $369,900 closed at $325,000 in 47 days, and one listed at $374,999 closed at $365,000 in 279 days. Price and patience traded places, and the July sale set the village's lowest 12-month price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
This is a public-record sale. A three-bedroom home of 2,025 square feet of MLS living area closed in July 2026 at $325,000, which is $160 per living square foot, after 47 days on market and at 87.9% of its final list price of $369,900. It was the fastest sale of the last 12 months and the lowest price per square foot in the 13-closing record.
An April 2026 sale of the same 2,025 square feet closed at $365,000, $180 per square foot, after 279 days and at 97.3% of a $374,999 list price. Read together the two sales say the same thing from two directions: a home in this village clears between roughly $325,000 and $365,000 at this size today, and the seller chooses between speed and price. We cannot see condition, updates or the negotiation turn from the MLS, so we do not claim to know why they differ.
A seller here should decide before listing whether speed or price comes first, and price accordingly. If a fast sale matters, price to the fast comparable and expect a lower list-to-sale gap. If price matters most, price to the patient comparable and plan for months. We show you both outcomes with the net-sheet numbers.
Village on Crystal Lake 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 closed sales of your own plan size, with your fee stack, roof file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales of your plan size with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with 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, and read how we build one in our Village on Crystal Lake home valuation guide.
In a village where similar homes sold for $435,000 and $375,000 at the same 1,803 square feet, 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.
Village on Crystal Lake sellers get the strongest results by listing with McGreevy and Comisar, the #1 team in Southwest Florida since 2012, because a 64-home village with two associations and six closings a year rewards plan-level pricing and a paperwork file ready on day one. In 2026 alone, two homes of the same 2,025 square feet closed $40,000 apart.
Data updated: September 2026
If you're searching for a Village on Crystal Lake listing agent, or thinking, "I need someone to sell my Village on Crystal Lake home," you are selling into a small, slow-moving village where the exact plan, the condition and the price set against the last 90 days of sales decide the outcome. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Listing-team credentials:
We will walk you through all 13 closings on request.
Start with our free home valuation. We follow up with a written comparable set from the MLS record and 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 Village on Crystal Lake buyer guide, and see how we represent buyers in Southwest Florida.
For a home priced to the last 90 days of sales, yes; for one priced to the 2024 peak, no. The village has 2.0 months of supply, one active listing against six closings a year (Southwest Florida MLS, September 29, 2026), but its median of 249.5 days on market shows buyers waiting for the right price.
Against sales of the same plan size, weighted to the last 12 months. The 2,025 square foot sales ran $325,000 to $470,000 across 2025 and 2026 and the 1,803 square foot sales $375,000 to $435,000 across 2024 and 2026, with the newest sales at the bottom of each range.
The documents we hold do not show a sale-approval requirement for the village; the recorded declaration and the association's estoppel will. Ask MyTown Communities or read the declaration before listing.
In the last 12 months the median was 249.5 days from list to close (n = 6), with a range of 47 to 464 days, so plan for months, not weeks, unless the price is set to sell.
Yes, subject to the lease and to the association's leasing rules, which we confirm with the association. The buyer takes the lease, showings go through the tenant and the closing should match the lease end.
In Lee County the seller customarily pays both: $2,541 in doc stamps and about $1,890 for the owner's policy on $363,000. In Collier County the buyer customarily pays the owner's policy. The contract controls in both.
McGreevy and Comisar is a top-reviewed Village on Crystal Lake realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. They are not about this village in particular. 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
In a village where recent listings ran from 47 to 464 days, a listing that sits is usually priced against the wrong comparable or missing the documents a buyer needs. Repricing to the right sales and completing the file is often all it takes.
★★★★★ "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
A sound price here comes from the closings that match your plan size, not from the village median.
★★★★★ "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
Feedback from showings is the earliest signal that a price needs review, and we share it as it arrives.
A Village on Crystal Lake specialist matters because the facts that decide a sale here live in documents, not in a listing feed: two associations, a Chapter 720 disclosure, a capital contribution, homes from 1997 to 1999 and a price range from $325,000 to $475,000 in five years. Our Village on Crystal Lake neighborhood guide holds the full record.
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, marketing, data and the association and closing paperwork, which in this village means the plan-size comparisons, the two estoppels and the net sheet. 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 runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price an 1,803 square foot home off the village median, hand the buyer a condominium package when this village is an HOA, wait until contract to order the estoppels, skip the roof permit date on a 1997 to 1999 home, quote a flood zone for the whole community, or forget the $2,900 the buyer pays the master association. None of those mistakes is exotic, and each one costs a seller time or money.
If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Breckenridge, selling a home in Village on Golden Pond, selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture is on our Breckenridge community hub and our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Village on Crystal Lake, Breckenridge, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Village on Crystal Lake sellers often buy again in Southwest Florida, sometimes inside Breckenridge. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead. Our Village on Crystal Lake buyer guide covers the purchase side of this village.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home, per section 193.155 and the Form PT-112 portability guide. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move from this village to another Breckenridge village for a different plan, a different fee stack or a different regime. Both sales and purchases run through the same master association and the same master estoppel process, which makes a same-community move simpler to coordinate than it sounds. Ask us about it when you call.
If your next home is a golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps. If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Village on Crystal Lake owners ask these questions before they sell, and each answer below is written for a Lee County seller in a homeowners' association village with a master association above it. They cover price, timing, the association documents, the estoppels, disclosure, costs and the choices around renting and preparing.
Data updated: September 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales of your own plan size, then build the documents file before you list: the village and master estoppels, the fee schedule, the recorded declaration, roof and permit records and a wind-mitigation report. Price the home against its plan-size sales, market it, and deliver the section 720.401 summary before the buyer signs. Call Jesse direct at (239) 898-6072 to begin.
Start with your plan size and the last 90 days: 2,025 square foot homes closed at $325,000 and $365,000 in 2026 and 1,803 square foot homes at $375,000 twice. Request a free valuation for yours.
Six MLS closings in 12 months, $325,000 to $375,000, median $363,000. The latest, in September 2026, was $361,000.
They cannot tell a 1,745 square foot home from a 2,214 square foot one under the same village name. Price from matched sales and condition.
No. The 2024 MLS closings were $435,000 and $475,000; the last 12 months' were $325,000 to $375,000. The two 2026 sales of 1,803 square feet, at 227 and 464 days on market, both closed at $375,000.
Yes, but less than timing and condition. In the 36-month window the five larger homes ranged $325,000 to $475,000 and the five smaller ones $335,000 to $435,000.
In the last 12 months from $3,900 to $44,900 below final list, a median sold-to-list of 96.1%.
The 12-month median is 249.5 days on market, range 47 to 464, n = 6. The fastest sale in the last 12 months, at 47 days, closed at 87.9% of its final list.
Supply is thin, one listing against six closings a year, but buyers have been patient. Pricing to the newest sales matters more than the calendar.
Breckenridge's social calendar and seasonal buyer pool are weighted to November through April, but 13 sales is too few to show a monthly pattern in this village, so we do not promise one.
At $363,000, about $16,088 without buyer-agent compensation and $25,163 with a 2.5 percent offer, before payoff and tax proration. See the net sheet above.
The seller customarily pays deed documentary stamp tax of $0.70 per $100, $2,541 on $363,000. The contract controls.
The seller customarily selects the closing agent and pays the owner's policy in Lee County. In Collier County the buyer does. The contract controls in both.
Up to $299 for a standard certificate, with added charges for rush and delinquent accounts, under section 720.30851. The master and village associations each issue one.
A $2,800 capital contribution and a $100 transfer assessment at closing, $2,900 in all, per the master fee schedule. The schedule sets the capital contribution at $1,000 for a current Breckenridge owner.
The documents we hold do not show one for the village. The recorded declaration and the estoppel answer it, and we check before listing.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant and the closing should match the lease end.
It depends on its age and your buyers' insurance. Homes built in 1997 to 1999 face questions about roofs, and a documented new roof or a wind-mitigation report helps a buyer's insurance quote.
A wind-mitigation inspection documents roof, opening protection and construction features on the state's uniform form and can lower an insurance premium. It is not required to sell but is worth having.
The recorded declaration and amendments, the village budget and rules, the estoppels, roof and permit records, any lease, and your survey. We assemble the file before the first showing.
Contact the master office at 239-992-5959 for the gate code and rules, as the master association asks. We coordinate showings so buyers are not delayed at the gate.
Yes. The master association publishes for-sale sign and color specifications, and we follow them.
Florida taxes are assessed by calendar year and paid in arrears, so the seller credits the buyer with the days owned in the year, prorated on the prior bill. It appears as a credit on the settlement statement.
Known facts materially affecting value that a buyer cannot readily observe, under Johnson v. Davis, plus the HOA disclosure summary before contract under section 720.401 and the property tax disclosure under section 689.261. Complete the Seller's Property Disclosure accurately.
Since August 17, 2024 commissions are negotiable, buyer-agent compensation cannot be advertised in the MLS, and buyers sign written agreements before touring. A seller may still offer compensation off-MLS.
Yes. General concessions such as a contribution to closing costs may still be shown in the MLS; only buyer-broker compensation is barred from the listing.
Same plan size in Village on Crystal Lake first, then Village on Golden Pond as a benchmark for a similar single-family village, not as a substitute.
Here it has followed pricing more than it has caused it: homes that sat 227 to 464 days closed about 3 to 6 percent below final list, and the final list may already reflect price reductions the MLS summary does not show.
At the number you would accept. The last 12 months averaged about 5 percent between final list and sale, so a list price padded for negotiation tends to cost time.
The lease and the association's rental rules travel with the sale. We confirm the lease end, the tenant's rights and the association's transfer requirements before listing.
Negotiate with documents: permit dates, a wind-mitigation report and repair quotes. A buyer's insurance quote often drives the conversation more than the inspection.
96.1% over the last 12 months (n = 6), 96.2% over 36 months (n = 10) and 97.3% over 60 months (n = 13), each a median of per-sale ratios against final list price.
Ask for the sales of your plan size, the days on market of each and the price reductions before each closed. We will walk you through all 13 closings.
Most of Breckenridge is mapped in FEMA Zone X, on FIRM panel 12071C0579G effective November 17, 2022, with AE limited to internal lakes and drainage. Check the exact parcel at the FEMA Map Service Center, and give the buyer the section 689.302 flood disclosure.
Request a free valuation or call Jesse direct at (239) 898-6072. We will send the matched sales and the fee and paperwork list for your home.
Village on Crystal Lake owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who tracked every recent Village on Crystal Lake sale and public record in Breckenridge before writing this page. 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. We tracked all 13 Village on Crystal Lake closings in the Southwest Florida MLS since January 2022, and all 75 county-recorded qualified sales on file, before we wrote a word of this guide. We tracked the September 2026 active listing and the six closings of the last 12 months one by one.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this page: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Village on Crystal Lake guide traces to a primary record below: the master association's published documents, the State of Florida, Lee County, the Village of Estero, FEMA and federal records, school and hospital sources, and trade rules. Parcel and sale facts come from the county roll. No brokerage, listing portal or IDX feed is cited.
Village on Crystal Lake's key documents are published by the Breckenridge master association, the State of Florida and Lee County; the table links each to its issuing authority. The village's recorded declaration is available through the Lee County Clerk's official records search under the association's name.
| Document | Issued by | What it shows | Link |
|---|---|---|---|
| 2026 Schedule of Master Association Fees | Breckenridge Association, Inc. | The $2,800 master fee, the capital contribution and the transfer assessment | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge Association, Inc. | The village fee range and the new-owner steps at the master office | Brochure, PDF |
| Association Management Companies | Breckenridge Association, Inc. | Which company manages each village association | Management list, PDF |
| For Sale Sign and Color Specs | Breckenridge Association, Inc. | The sign rules a listing follows | Sign specs, PDF |
| Florida Statutes 720.401 | Florida Legislature | The HOA disclosure summary, its pre-contract timing and the buyer's three-day cancellation right | Statute |
| Florida Statutes 720.30851 | Florida Legislature | What an HOA estoppel certificate must state and its fee caps | Statute |
| Florida Statutes 720.306 | Florida Legislature | Amendments and the rental rules an association may adopt | Statute |
| Florida Statutes 689.261 | Florida Legislature | The property tax disclosure summary in a residential contract | Statute |
| Florida Statutes 689.302 | Florida Legislature | The seller's flood disclosure | Statute |
| Documentary stamp tax overview | Florida Department of Revenue | The $0.70 per $100 deed rate and the note and intangible taxes | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | Florida Office of Insurance Regulation | The promulgated owner's title insurance premium schedule | Rule |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind-mitigation form insurers use to price a roof and openings | OIR-B1-1802, PDF |
| 2024 HB 979 estoppel analysis | Florida House of Representatives | The $299, $119 and $179 estoppel amounts | Staff analysis, PDF |
| FEMA Map Service Center | FEMA | The flood zone and FIRM panel for a specific address | FEMA |
| NAR settlement FAQs | National Association of REALTORS | How buyer-broker compensation works after August 17, 2024 | NAR |
| Village on Crystal Lake recorded declaration | Lee County Clerk of Court | The village's covenants, on file under the association's name | Official records search |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.