Estero, Florida
Sell your Village on Golden Pond home with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from 12 MLS closings, with both estoppels and the Chapter 720 disclosure 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 Golden Pond is a 51-home village of three-bedroom houses inside Breckenridge in Estero, all built in 1994, and the Southwest Florida MLS recorded only 12 closings in the five years to September 29, 2026. This seller guide sits beside our full Village on Golden Pond neighborhood guide, which covers the history, the plats, the amenities, the schools and the storm record. This page answers one owner's question: how to sell a home in a village where a year can pass with no sale, and where the plan you own decides the price. 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.
Two companion pages finish the set. If you want a number before you read on, our Village on Golden Pond home valuation guide shows how a home here is priced from the twelve sales. If you are also buying, our Village on Golden Pond buyer guide covers the purchase from the other side of the table. The same record-first method runs across the community in our Breckenridge seller guide, and it is the method we used next door in the Village on Crystal Lake seller guide.
A word on the name, because search engines blur it. This page covers Village on Golden Pond at Breckenridge Homeowners' Association, Inc. in ZIP 33928, Lee County, Florida. It is not Breckenridge, Colorado, and it is not any other Golden Pond in Florida. Every figure below comes from a recorded, state, county, FEMA, association or MLS record, and where the record stops we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for selling in Village on Golden Pond because we price this 51-home village from its own twelve MLS closings, not from a Breckenridge median, and we prepare both association files before the first showing. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the Coconut Point corridor, and Estero is a market we work every week.
Here is the honest shape of our Village on Golden Pond record. What we can state is checkable: we tracked all 12 Village on Golden Pond closings in the Southwest Florida MLS since September 2021, and all four of the last 12 months, before writing a word of this guide.
Recent Village on Golden Pond market record (12 months to September 29, 2026): 4 closed sales, a small sample, at a $367,450 median (the mean of $335,000 and $399,900), a range of $317,500 to $400,000, $1,452,400 in total volume, a median 26.5 days on market and a median 96.6% of final list price. One home was active on September 29, 2026, asking $325,000 after 381 days on the market. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
For Village on Golden Pond sellers: professional photography, drone and cinematic video that sell the clubhouse, courts and pools within a short walk, a qualified-buyer database, discreet off-market options when a sale needs to stay quiet, and a documents file that answers the estoppel, disclosure and roof questions before a buyer asks.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Village on Golden Pond is narrower and checkable: we have read the twelve sales one by one, the county's recorded sales back to 1994, the published association documents and the flood map, 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.
Selling your Village on Golden Pond 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 Estero.
Village on Golden Pond 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 51-home village.
Village on Golden Pond sellers can use the links below to jump straight to pricing by plan, costs, disclosure, the Crystal Lake comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then price and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Village on Golden Pond · Key Takeaways
The Essentials: What Makes Selling in Village on Golden Pond Different? · Is Now a Good Time to Sell in Village on Golden Pond? · What Have Village on Golden Pond Homes Sold For Since 2021? · How Do 1,625 and 1,812 Square Foot Homes Price Differently in Village on Golden Pond? · Village on Golden Pond vs Village on Crystal Lake: Which Buyer Will Your Home Meet? · How Do We Price a Village on Golden Pond Home? · How Do We Market a Village on Golden Pond Home? · How Do We Negotiate a Village on Golden Pond Contract? · What Does It Cost to Sell in Village on Golden Pond?
The Details: What Must a Village on Golden Pond Seller Disclose Under Florida Law? · What Fees Will Your Buyer Pay to Own in Village on Golden Pond? · How Do the Flood Zone and Storm Record Affect Selling in Village on Golden Pond? · Which Village on Golden Pond Rules Affect a Sale? · How Long Does It Take to Sell a Village on Golden Pond Home? · How Should You Prepare a 1994 Village on Golden Pond Home for Sale? · What Should Your Listing Say About Life in Village on Golden Pond? · What Does One Recent Village on Golden Pond Sale Teach a Seller? · How Do You Get a Free Village on Golden Pond Home Valuation?
Questions, Contacts and Sources: Thinking of Selling Your Village on Golden Pond Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Village on Golden Pond Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Village on Golden Pond · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Village on Golden Pond differs from most Estero sales in five ways: the village is small at 51 homes, two associations hold paperwork, Chapter 720 governs instead of the condominium statute, every home dates to 1994, and two floor-plan sizes trade at very different prices. Those five facts set your price and your timeline.
The Lee County Property Appraiser's 2026 roll matches 51 residential parcels to the village, every one coded single-family and three-bedroom, out of about 842 residences in all of Breckenridge. Read our Village on Golden Pond neighborhood guide for the plats and the two recorded phases, 33 homes in the first and 18 in the second.
Small counts change the seller's job. A community with 44 closings a year gives an agent a cloud of comparables. A village with four gives an agent a short list, and the list has to be read one sale at a time.
Village on Golden Pond at Breckenridge Homeowners' Association, Inc. is a Florida not-for-profit corporation filed December 2, 1993 and active on the state's records. Above it sits the Breckenridge master association, which charges the amenity fee and manages the gate, the golf course and the clubhouse. A sale touches both. The master estoppel is ordered through the master association's management company, and the village estoppel comes from the village manager.
We order both before the first showing. A buyer who can read the assessment, the capital contribution and any open violation in the first week is a buyer who does not use the inspection period to renegotiate.
The village is a homeowners' association under Chapter 720 of the Florida Statutes, not a condominium under Chapter 718. For a seller that means the section 720.401 disclosure summary applies, the estoppel is governed by section 720.30851, and the condominium milestone-inspection and reserve-study laws for buildings of three or more stories do not attach to the village's single-family homes.
That is not true of every Breckenridge neighbor. Six of the community's nine villages are condominiums, and a seller in one of them follows a different set of documents. If a buyer's agent asks you which regime applies, the answer for Golden Pond is Chapter 720.
Every home in the village was built in 1994, according to the county roll. That is 32 years in 2026, and it predates the statewide Florida Building Code that took effect on March 1, 2002. None of that is a defect. It does mean a buyer's inspector and insurer start with the roof, windows, air conditioning and plumbing, and a seller who has the permit history and the wind-mitigation report in a folder answers those questions before they cost a price cut.
The most important pricing fact is on the sales list, not the roll. Homes of 1,812 square feet of MLS living area have sold six times inside a $20,000 band, while homes of 1,625 square feet, which is also the roll's median heated area, have sold for $405,000, $335,000 and $317,500 in that order. A listing agent who prices your home from the wrong rung costs you months. The section on plan pricing below sets out both.
For a home priced to its plan, the numbers support listing now: on September 29, 2026 the Southwest Florida MLS showed one active Village on Golden Pond listing against four closings in the last 12 months, about 3.0 months of supply. One listing is arithmetic, not a trend, so we price from the sales, not the supply figure.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Twelve is the first window that reaches ten sales, so the five-year series leads. Each row below names its window and counts MLS-marketed closings only.
Window | Closings | Median sold | Middle pair (even n) | Median $ per living sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
12 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
24 months (small sample) | 4 | $367,450 | $335,000 and $399,900 | $200.77 | 26.5 | 96.6% |
36 months (small sample) | 5 | $350,000 | n = 5, odd, an observed sale | $195.38 | 35 | 95.5% |
60 months | 12 | $400,000 | $400,000 and $400,000 | $220.45 | 12.5 | 97.7% |
Southwest Florida MLS Matrix, pulled September 29, 2026. The 12-month and 24-month windows hold the same four sales because no MLS sale closed between August 19, 2024 and May 18, 2026. The 60-month median of $400,000 is the mean of two identical middle sales, a cluster: three sales closed at exactly $400,000.
One active listing against a 12-month pace of four closings is 3.0 months of supply (our arithmetic). The Breckenridge community as a whole ran about 4.4 months on 16 actives against 44 closings, so Golden Pond is tighter than its neighbors, but a single listing can move that figure by itself.
The active listing is a 3 bed, 2 bath, 1 half bath home of 1,625 square feet asking $325,000 after 381 days. Its ask equals the final list price of the September 10, 2026 closing on the same size, which sold at $317,500. That is the clearest single lesson in the data: the market has already priced this size at $7,500 under that ask.
The MLS recorded no Village on Golden Pond closing between August 19, 2024 and May 18, 2026, a gap of about 21 months, and then four in four months. A seller reading only the last 12 months sees a busy spring and summer of 2026. A seller reading the longer record sees a village where turnover comes in bursts and a listing can meet an empty market.
That is the reason we say plainly on every listing appointment that few homes here come up for sale, and that the next owner who sells should call us first. When a buyer who wants this village is looking, an accurately priced listing is the only thing on the shelf.
Three things follow. First, a village median is a starting point, not a price: the plan decides. Second, days on market split by price accuracy, not by season: the seven sales that closed in 14 days or fewer closed between 95.6 and 106.7 percent of final list, while the two sales that took 154 and 155 days closed $19,900 and $50,000 under it. Third, the Breckenridge-wide median of $235,000 is not your comparable. The village's 12-month median is $367,450, about 56 percent higher, because the community's price ladder runs from small condominium units to these three-bedroom houses.
Village on Golden Pond homes closed 12 times in the Southwest Florida MLS from September 2021 to September 2026, from $317,500 to $430,000, for $4,665,400 in total volume and a $400,000 median. The table lists every one, because a median of twelve deserves to be read sale by sale.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Streets and house numbers are omitted by design. Beds and baths are as the MLS records them, and living area is MLS living area, which differs from the county's heated area.
Closed | Beds and baths | MLS living area | Sold price | Final list | Sold-to-list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 10, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $317,500 | $325,000 | 97.7% | $195 | 35 |
Sep 9, 2026 | 3 bed, 2 bath, 1 half | 1,812 | $399,900 | $399,900 | 100.0% | $221 | 8 |
May 19, 2026 | 3 bed, 2 bath, 1 half | 2,137 | $400,000 | $419,000 | 95.5% | $187 | 18 |
May 18, 2026 | 3 bed, 2 bath, 1 half | 1,625 | $335,000 | $385,000 | 87.0% | $206 | 155 |
Aug 19, 2024 | 3 bed, 2 bath | 1,932 | $350,000 | $369,900 | 94.6% | $181 | 154 |
Apr 17, 2023 | 3 bed, 2 bath, 1 half | 1,812 | $419,000 | $419,000 | 100.0% | $231 | 14 |
Mar 20, 2023 | 3 bed, 2 bath | 2,075 | $430,000 | $449,900 | 95.6% | $207 | 11 |
Oct 14, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $409,000 | 97.8% | $221 | 51 |
Jun 21, 2022 | 3 bed, 2 bath, 1 half | 1,625 | $405,000 | $415,000 | 97.6% | $249 | 9 |
May 26, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $399,000 | $399,000 | 100.0% | $220 | 7 |
Apr 20, 2022 | 3 bed, 2 bath, 1 half | 1,812 | $400,000 | $375,000 | 106.7% | $221 | 7 |
Sep 29, 2021 | 3 bed, 2 bath, 1 half | 1,812 | $410,000 | $399,000 | 102.8% | $226 | 0 |
Southwest Florida MLS Matrix, pulled September 29, 2026. The per-sale ratios are ours, computed from sold and final list prices. Across the twelve, two sold above final list, three sold exactly at it and seven sold below it. The mean sold price is about $388,783.
The sales cluster in two years: four closed in 2022 and four in 2026, with two in 2023, one in 2021 and one in 2024, and none in 2025. The 2022 sales sit between $399,000 and $405,000 with a $400,000 median, and the 2026 sales run $317,500 to $400,000 with a $367,450 median. A seller in a small village should treat a year's median as a description of four houses, not a trend line.
The 60-month median sold-to-list ratio is 97.7 percent and the 12-month median is 96.6 percent, both medians of per-sale ratios. The distribution matters more than either median. The three sales that closed at exactly their final list price and the two above it were all 1,812 square foot homes, and the lowest ratio of the twelve was 87.0 percent, a 1,625 square foot home that took 155 days. Pricing to the plan is the difference between those outcomes.
Village on Golden Pond held one active listing on September 29, 2026, a 1,625 square foot home asking $325,000 after 381 days, and four closings in the last 12 months, so an accurately priced listing is the only choice a buyer has. Selling a Village on Golden Pond home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
The county's recorded-sales file shows what the village has traded at since the homes were new. It counts every qualified sale, marketed on the MLS or not, and we never mix its figures with MLS living-area figures. Lee County recorded 42 qualified sales in the village from 1994 to July 29, 2026.
Year | Qualified recorded sales | Median recorded price |
|---|---|---|
2026 (through July 29) | 2 | $367,500 |
2025 | none on file | not applicable |
2024 | 1 | $350,000 |
2023 | 2 | $424,500 |
2022 | 4 | $400,000 |
2021 | 3 | $315,000 |
2020 | 5 | $220,000 |
2019 | 3 | $232,000 |
2018 | 2 | $194,875 |
2017 | 2 | $225,000 |
2016 | 2 | $265,250 |
2015 | 2 | $242,450 |
2014 | 2 | $228,750 |
2013 | 5 | $225,000 |
Lee County Property Appraiser recorded-sales file, qualified sales only, newest recorded sale July 29, 2026; rows for 2009, 2010, 2012, 1994 and 1997 are on the neighborhood guide. Each yearly median is a small sample, and the county file and the MLS agree on the counts for 2022, 2023 and 2024. The 2021 county count of three against one in our MLS window is consistent with sales the MLS did not market.
Read together, the two records say the village's median moved from $194,875 in 2018 to $400,000 in 2022, a rise of about 105 percent, and eased 8.1 percent to $367,500 in 2026. Every step is a median of two to five sales, so it is direction, not precision.
In Village on Golden Pond, six sales of the 1,812 square foot plan held between $399,000 and $419,000 for five years, while three sales of the 1,625 square foot plan fell from $405,000 in June 2022 to $317,500 in September 2026. Your plan sets your band before condition or updates move you inside it.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
The six 1,812 square foot closings, in order, were $410,000 in September 2021, $400,000 in April 2022, $399,000 in May 2022, $400,000 in October 2022, $419,000 in April 2023 and $399,900 in September 2026. The median is $400,000 and the mean is about $404,650. All six closed in 51 days or fewer, and the median was 7.5 days (our arithmetic on days of 0, 7, 7, 8, 14 and 51). Their median sold-to-list ratio was 100.0 percent.
Stability like that is unusual in a Southwest Florida resale market that rose in 2021 and 2022 and eased afterward. Our reading, not a proven cause, is that the buyer group for the largest standard plan is steadier than the group for smaller homes. Six sales is a pattern to test on a specific address, not a law.
Three closings are 1,625 square feet: $405,000 in June 2022 after 9 days, $335,000 in May 2026 after 155 days and $317,500 in September 2026 after 35 days. The June 2022 sale was $249 per living square foot, the highest in the data, and September 2026 was $195, a fall of 21.6 percent in price. The median sold-to-list ratio across the three is 97.6 percent, dragged by the 87.0 percent of the 155-day sale.
The county roll's median heated area for the village is 1,625 square feet, so this is the median-size home. That means the typical Village on Golden Pond home has sold for less over time while its larger neighbor has not, and the $325,000 listing that has sat 381 days is a 1,625 square foot home.
Three closings are larger: 1,932 square feet at $350,000 in August 2024 after 154 days, 2,075 square feet at $430,000 in March 2023 after 11 days, and 2,137 square feet at $400,000 in May 2026 after 18 days. The 2,075 square foot sale is the highest price in the five-year series. Each size has one sale, so none of them is a market, and each needs a hand-built comparison.
The county roll records a maximum heated area of 1,745 square feet in the village, while MLS living areas run to 2,137. The two measures differ by design, and the larger MLS figures may include space the county counts differently. We never compare the two, and neither should an online estimate.
Across all twelve sales the median is $220.45 per MLS living square foot. By size, the 1,812 square foot homes ran $220 to $231, the 1,625 square foot homes $195 to $249, the 1,932 square foot home $181 and the 2,137 square foot home $187. Larger homes are not paying more per foot, which is the opposite of what most sellers expect. In a small village the last comparable sale sets the price, not a per-foot rule.
If you own a 1,812 square foot home, the record supports a list price inside the $399,000 to $419,000 band for a home in good condition, and it supports patience: the market for that plan has been quick. If you own a 1,625 square foot home, the record supports a list price built from the $317,500 and $335,000 sales, adjusted for what your home has that theirs did not, not from the $399,900 sale of the larger plan one day earlier. If you own one of the larger plans, we build the number by hand from the single sale and the county's recorded history. Those ranges describe the record; they are not an appraisal, and your home may sit above or below them.
Village on Golden Pond is the older and smaller of two single-family villages that share a gate: 51 homes built in 1994 against Village on Crystal Lake's 64 built 1997 to 1999. Golden Pond's 12-month median days on market is 26.5 against 249.5 next door, so a Golden Pond seller meets a faster market.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both columns come from the same September 29, 2026 pull and the same county file. Windows are named in each row.
Factor | Village on Golden Pond | Village on Crystal Lake |
|---|---|---|
Homes | 51 | 64 |
Built | 1994 for all 51 | 1997 to 1999, median 1998 |
Regime | Homeowners' association, Chapter 720 | Homeowners' association, Chapter 720 |
Roll heated area | 1,176 to 1,745 sq ft, median 1,625 | 1,176 to 1,745 sq ft, median 1,431 |
MLS living area in sales | 1,625 to 2,137 sq ft | 1,745 to 2,214 sq ft |
MLS closings, 12 months | 4, median $367,450 | 6, median $363,000 |
MLS closings, 36 months | 5, median $350,000 | 10, median $375,000 |
MLS closings, 60 months | 12, median $400,000 | 13, median $375,000 |
Median $ per living sq ft, 12 months | $200.77 | $195.88 |
Median days on market, 12 months | 26.5 | 249.5 |
Median sold-to-list, 12 months | 96.6% | 96.1% |
Range of MLS prices, 60 months | $317,500 to $430,000 | $325,000 to $475,000 |
Active listing, September 29, 2026 | 1 at $325,000, 1,625 sq ft, 381 days | 1 at $369,000, 1,856 sq ft, 174 days |
County qualified sales since September 2025 | 2, median $367,500 | 5, median $335,000 |
Months of supply, 12-month pace | 3.0 | 2.0 |
Sources: Southwest Florida MLS Matrix, September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026. Golden Pond's first window with ten sales is 60 months and Crystal Lake's is 36 months, so the 36-month rows compare a five-sale window with a ten-sale window.
The gap that matters is speed. Crystal Lake's six sales in the last 12 months took a median 249.5 days, while Golden Pond's four took 26.5, so a Golden Pond seller who prices to plan has been meeting buyers quickly. The catch is sample size: Golden Pond's figure rests on four sales, and its slowest, 155 days, was priced $50,000 above its close.
Crystal Lake's larger homes also traded higher in 2024 and 2025 than Golden Pond has recently, so a buyer choosing between them compares a 1,812 square foot Golden Pond home near $400,000 with larger Crystal Lake homes that have closed for $325,000 to $375,000 in the last 12 months. The same MLS living area of 1,812 square feet appears in both villages, at six Golden Pond sales with a $400,000 median and one Crystal Lake sale at $335,000 after 272 days. One sale is not a market, so we treat it as a prompt to compare specific homes.
A buyer who wants the older village of 51 homes, a documented price band on the 1,812 square foot plan and, so far, quicker sales tends to shortlist Golden Pond. Our reading of the data is that this buyer accepts a 1994 build and only twelve sales in five years, and wants the village's proximity to the Breckenridge clubhouse, about 900 feet on a straight line from a Jace Court point.
A buyer who wants more homes to choose from, a later build year, larger MLS sizes and a more negotiable market tends to shortlist Village on Crystal Lake. If your buyer is touring both, our Village on Crystal Lake neighborhood guide is what the other side of the comparison reads.
A Golden Pond listing is competing with one Crystal Lake listing and, on any given day, perhaps one or two others in the same village. That is a thin field. It is also why a mispriced Golden Pond listing is so visible: at 381 days the active home has become the reference point for buyers touring both villages.
We price a Village on Golden Pond home in four steps: confirm the plan and size, pick same-plan sales from the twelve, adjust for condition and systems, and test the number against the live competition. The plan comes first because the village's own sales show that size sets the band.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Before anything else we confirm your living area against the county roll and the MLS record, because the two measures differ. Then we pull the same-plan sales: six for a 1,812 square foot home, three for a 1,625 square foot home, one each for the larger sizes. A comparable set of one to six is normal here, and we say so in the valuation instead of padding it with Crystal Lake or Breckenridge condominium sales.
A 32-year-old home is priced on its roof, windows, air conditioning, plumbing and interior. The MLS record does not tell us why two homes 187 square feet apart closed a day apart at prices 26 percent apart, and it says so plainly: condition, updates, lot position, furnishings and views are all candidates. The only way to price the difference is to walk the home. We do that, and we record what we see against the recent sales.
The MLS extract carries no garage, lot, view or waterfront fields for this village, so we make no claim about them here. On a listing appointment we look at whether the lot fronts a lake or the golf course, the age of the roof and the air conditioner, permitted improvements and the state of the lanai. Those are the things a buyer pays for and an automated estimate ignores.
On September 29, 2026 the competition was a single listing. We check today's active listings, the asks against the sold prices and the days on market before we set a number. A price that ignores a 381-day listing next door ignores what buyers are already saying.
An online estimate for a Village on Golden Pond home starts from county and public data, which carry one heated area and one year built for a set of homes that sold at MLS living areas from 1,625 to 2,137 square feet. With four sales in a year, a model has almost nothing to learn from. Treat any automated figure as a starting question, and ask us for the sales behind a better answer. Our Village on Golden Pond home valuation guide walks through the method.
We market a Village on Golden Pond home with professional photography, drone and cinematic video, a documents file that answers association and storm questions in advance, targeted exposure to our qualified-buyer database and controlled showings through the gate. In a village this small, one accurate listing is the only inventory buyers can see.
Data updated: September 2026
We do not describe who should live here, and fair housing rules say we should not. We describe the home and its context. Buyers who look here are choosing a three-bedroom house on its own lot, inside a gated golf-and-tennis community, with a small association separate from the master. Breckenridge is all ages, and renters as well as owners use the amenities, so the buyer pool includes primary-residence buyers, seasonal buyers and buyers planning to lease, subject to the village's own rules.
The golf course, the eight lighted Har-Tru tennis courts, the pickleball courts, the five pools and the clubhouse are inside a short walk or cart ride of the village, about 900 feet on a straight line from a Jace Court point to the clubhouse. We shoot the home and the amenities together so a buyer sees the whole package before the first tour.
The strongest marketing move in a 1994 village is a file a buyer can read on day one. Ours holds the roof and air conditioning ages, the permit history from the Village of Estero and Lee County records, the wind-mitigation report, both estoppel certificates, the Chapter 720 disclosure summary, the current fee schedule and the flood zone with the panel number.
The listing goes to the Southwest Florida MLS, to our qualified-buyer database and to our own channels. Because the Matrix does not show a listing office for closed sales, we cannot say which portal any past buyer used, and we do not claim to. What we can say is that a home shown to the right buyer quickly has sold here in 7 to 14 days, and a home shown to no one for 381 days has not sold.
Breckenridge is gated. The master office asks agents to call for the gate code and the rules before an open house or showing, and it sets rules on signs. We arrange access, coordinate the showing schedule and update you after each visit. New owners collect their gate equipment at the master office after closing with the warranty deed and settlement statement.
When a sale needs to stay quiet, we can show a home to our qualified-buyer database before it reaches the public market. Open-market exposure usually maximizes price, and in a village with four closings a year we give you an honest read on the trade-off before you choose. There is no obligation and no announcement.
We negotiate every Village on Golden Pond offer personally, using the twelve sales to defend your price, the disclosure windows to keep buyers from reopening it, and a documents file that answers the inspection and insurance questions in advance. The goal is a contract that closes at the number you agreed.
Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, handle the negotiation themselves. When a buyer's agent cites a Crystal Lake sale, we answer with the same-plan Golden Pond sales. When a buyer's agent cites the $325,000 active listing, we explain that it has sat 381 days and that its own ask equals the final list of a home that sold for $317,500.
A buyer in a Chapter 720 village must receive the disclosure summary before signing, and once signed can rely on the estoppel for 30 days. We hand over both early. A buyer who has seen the assessment, the capital contribution and any open violation before the inspection period starts has fewer reasons to ask for a credit.
Every buyer's inspector will look at the roof, air conditioning, water heater and plumbing of a home built in 1994. We pre-empt the list by reading the permit history and, where it helps, ordering our own pre-listing inspection. A documented roof replacement or air conditioning change-out is worth more than a discount, because it lets a buyer price risk.
Insurers price wind exposure on roof age, opening protection and roof-to-wall connections, and a 1994 home has all three questions attached. We suggest sellers obtain a current wind-mitigation report before listing, because a buyer's quote built on a good report is a quote that does not need a renegotiation. We obtained no Golden Pond premium quotes and publish none.
When an inspection turns up an issue, a credit is usually cheaper than a price cut for a seller and just as useful for a buyer. We weigh both on your net sheet. The same logic applies to the $2,900 an outside buyer pays the master association: a concession toward it can move a slow listing, and we show you the cost against a price cut before you decide.
Most sales here close in 30 to 45 days after contract, and the estoppels are valid for 30 days when delivered electronically or by hand, 35 by regular mail, so timing the request matters. We schedule both estoppels so neither expires before closing.
In Lee County the seller customarily pays the deed documentary stamp tax at $0.70 per $100 and the owner's title policy, and the contract controls. On a $400,000 Village on Golden Pond sale that is $2,800 and about $2,075, before estoppels, closing fees, the commission, tax proration and any mortgage payoff.
Data updated: September 2026 (Florida statutes and rules as read September 30, 2026; prices from the Southwest Florida MLS, pulled September 29, 2026)
Florida charges documentary stamp tax on a deed at $0.70 per $100 of consideration, rounded up to the next $100 (Fla. Stat. 201.02 and the Department of Revenue's stamp tax page). At $400,000 that is 4,000 units and $2,800. At the village's 12-month median of $367,450 it is 3,675 units and $2,572.50. In a Lee County residential sale the seller customarily pays it, and the purchase contract controls if it says otherwise.
Florida sets the owner's title insurance premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Fla. Admin. Code 69O-186.003). At $400,000 that is $575 plus $1,500, about $2,075, with the exact figure depending on rounding and any credits. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is different from Collier County, where the buyer customarily pays, so a neighbor's Naples advice does not apply to a Golden Pond sale.
An estoppel certificate is the association's written statement of what is owed on a parcel. For a Chapter 720 association it is governed by section 720.30851: the association must issue it within 10 business days of a written request, it is effective for 30 days when delivered by hand or e-mail and 35 days by regular mail, and the fee is capped. The statute's base cap is $250 for a current account, adjusted every five years by the Consumer Price Index and published by the Department of Business and Professional Regulation. Our cost research, from the Legislature's 2024 estoppel analysis, puts the adjusted figure at $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent.
Village on Golden Pond has two associations, so a sale carries two estoppels, up to $598 in all for a current account. The master estoppel is ordered through the master association's management company, and the village estoppel comes from Gulf Breeze Management Services. If a closing does not occur, the statute requires the fee to be refunded on a written request. We order both before listing.
The Breckenridge 2026 fee schedule assesses a $2,800 capital contribution and a $100 transfer assessment on a new owner, a $1,000 capital contribution on a current owner and a $200 transfer assessment for each lease. The About Breckenridge brochure tells title companies to include the $2,800 and the $100 in the closing fees. So the customary position is that an outside buyer brings $2,900, and that sits on the settlement statement beside your costs. The purchase contract can assign it differently, and we state who pays it plainly in the offer so there is no surprise at closing.
Florida assesses property on January 1 and mails bills in November, so at most closings the seller credits the buyer for the days the seller owned the home, using the prior year's bill when the current one is not out (Florida Department of Revenue and the Lee County Tax Collector). The seller's share is days owned divided by 365 times the annual tax. We hold no Village on Golden Pond tax bill, so the net sheet below leaves the proration out rather than guess. Association assessments are prorated too, from the estoppel.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS, buyers sign written agreements before touring, and a seller may still offer to contribute toward the buyer's agent off the MLS or offer buyer concessions (National Association of REALTORS). We put every commission line on your net sheet before you list, and we show what an offer of buyer-agent compensation does to your bottom line, because it is your decision.
The table shows the costs that follow rules or statutes, with the closing service estimates from our cost research. Estoppels are shown at the $299 cap for each of two associations. Line-item costs at settlement vary by title company.
Sale price | Deed stamp tax | Owner's title premium | Two estoppels, up to | Municipal lien search and closing fees, estimate | Fixed total |
|---|---|---|---|---|---|
$325,000 | $2,275 | $1,700 | $598 | $1,375 | $5,948 |
$350,000 | $2,450 | $1,825 | $598 | $1,375 | $6,248 |
$400,000 | $2,800 | $2,075 | $598 | $1,375 | $6,848 |
$425,000 | $2,975 | $2,200 | $598 | $1,375 | $7,148 |
Stamp tax and title premium are computed from the rates above; the $1,375 estimate combines $175 for a municipal lien search and $1,200 for the title search and closing fee, both variable by provider.
At the village's 60-month median of $400,000, an illustrative net sheet before any mortgage payoff and before property tax proration looks like this. The commission lines are examples from our cost research, not rates, because commissions are negotiable.
Line | Amount |
|---|---|
Sale price | $400,000 |
Listing commission, example 2.75% | $11,000 |
Buyer-agent compensation if offered off the MLS, example 2.5% | $10,000 |
Deed stamp tax | $2,800 |
Owner's title premium | $2,075 |
Two estoppels, up to | $598 |
Lien search and closing fees, estimate | $1,375 |
Total with a buyer-agent offer | $27,848 (about 7.0% of price) |
Net before payoff and proration | $372,152 |
Total without a buyer-agent offer | $17,848 (about 4.5% of price) |
Net before payoff and proration | $382,152 |
All figures are estimates that we replace with your actual numbers on a listing appointment. Add any mortgage payoff and the tax proration.
A Village on Golden Pond seller must give the buyer the Chapter 720 disclosure summary before the contract is signed, the property tax disclosure summary and the flood disclosure at or before signing, and any known facts that materially affect value and are not readily observable. We build all four into the contract package before the first showing.
Section 720.401 applies to a mandatory homeowners' association, and Village on Golden Pond is one. The summary must be delivered before the buyer signs, and on a resale it comes from the seller, not the developer. It states that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change. If it was not delivered before signing, the buyer may cancel the contract within three days after receiving it or before closing, whichever is first, and that right cannot be waived. It ends at closing.
Because the summary is a pre-contract duty, we put it in the contract package rather than the closing file. A late summary hands the buyer a way out.
Section 720.401 does not apply to associations organized under Chapter 718, the condominium statute, and six of Breckenridge's nine villages are condominiums. If a neighbor in one of them tells you the seller supplies condominium resale documents, that is true of their building, not of yours. We say which regime governs every listing in Breckenridge, and this is information, not legal advice; your closing agent or attorney has the last word.
The village's recorded declaration is the controlling document for use restrictions, assessments and any maintenance the association performs. We did not read it page by page for this guide, and the master association's own document pages are behind an owner login. So we do not state what the declaration says about who owes the disclosure, leasing, pets or approval of a sale. A current owner can download the association's documents, and we ask the manager for the village's file before listing.
Section 689.261 requires that a prospective purchaser receive a property tax disclosure summary at or before signing the contract. It warns the buyer not to rely on the seller's current taxes, because a change of ownership can lead to reassessment. It matters in a village where the sellers' bills may reflect a long-owned homestead assessment.
Section 689.302 requires the seller of residential property to complete and provide a flood disclosure at or before the time the contract is executed. It asks whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller filed a flood insurance claim, and whether the seller received assistance for flood damage, and it defines flooding to include sustained standing water from rainfall. Answer it accurately and early. Our flood file for the village, in the storm section below, sits beside it.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable to the buyer (Johnson v. Davis, Fla. 1985), and an as-is clause does not remove that duty. On a 1994 home the list usually starts with roof leaks, past water intrusion, unpermitted work and known plumbing problems. We help sellers write it down, because a disclosed issue is a negotiation and a hidden one is a lawsuit.
Florida's condominium milestone-inspection and structural integrity reserve study laws cover condominium and cooperative buildings of three habitable stories or more. The county codes all 51 Village on Golden Pond homes single-family and the association is a Chapter 720 homeowners' association, so those laws do not attach. A declaration could still create a village-level reserve or maintenance duty, and that is one more reason we read it.
A Village on Golden Pond buyer pays a $2,800 master amenity fee for 2026, or $725 a quarter, plus a village association fee the master brochure puts at $300 to $500 without stating the period, plus $2,900 in one-time master charges at purchase. Your price has to make sense against that stack.
Data updated: September 2026 (Breckenridge 2026 fee schedule and About Breckenridge brochure, read September 30, 2026)
The 2026 schedule sets a $2,800 annual master fee, payable in full or quarterly at $700 plus a $25 processing fee, or $725. The brochure states that there are no additional fees to use the amenities, and the bundle covers the 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, the fitness room and the clubhouse. That is why a village with sales near $400,000 competes with communities where golf costs tens of thousands to join. At the $400,000 median, the master fee alone is 0.7 percent of price a year.
The brochure says a homeowner has an association fee that typically ranges from $300 to $500, handled through the village's management company. It does not say whether that is monthly or quarterly, and it does not say where Golden Pond sits. If the range is monthly, it is $3,600 to $6,000 a year; if quarterly, $1,200 to $2,000. Those are scenarios, not findings. Village on Golden Pond's own budget sits with the association's manager and behind the master owner login, so the village's own dues are not published in the record we hold, we publish no Golden Pond figure, and your listing file should carry the real one from your estoppel.
An outside buyer pays the master association a $2,800 capital contribution and a $100 transfer fee, $2,900 in all, which is 0.73 percent of a $400,000 price (our arithmetic). A golf cart is $100 a year plus a $25 first registration, and an RV, boat or trailer space in the storage lot is $200 to $225 a year plus $25. A lease triggers a $200 transfer assessment.
The Save Our Homes cap limits annual increases on a homesteaded home's assessment and resets when ownership changes, so your buyer will estimate taxes from the purchase price, not your bill. If your homestead assessment is low, your buyer's bill will be higher, and their lender will underwrite that. We do not publish a Village on Golden Pond tax figure because the roll fields we hold for the village do not carry one.
Our research found no Community Development District for Breckenridge, so no bond line of that kind sits on the tax bill. A buyer should still confirm the absence of any non-ad-valorem assessment on the specific parcel's Lee County tax record, and the village estoppel would show any special assessment. Homes in newer Estero communities often carry a CDD line, so its absence is a selling point worth stating with the record beside it.
The three Village on Golden Pond points we tested on Jace Court map in FEMA shaded Zone X, outside the 1 percent annual chance floodplain, on panel 12071C0579G effective November 17, 2022. For a seller the flood file reassures most buyers, and wind and roof age matter more than water for a 1994 home.
We queried FEMA's National Flood Hazard Layer at Census geocoder points for Jace Court on September 30, 2026. All three points fell in shaded Zone X, the 0.2 percent annual chance area, and none had an assigned base flood elevation. A query over a box about a quarter mile wide around Jace Court also returned an AE polygon, the 1 percent zone, consistent with the community's internal lakes and drainage, and we did not test which lots, if any, touch it. Our checks are street points, not lot lines, so we confirm any listing with the lender's flood determination or an elevation certificate.
USGS lidar, queried through the USGS elevation point service at one Jace Court point, returned about 13.4 feet in the NAVD88 datum. That is a ground elevation at one point, not a finished floor elevation, which is what an elevation certificate records.
Breckenridge sits roughly three to four miles inland of Estero Bay according to our community research, but Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026, so plan for a surge evacuation order, not only wind and rain. Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a high-end Category 4, with catastrophic surge on the barrier islands and hurricane-force wind in Estero, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County (National Hurricane Center reports). We hold no record of surge flooding at Breckenridge.
Wind is the exposure that matters for a 1994 home. A roof replaced under a permit in the last decade is worth real money in a wind quote, and one original to 1994 is a negotiation. The state's uniform mitigation verification form turns roof shape, opening protection and roof-to-wall connections into insurance credits, so we gather it for the file. Flood insurance is available through the National Flood Insurance Program even in Zone X, and Citizens is the state insurer of last resort.
For every Golden Pond listing we assemble the FEMA panel and zone, the lender's flood determination if available, the wind-mitigation report, roof and air conditioning ages, the permit history, the completed flood disclosure and, if you have one, an elevation certificate. Buyers ask for every one of those items, and answering them in the first week keeps the inspection period short.
Rules that affect a Village on Golden Pond sale sit in three places: the village declaration, which we could not read in public form, the Breckenridge master rules, and Florida statutes. What the public record does show is that Breckenridge is all ages, leasing is allowed with a $200 master assessment per lease, and signs are tightly limited.
Leasing is permitted in Breckenridge, and renters have access to the golf course, courts, pools and fitness room. Whether Village on Golden Pond sets a minimum lease term, a lease cap or a waiting period is a question for its declaration, which we did not read, so we publish none. If your buyer plans to rent, we send the village manager one email asking for the leasing rules and put the answer in the buyer's package before the inspection period ends.
The village's pet rules sit in its declaration and rules and in the master rules, none of which we could read in public form. The one published pet rule is a June 2026 newsletter reminder that golf cart paths are not for dog walks. Buyers with pets will ask, so we get the pet section from the manager before the first showing.
Village on Golden Pond is not a 55-plus community. We found no age restriction in any published document for the village or for Breckenridge, and we state that as a fact about the published rules, not a description of who lives here. Fair housing law applies to how homes are marketed, and we describe property, not people.
The master association's For Sale Sign and Color Specs sheet sets rules for coach-home owners and separate rules for condominium owners, and it does not name Village on Golden Pond as either. It bars signs on medians or between the sidewalk and the road, bars ribbons, banners or balloons, and allows one temporary open house sign. We confirm with the master office which set applies before the sign goes in.
The Architectural Review Committee reviews exterior changes at the master level, and the village association may have its own committee. Paint, screen enclosures and other exterior work normally need approval before it starts, so a seller planning a refresh before listing should ask which body approves what. Approval time can affect your listing date.
The amenities come with the master fee and do not require a separate club membership. A personal golf cart is registered with the master association for $100 a year plus $25 the first time. Guests and parking passes are issued through the master office, and a seller who is leaving should tell the buyer's agent how to collect gate equipment after closing.
Priced to plan, a Village on Golden Pond home has sold in a median 12.5 days over five years and 26.5 in the last 12 months, then roughly 30 to 45 days to close, so two to three months from list to closing is realistic. The slowest sales and the one active listing show 154 to 381 days.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Days on market ranged from 0 to 155 across the twelve closings. Seven closed in 14 days or fewer, one in 18, one in 35, one in 51 and two in 154 and 155. The one active listing is at 381. The sales that took longest were a 1,932 square foot home at $350,000 and a 1,625 square foot home at $335,000, both under $351,000.
The twelve closings fall in seven calendar months: three in September, three in May, two in April, and one each in March, June, August and October. None closed in November, December, January, February or July. Twelve sales is too few to call a season, so we note the pattern and do not rely on it; the master social calendar does thicken from about October or November to April, when seasonal owners are in residence, and we plan photography and open houses around it.
Week one, valuation, documents file and photography. Weeks two through four, active market and showings. After contract, the buyer's inspection period, the estoppel and disclosure review, financing and title work run about 30 to 45 days. Delivery of an estoppel needs about 10 business days, so we order early. That is how we keep a well-priced listing on a two-to-three-month arc.
Many owners in this village are away for the summer. We handle preparation, photography, showings, both estoppels, the disclosures and the closing remotely, and update you after every showing. A seasonal owner does not have to be in Estero to sell well, and Marc coordinates contractors and inspections on the ground.
Prepare a Village on Golden Pond home by documenting the roof, air conditioning, windows and permits, fixing what an inspector will flag, refreshing what a buyer sees first, and gathering both association files. A 1994 home sells on evidence of care, and that evidence costs far less than a price cut.
Gather roof age and any permit, air conditioning age and service records, window and door ages, water heater age, any re-piping, the wind-mitigation report, the flood disclosure, both estoppels and the fee schedule. Then ask the Village of Estero and Lee County for permit records, close any open permit and confirm the recorded plat references for the legal description.
Rarely a full renovation. Roof age, paint, floors, kitchens, air conditioning and a clean wind-mitigation report matter most on a 1994 home, and we tell you which updates return more than they cost. The record cannot tell us what a renovation adds, because the MLS extract does not carry condition fields, so we advise from walking the home and from the spread between comparable sales.
We stage for the way the home is shown: a three-bedroom house on its own lot with a lanai, near the clubhouse. Clear the lanai, refresh the entry, show the room sizes, and let the photography show the amenities within a short walk. Furnished sales are common across Breckenridge, especially for seasonal buyers, though we hold no furnished-versus-unfurnished data for this village.
Re-roofing, window and door replacement, air conditioning change-outs, screen enclosures, electrical and plumbing work and generators normally need permits from the Village of Estero. A closed permit with a final inspection is what an insurer wants for a roof, and an open permit is a title and insurance problem that is cheaper to clear before a sale than during one.
Your Village on Golden Pond listing should describe the home, the plan, the association structure and the amenities that come with the master fee: an 18-hole par-3 course, eight lighted tennis courts, pickleball, five pools and a clubhouse, all within roughly 900 feet of the village on a straight line. Describe property, never people.
The Breckenridge course is 18 holes, every one a par 3, a short and fast round rather than a regulation layout. The listing should say that plainly and avoid claims about the course we cannot source, such as a designer or a par total. The community is gated, and the amenities are bundled into the master fee with no equity buy-in and no resident green fee.
Using Census geocoder points, the Coconut Point mall is about 3.1 miles from a Jace Court point in the village on a straight line and Lee Health Coconut Point is about 3.7 miles. Our community research puts typical off-peak drives at about 5 minutes to Coconut Point shopping, 10 to 12 minutes to I-75 at Corkscrew Road, and 20 to 25 minutes to Southwest Florida International Airport, and they run longer in season.
Say the year built, the plan, the size as the MLS records it, the amenities and the fee structure. Do not say who the neighbors are, what kind of person would like it or anything about schools' quality. We give the district's choice-zone facts and let a buyer run the address through the district's locator. Those are the rules that keep a listing accurate and lawful.
The most recent Village on Golden Pond closing, on September 10, 2026, and the one a day earlier show that one village can carry two prices: a 1,625 square foot home closed at $317,500 after 35 days, and a 1,812 square foot home closed at $399,900 after 8 days. Size explains less than half of the gap.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
This is a public-record example. A 1,625 square foot home with three bedrooms and two and a half baths closed on September 10, 2026 at $317,500, against a $325,000 final list, or 97.7 percent. One day earlier a 1,812 square foot home of the same bed and bath count closed at $399,900, at list, after 8 days.
The second home is 187 square feet larger, or 11.5 percent, and $82,400 higher, or 26.0 percent. The MLS data does not say why. Condition, updates, a lot's position, furnishings and lake or golf views are all candidates, and only an inspection of each home would tell. We walk the home, not the spreadsheet.
We do not know that seller's circumstances, and we do not second-guess them. What the record shows is the general lesson: a 1,625 square foot home priced from the larger plan's $399,900 sale is priced from the wrong rung, and the same-size sales are the ones that set the band. The record does not say why the current $325,000 listing has sat 381 days, and price is the first thing we would test.
The highest price in the five-year series is $430,000, a 2,075 square foot home in March 2023 after 11 days. The highest in the last 12 months is $400,000, a 2,137 square foot home in May 2026 after 18 days. A seller with a larger plan is pricing near or above $400,000 only when the home earns it, and we build that case with a comparison of the single sales, not a median.
Village on Golden Pond owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from same-plan sales inside the village, adjusted for condition, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
The valuation names your plan and living area, the same-plan sales from the twelve, an adjustment for condition and systems, the live competition, your fee stack and flood file, a net sheet at your price and a marketing plan. It also tells you when not to list, if the record says your plan is in a slow stretch. Our Village on Golden Pond home valuation guide shows the method in full.
A valuation is how you compare us with any other listing team, and it costs nothing. If a team quotes a price without naming the sales behind it, ask for the sales. In a village with twelve sales in five years, any team can name them, and the good ones will.
Start the online request on this page and Jesse will follow up with the sales that fit your home, or call Jesse direct at (239) 898-6072, text or call. Buyers who are also selling can call Marc at (239) 287-5873. Confidential conversations are welcome.
If you are searching for a Village on Golden Pond listing agent, or thinking "I need someone to sell my Village on Golden Pond home," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a plan built for Estero. We are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free Village on Golden Pond home valuation. Jesse follows up with the sales that fit your home: the same plan and size, adjusted for condition, updates and furnishings. For the community view, read our Breckenridge guides. (239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to its plan, the record supports it: one active listing against four closings in the last 12 months. A single listing is arithmetic, not a trend, so we price from the sales, not the supply figure.
From the six same-size sales, $399,000 to $419,000 between September 2021 and September 2026, with the September 2026 sale at $399,900 in 8 days. Condition moves a home within that band; the plan sets the band.
From the three same-size sales, $405,000 in June 2022, $335,000 in May 2026 and $317,500 in September 2026, not from the larger plan. The current $325,000 listing has sat 381 days, and the record does not say why; price against the right comparable is the first thing we would test.
The documents we could read do not say. The village's declaration decides whether the association reviews a sale or a buyer, so ask the manager and build any approval time into the contract.
Yes, subject to the lease and the association's rules. The buyer takes the lease, showings go through the tenant and the closing should match the lease end. The $200 master transfer assessment applies per lease.
Sometimes. We can show a home quietly to our buyer database when discretion or timing calls for it, and we give you an honest read on what it might cost you in exposure first.
McGreevy and Comisar is a top-reviewed Village on Golden Pond realtor on Google, and the quotes below are genuine five-star client reviews from sellers, reproduced in the reviewers' 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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A Village on Golden Pond specialist matters because the village is so small that one wrong comparable can cost months: the record holds twelve sales in five years, two plans that price far apart, and two associations with their own paperwork. McGreevy and Comisar read all of it before we list.
Jesse leads pricing, data, marketing and the association and closing paperwork. He started in Southwest Florida real estate in 2004, and he is the person who builds your comparable set, your net sheet and your documents file. Reach him at (239) 898-6072.
Marc runs the field side: showings, buyer-agent conversations, inspections, contractors and the walk-throughs that let a seasonal owner sell from a distance. Reach him at (239) 287-5873.
A general agent tends to price from the Breckenridge median of $235,000 or from the nearest large sale, miss that two floor plans trade far apart, and learn about the second association's estoppel after a buyer is under contract. As Top 1% Real Estate Agents Nationally Since 2008, we do the reverse: plan first, both associations first, and the flood and wind file in the folder.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and, with their Domain Realty Group team, have sold over $2.5 Billion in real estate. Those honors describe our career, not a Village on Golden Pond sales count, which the MLS extract does not let us state.
Many Village on Golden Pond sellers are also buyers, and a sale and a purchase in the same season need one plan and one calendar. We coordinate both closings, and our Village on Golden Pond buyer guide covers the purchase side for anyone moving within the village or the community.
Time the listing and the offer together. In a village where a home can close in 7 to 14 days when priced to plan, and where a purchase elsewhere needs a 30 to 45 day runway, we map the two calendars before you list, so neither closing forces the other into a bad decision.
If you are moving from Village on Golden Pond to another village in Breckenridge, our Breckenridge buyer guide and our Breckenridge home valuation show how each village prices, and the Chapter 718 documents a condominium buyer receives differ from what your buyer receives.
For a purchase in another Estero community, call Marc at (239) 287-5873 and read how we represent buyers. Selling here and buying there is the moment a buyer agreement, a net sheet and a wind file all matter at once.
These Village on Golden Pond seller questions are answered from the village's own recorded sales, the Lee County roll, Florida's estoppel and disclosure statutes, our cost-of-selling research for Lee County and the Southwest Florida MLS, pulled September 29, 2026. Call Jesse direct at (239) 898-6072 for a home-specific answer.
Start with a free valuation, gather the roof, air conditioning and permit records, order both association estoppels, and list at a price built from same-plan sales. We handle each step, from photography to the closing, and update you after every showing.
McGreevy and Comisar, Jesse McGreevy and Marc Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We price from the village's own twelve sales, not a Breckenridge median. Call Jesse direct at (239) 898-6072.
It depends on plan and condition. The 60-month median is $400,000 on twelve sales, the last 12 months are $367,450 on four, and the 1,625 and 1,812 square foot plans trade far apart. Start with a free valuation.
Four in the 12 months to September 29, 2026, from $317,500 to $400,000, for $1,452,400 in total volume. The county file, which ends July 29, 2026, shows two qualified sales since September 2025, at a $367,500 median.
$367,450 over the last 12 months on four sales, and $400,000 over five years on twelve. Both are medians of a small sample, and we read the sales themselves before we rely on either.
$400,000 in the last 12 months, for a 2,137 square foot home in May 2026, and $430,000 over five years, for a 2,075 square foot home in March 2023.
A median of 97.7 percent across twelve sales and 96.6 percent across the last four, as a median of per-sale ratios of sold price over final list. Two sold above list, three at list and seven below, and the lowest was 87.0 percent.
Priced to plan, the median is 12.5 days on the market over five years and 26.5 in the last 12 months, then 30 to 45 days to close. Expect two to three months from list to closing, and longer if the price is set from the wrong plan.
The record does not forecast, and one active listing is not a trend. What it does show is that the village has had long gaps between sales, so a well-priced listing meets little competition. Whether now is right depends on your plan, condition and goals.
The 1,812 square foot home has sold inside $399,000 to $419,000 six times, while the 1,625 square foot home sold at $405,000, $335,000 and $317,500. The bigger plan has been the steadier seller in the record.
The seller customarily pays the deed stamp tax at $0.70 per $100 and the owner's title policy, and the contract controls. On $400,000 that is $2,800 and about $2,075, plus estoppels, a lien search, settlement fees, tax proration and commission.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-agent compensation cannot be advertised on the MLS, and buyers sign written agreements. We put every commission line on the net sheet before you list.
Section 720.401 requires a prospective buyer in a mandatory homeowners' association to receive a disclosure summary before signing. On a resale it comes from the seller. Without it, the buyer can cancel within three days of receipt or before closing, whichever is first.
A statement from the association of assessments and amounts owed. The statute's base cap is $250, adjusted for inflation to $299 in our cost research, $119 more if expedited within three business days, valid 30 days by hand or e-mail and 35 by mail. Each association issues its own.
The title company orders the master estoppel through the master association's management company, and the village estoppel comes from Gulf Breeze Management Services. We start both before the first showing so nothing waits on paperwork.
The brochure tells title companies to include the $2,800 capital contribution and the $100 transfer fee in the closing fees, and the fee schedule assesses them on new owners. The contract can assign them differently, so we state it clearly in the offer.
Rarely a full renovation. Roof age, paint, floors, kitchens, air conditioning and a clean wind-mitigation report matter most on a 1994 home, and we tell you which updates return more than they cost.
Sometimes. We can quietly show a home to our buyer database when discretion or timing calls for it. Open-market exposure usually maximizes price, and with only four closings a year, we give you an honest read before you choose.
In a village with twelve sales in five years, pricing from the wrong comparable can cost more than a commission saves. We show the math, and we handle the estoppels and the buyer's disclosure.
The record shows the first suspect is price against the wrong comparable, and the second is condition against the last few sales. We re-price from same-plan sales, refresh the file and look at what the last showing feedback said.
Plan-matched pricing first, then condition, a documented roof and wind file and marketing that shows the clubhouse, courts and pools nearby. Three of the five fastest sales, at 0, 7 and 7 days, were 1,812 square foot homes at or above final list.
No. A comp-backed valuation is free with no obligation. Start at our home valuation page or call Jesse direct at (239) 898-6072 for a human read on your plan and condition.
Because Golden Pond is won on village-specific data, not a brand. We track this village's MLS record and its recorded county sales, know the two price rungs and are Top 1% Real Estate Agents Nationally Since 2008.
Yes. We handle preparation, photography, showings, both estoppels, the disclosures and the closing remotely, and update you after every showing. You do not need to be in Florida to sell well.
Get a valuation and a no-pressure conversation about your goals. Start with the free valuation, or call Jesse direct at (239) 898-6072, and we show you the sales, a net sheet and a marketing plan.
The master office asks agents to call for the gate code and the rules before an open house or showing. We arrange access, show the home and update you after each visit.
The master sheet bars signs on medians or between the sidewalk and the road, bars ribbons, banners and balloons, and allows one open house sign. Its for-sale specifications cover coach homes and condominiums and do not name Golden Pond, so we confirm which applies.
Sometimes. Turnkey-furnished sales are common across Breckenridge, especially for seasonal buyers, though we hold no furnished-versus-unfurnished data for this village. We advise whether furnishings help your price.
A buyer's inspector and insurer will start with the roof, windows and systems of a 32-year-old home. A documented roof replacement, permits and a wind-mitigation form let a buyer price risk, which is worth more than a discount.
Document the repair, the permits and the current wind-mitigation credits. Breckenridge sits inland, but Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1, so its exposure is wind and surge, and a clean, permitted repair history is a selling point. Answer the flood disclosure accurately.
The three Jace Court points we tested map in FEMA shaded Zone X, outside the 1 percent floodplain. A nearby AE polygon exists near the lakes, so we confirm any home with a flood determination. Zone X reassures most buyers, and we put the panel number in the file.
Yes, but the buyer needs the village's leasing rules, which we could not read, and the $200 per lease master transfer assessment. We gather the rules from the association and put them in the buyer's package so the question does not slow the deal.
Usually not needed when a home is priced to its plan, but it can move a slow listing. Weigh a $2,900 concession against a price cut, and we show both on the net sheet before you decide.
Use same-size sales in each village and the market's speed. Golden Pond's 12-month median days on market is 26.5 and Crystal Lake's is 249.5, so buyers of the two villages have behaved differently. See our Crystal Lake neighborhood guide.
The law does not require you to hand a buyer a permit file, but a 1994 home sells faster with one. We pull the Village of Estero and Lee County permits for the roof, air conditioning, windows and enclosures, and close any open permit before the first showing.
Yes. Breckenridge is all ages, and leasing is allowed with a $200 master assessment per lease, but the village's lease term, lease cap and pet rules are in its declaration. We put those rules in the buyer's package so an investor or a pet owner can decide quickly.
The Save Our Homes cap resets for the buyer, and you may be able to carry part of your savings to a new Florida homestead within a limited window under the portability rules. Ask the Lee County Property Appraiser or the Florida Department of Revenue about your own case.
Village on Golden Pond sellers and buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every recent Golden Pond closing, the county's recorded sales and the association documents before advising anyone. Learn more about our team.
For us, the work on a Village on Golden Pond listing begins well before the sign goes in: the plan and its band, both estoppels, the roof and wind file, the flood panel and a net sheet at your price. That is the whole method, and it is the same one we describe in our Village on Golden Pond neighborhood 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. We tracked every one of the 12 Village on Golden Pond closings in the Southwest Florida MLS since September 2021.
McGreevy and Comisar is a top-reviewed Village on Golden Pond 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).
Selling a Village on Golden Pond home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying here? Call Marc at (239) 287-5873 and read how we represent buyers.
Every fact on this Village on Golden Pond guide traces to a primary record below: association documents, the Florida Division of Corporations, Lee County, the Village of Estero, FEMA and USGS, state statutes and agencies, and school sources. Market data comes from the Southwest Florida MLS Matrix pulled September 29, 2026. No listing portal or brokerage is cited.
Village on Golden Pond's key documents are published by the Breckenridge association, the State of Florida, Lee County and FEMA; the table links each to its issuing authority. The village's own recorded declaration and plats are available through the Lee County Clerk's official records, and the association's budget comes from its manager or the owner login.
Document | Issued by | Date | Link |
|---|---|---|---|
Schedule of Master Association Fees | Breckenridge Association, Inc. | 2026 | |
Association Management Companies | Breckenridge Association, Inc. | read September 30, 2026 | |
About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 to 2026 | |
Breckenridge property map | Breckenridge Association, Inc. | current file | |
For Sale Signs and Color Specs | Breckenridge Association, Inc. | current file | |
June 2026 newsletter | Breckenridge Association, Inc. | June 2026 | |
Village on Golden Pond association record, N93000005434 | Florida Division of Corporations | read September 30, 2026 | |
Disclosure to prospective purchasers, s. 720.401 | Florida Legislature | current statute | |
Estoppel certificates, s. 720.30851 | Florida Legislature | current statute | |
Flood map panel 12071C0579G and flood hazard zones | FEMA | effective November 17, 2022 | |
Condominium milestone inspections and SIRS explainer | Florida DBPR | current file | |
Subdivision report and property search | Lee County Property Appraiser | current |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.