Estero, Florida
Sell your Villages on Lake Augusta condo with McGreevy and Comisar, Top 1% nationally since 2008. Layout-by-layout pricing from 37 MLS closings, with both estoppels and the section 718.503 documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Villages on Lake Augusta is a condominium village of 180 homes in three phases of 60 inside Breckenridge in Estero, and this page is the seller's guide to it: how a Lake Augusta condo is priced, what a sale costs, which documents a buyer will ask for and how long the market takes to pay for a right price. It sits beside our full Villages on Lake Augusta neighborhood guide, which covers the history, the three associations, the amenities and the storm record. In the 12 months to September 29, 2026, ten Lake Augusta condos closed on the Southwest Florida MLS at a $230,000 median, the most of any Breckenridge village. 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 before you read on? Our Villages on Lake Augusta home valuation page shows how a unit is priced from the closed sales, and our Villages on Lake Augusta buyer guide explains what your buyer is being told about the same building. The community-wide picture is in our Breckenridge seller guide, the closest rival village has its own Preserve at Breckenridge seller guide, and the city-level view is in our guide to selling a home in Estero. We tracked all 37 Lake Augusta closings in the Southwest Florida MLS since March 2022 before writing a word of this guide, and every figure below names its window.
McGreevy and Comisar are the best realtor for selling a Villages on Lake Augusta condo because we price each unit against its own layout's recent closings, prepare the three-association paperwork before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar 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, and Estero is a market we work every week. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
The MLS extract we pulled does not name listing or buyer offices, and we do not claim any of the Lake Augusta closings below as our own sales. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we do claim is checkable: we tracked all 37 MLS closings and all 189 county-recorded qualified sales on file for the three phases, we read the association filings and the master association's published fee schedule, and we bring that record to your kitchen table before you price.
Recent Villages on Lake Augusta record (12 months to September 29, 2026, Southwest Florida MLS Matrix): 10 closed sales, a $230,000 median (the mean of $225,000 and $235,000, because ten is an even count), a range of $190,000 to $285,000, $2,347,400 in total volume, a median of 93 days on market and a median sold-to-final-list ratio of 96.7 percent. One condo was for sale on September 29, 2026, at $299,900, about 1.2 months of supply at the 12-month pace.
For Lake Augusta sellers: professional photography, drone and cinematic video, a qualified-buyer database, a documents file that answers the estoppel, fee and milestone questions before they are asked, and discreet off-market options when a sale needs to stay quiet.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Lake Augusta is narrower: we know which phase, which layout and which of two very different market speeds you are selling into.
Selling your Villages on Lake Augusta 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.
Villages on Lake Augusta sellers who read nothing else 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 three-association condominium village in Breckenridge.
Villages on Lake Augusta sellers can use the links below to jump straight to the market record, pricing, costs, disclosure, milestone rules, the Preserve at Breckenridge comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Villages on Lake Augusta differs from most Estero condo sales in six ways: three separate associations trade under one name, layout sets price more than the village median does, two estoppels are needed, the buyer's master charges add $2,900 at closing, the amenity bundle is unusually broad for the price, and the story count of each building is not public.
Each phase is its own Florida not-for-profit corporation: Villages on Lake Augusta I (N96000001461), II (N97000004713) and III (N00000000425), all active on the Division of Corporations register [Source: Sunbiz search results for the three associations]. Each has a board, a budget and a management office, so a sale in Phase I runs through a different desk from a sale in Phase II or III. Our Villages on Lake Augusta neighborhood guide lists each association's filing dates and management office.
Phase | Association | Incorporated | Declaration recorded | Units | Managed by |
|---|---|---|---|---|---|
I | Villages on Lake Augusta I at Breckenridge Condominium Association, Inc. (N96000001461) | March 13, 1996 | August 2, 1996 | 60 | Schoo Association Management LLC, Fort Myers |
II | Villages on Lake Augusta II at Breckenridge Condominium Association, Inc. (N97000004713) | August 19, 1997 | September 23, 1998 | 60 | Gulf Breeze Management Services, Bonita Springs |
III | Villages on Lake Augusta III at Breckenridge Condominium Association, Inc. (N00000000425) | January 21, 2000 | February 7, 2000 | 60 | Gulf Breeze Management Services, Bonita Springs |
The county roll counts 78 two-bedroom and 102 three-bedroom parcels with heated areas from 967 to 1,273 square feet, and the MLS marketed a share of the units as two bedrooms plus a den. In 60 months of closings the two-bedroom median is $240,700 and the three-bedroom is $320,000. A seller who quotes the village median to a buyer is quoting a number that fits no one's unit.
A Lake Augusta sale needs the village association's estoppel certificate under section 718.116(8), capped at $299 for a standard request, and the Breckenridge master association's resale documents, handled through its management company. Order both when you list, not when you have a buyer, and the review clock starts on day one instead of day ten.
The master association's 2026 fee schedule charges a new owner a $2,800 capital contribution and a $100 transfer assessment, and the POA's brochure tells the title company to collect them at closing. A buyer who is stretching to $230,000 is really stretching to $232,900 in cash needs before closing costs, and pricing that reality into your list price is part of pricing well.
The $2,800 master fee for 2026 carries an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools and a spa, a fitness room and a clubhouse calendar, with no resident green fees and no dining minimum. That is the strongest sentence in your listing, and it is a fact from the association's own documents rather than a promise from us.
The state register and the county roll do not record stories per building, and unit numbering in the 300s on Ian Court points to third-floor units without proving it. Florida's milestone inspection and structural integrity reserve study rules apply to buildings of three or more habitable stories, so your association's answer decides what a buyer's attorney and lender ask you for. We ask for it before we list.
Selling in Villages on Lake Augusta? If you want to know how these six differences apply to your own condo, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing the village, call Marc at (239) 287-5873 and read how we represent buyers.
Now is a good time to sell a Villages on Lake Augusta condo that is priced to its layout: one condo was listed on September 29, 2026 against ten closings in the last 12 months, about 1.2 months of supply. The risk is not competition, it is the price you choose.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
One listing is active in the village: a two-bedroom-plus-den of 1,273 living square feet asking $299,900 after 598 days on the market. Ten closings in 12 months against one listing is about 1.2 months of supply (our arithmetic). The asking price is $69,900 above the 12-month median and $14,900 above the highest closing in the window, and 598 days is what the market has said about it. Few competing listings help a seller only when the price is realistic.
Twenty-two of the 37 closings since March 2022 took 30 days or fewer, and eight took 100 days or more, every one of the eight since January 2025. In that same period, six of the 19 closings went in 30 days or fewer. Median days on market rose from 19 across all 37 closings to 93 across the latest ten, and the median sold-to-final-list ratio was 96.7 percent in the 12-month window against 96.2 percent across all 37.
Of the 37 MLS closings, 18 fell in January to April at a $269,500 median and 19 in the other eight months at $270,000, with none in November. The closing record shows no strong seasonal pattern, so do not time your listing to the calendar. Time it to your documents and your price. A unit that is priced, photographed and papered before the winter buyers arrive will meet them on the first tour.
The county's recorded median was $324,500 in 2024 and $230,000 in 2026 through July, 29.1 percent lower, and the MLS median in the 12-month window is $230,000 against $245,700 in the 24-month window. Prices are moving toward the buyer, which makes overpricing more expensive here than it was in 2023, when six closings ran at a $323,000 median in a median of seven days.
Villages on Lake Augusta condos closed 37 times in the Southwest Florida MLS from March 24, 2022 to July 1, 2026, from $190,000 for a 967 square foot two-bedroom to $350,000 for a 1,326 square foot two-bedroom-plus-den, and the 12-month window alone holds ten closings at a $230,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The first window with ten or more closings is 12 months, so it leads, and the longer windows show how far the market has moved.
Window (to Sep 29, 2026) | Closings | Median sold | Middle pair (even count) | Median $ per sq ft | Median days on market | Median sold to final list |
|---|---|---|---|---|---|---|
12 months | 10 | $230,000 | $225,000 and $235,000 | $211.50 | 93 | 96.7% |
24 months | 20 | $245,700 | $245,000 and $246,400 | $209.28 | 84 | 94.6% |
36 months | 25 | $255,000 | odd count | $217.17 | 39 | 96.1% |
60 months | 37 | $270,000 | odd count | $235.73 | 19 | 96.2% |
Ten closings is enough for a median and few enough that each one matters, so here is each one by month, layout and size only, with no address, unit or MLS number. Four of the ten closed after 18 days or less on the market, and three took 257 days or more.
Month | Layout | Living area | List price | Sold price | Days on market | Sold to final list |
|---|---|---|---|---|---|---|
July 2026 | 2 bed, 2 bath | 1,088 sq ft | $229,900 | $225,000 | 139 | 97.9% |
May 2026 | 3 bed, 2 bath | 1,243 sq ft | $250,000 | $250,000 | 0 | 100.0% |
May 2026 | 3 bed, 2 bath | 1,209 sq ft | $289,000 | $285,000 | 18 | 98.6% |
April 2026 | 2 bed, 2 bath | 967 sq ft | $220,000 | $210,000 | 9 | 95.5% |
February 2026 | 2 bed, 2 bath | 967 sq ft | $232,000 | $217,500 | 11 | 93.8% |
February 2026 | 2 bed, 2 bath | 1,077 sq ft | $235,000 | $235,000 | 81 | 100.0% |
December 2025 | 2 bed, 2 bath | 967 sq ft | $225,000 | $190,000 | 304 | 84.4% |
December 2025 | 2 bed plus den, 2 bath | 1,429 sq ft | $294,900 | $275,000 | 257 | 93.3% |
December 2025 | 2 bed, 2 bath | 1,087 sq ft | $249,900 | $235,000 | 105 | 94.0% |
October 2025 | 2 bed plus den, 2 bath | 1,243 sq ft | $224,900 | $224,900 | 327 | 100.0% |
Two of the 12-month sales share a plan and split on the outcome. A 967 square foot two-bedroom listed at $220,000 closed in April 2026 at $210,000 after nine days, 95.5 percent of its final list price. Another of the same size listed at $225,000 closed in December 2025 at $190,000 after 304 days, 84.4 percent. These are public-record sales, and we describe them by month, price, beds and area only. The difference is the launch: a market-priced start sells in weeks, and a launch that starts high spends most of a year and gives back more than the discount you were trying to avoid.
Four of the 37 closed above the final list price (two in March 2022, one in April 2022 and one in March 2023), five closed at list and 28 below it, at a median of 96.2 percent. None of the 19 closings since January 2025 closed above list, and three closed at list exactly. In the 12-month window the ten condos closed $103,200 below their combined final list prices, a median of $7,450 each. Read that as a discipline: the discount you avoid by pricing right is usually smaller than the one you take after 200 days.
Villages on Lake Augusta is 180 condominiums in three phases, and its 12-month MLS median of $230,000 on ten closings shows what a right-priced unit brings. If you are selling, get a free Villages on Lake Augusta home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start your Villages on Lake Augusta search with Marc.
Villages on Lake Augusta prices by layout: across 37 MLS closings since March 2022 the two-bedroom median is $240,700, the two-bedroom-plus-den $257,500 and the three-bedroom $320,000, so a seller who compares a unit with a different layout is comparing different products and quoting the wrong number.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Small samples are labelled. The MLS calls a unit 2+Den when it markets a den, while the county roll counts 102 of the 180 parcels as three-bedroom, so the two classifications overlap and are not interchangeable.
Layout | Window | Closings | Median sold | Range | Median living area |
|---|---|---|---|---|---|
2 bed, 2 bath | 12 months | 6 (small sample) | $221,250 (mean of $217,500 and $225,000) | $190,000 to $235,000 | 1,022 sq ft |
2 bed, 2 bath | Mar 2022 to Sep 2026 | 16 | $240,700 (mean of $235,000 and $246,400) | $190,000 to $279,900 | 978 sq ft |
2 bed plus den, 2 bath | 12 months | 2 (small sample) | $249,950 (mean of $224,900 and $275,000) | $224,900 to $275,000 | 1,336 sq ft |
2 bed plus den, 2 bath | Mar 2022 to Sep 2026 | 6 (small sample) | $257,500 (mean of $240,000 and $275,000) | $200,000 to $350,000 | 1,274 sq ft |
3 bed, 2 bath | 12 months | 2 (small sample) | $267,500 (mean of $250,000 and $285,000) | $250,000 to $285,000 | 1,226 sq ft |
3 bed, 2 bath | Mar 2022 to Sep 2026 | 15 | $320,000 | $245,000 to $335,000 | 1,275 sq ft |
The two-bedroom is the entry point: 16 closings since March 2022, $190,000 to $279,900, at 967 to 1,088 living square feet. In the last 12 months six closed at a $221,250 median (the mean of $217,500 and $225,000). The 967 square foot plan accounts for seven of the 37 closings, more than any other size, so a 967 square foot seller has the deepest set of comparables in the village.
The den layout has six closings since March 2022, at 1,243 to 1,429 square feet and $200,000 to $350,000, and two in the last 12 months ($224,900 and $275,000, a small sample). The $350,000 closing in April 2024 is the highest price in the village's MLS record, and a den unit closed at $200,000 twelve months later. A den seller needs a comparable set built from den units and nothing else.
The three-bedroom has 15 closings since March 2022, $245,000 to $335,000, at 1,209 to 1,429 square feet. Seven closed in 2023 and 2024 at $320,000 to $335,000, and six since January 2025 at $245,000 to $285,000. A three-bedroom owner who remembers the 2023 prices is remembering a market that has repriced by roughly $50,000 to $75,000, and the buyer has seen the newer numbers.
Grouped by MLS living area, the same story appears: the size of the plan sets the price band, and the smallest plans compete with each other.
MLS living area | Closings, 60 months | Median sold | Range | Median $ per sq ft | Closings, last 12 months |
|---|---|---|---|---|---|
967 to 978 sq ft | 9 | $230,000 | $190,000 to $279,900 | $236.81 | 3 |
1,077 to 1,088 sq ft | 7 | $250,000 | $225,000 to $279,900 | $231.48 | 3 |
1,209 to 1,251 sq ft | 9 | $299,000 | $224,900 to $335,000 | $240.55 | 3 |
1,273 to 1,429 sq ft | 12 | $297,500 | $200,000 to $350,000 | $223.49 | 1 |
A seller's plan and size matter more than a phase.
Villages on Lake Augusta prices followed the Southwest Florida cycle: the county's recorded median rose from $124,900 in 2009 to $324,500 in 2024, then fell 29.1 percent to $230,000 in 2026 through July, and the MLS record shows the same peak in 2023 and 2024 followed by a slower, cheaper market.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
Year | County qualified sales | Median price |
|---|---|---|
2026 (to Jul 29) | 8 (small sample) | $230,000 |
2025 | 13 | $255,000 |
2024 | 10 | $324,500 |
2023 | 9 (small sample) | $320,000 |
2022 | 14 | $252,000 |
2021 | 13 | $195,500 |
2020 | 12 | $156,000 |
2019 | 14 | $164,000 |
2018 | 8 (small sample) | $186,650 |
2017 | 16 | $164,000 |
2016 | 13 | $163,000 |
2015 | 7 (small sample) | $160,500 |
2014 | 9 (small sample) | $142,000 |
2013 | 10 | $127,950 |
2012 | 6 (small sample) | $140,000 |
2011 | 12 | $136,500 |
2010 | 3 (small sample) | $125,000 |
2009 | 11 | $124,900 |
1998 | 1 (small sample) | $75,000 |
From the 2009 median of $124,900 to the 2024 median of $324,500 is about 2.6 times in 15 years, and most of it came from 2020 to 2024, from $156,000 to $324,500, a 108 percent rise (our arithmetic on yearly medians). From 2024 to 2025 the county median fell 21 percent to $255,000, and 2026 is about 10 percent lower again on eight sales through July. Small counts move medians, so read the direction, not a precise rate.
Calendar year | MLS closings | Median sold | Median days on market | Median sold to list |
|---|---|---|---|---|
2022 (from Mar 24) | 6 (small sample) | $262,500 (mean of $250,000 and $275,000) | 6 | 105.6% |
2023 | 6 (small sample) | $323,000 (mean of $320,000 and $326,000) | 7 | 96.5% |
2024 | 6 (small sample) | $326,000 (mean of $322,000 and $330,000) | 12.5 | 96.8% |
2025 | 13 | $255,000 | 105 | 93.5% |
2026 (to Jul 1) | 6 (small sample) | $230,000 (mean of $225,000 and $235,000) | 14.5 | 98.2% |
Each year holds six closings except 2025, so every median but 2025 is a small sample. The 2025 figure is the sharpest signal: 13 closings, a $255,000 median and a 105-day median on market, the slowest year in the record.
The county recorded 32 qualified sales in 2023, 2024 and 2025, and the MLS carried 25 of them as marketed sales in the same years, so roughly seven in 32 never appeared as an MLS closing. We do not know whether that gap is owner-to-owner transfers, sales entered after closing or timing, and we do not guess. The county file also holds nothing between 1998 and 2009, and we do not fill the gap.
Nine to 13 qualified recorded sales a year against 180 parcels is roughly 5 to 7 percent of the village changing hands annually (13 sales in 2025 is about 7 percent, our arithmetic). At the 2017 high of 16 sales it was about 9 percent. A seller here is one of a small number who list each year, which is why the buyers who do look compare units closely.
Villages on Lake Augusta sellers compete for the same Breckenridge buyer as Preserve at Breckenridge: Lake Augusta offers 1996 to 2001 buildings, a $230,000 median on ten closings and 1.2 months of supply, against Preserve's newer 2002 to 2005 buildings, a $227,500 median on eight and 9.0 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Decision point | Villages on Lake Augusta | |
|---|---|---|
Residences | 180 in three phases of 60 | 160 in four phases of 40 |
Regime | Chapter 718 condominium, three associations | Chapter 718 condominium, four associations |
Year built (county roll) | 1996 to 2001, median 1998.5 | 2002 to 2005, median 2004.5 |
Heated area (county roll) | 967 to 1,273 sq ft, median 1,209 | 1,243 to 1,379 sq ft, median 1,331 |
Bedrooms on the roll | 78 two-bedroom, 102 three-bedroom | 155 two-bedroom, 5 three-bedroom |
Managers | Schoo (Phase I), Gulf Breeze (Phases II and III) | D and D (Preserve I), Schoo (Preserve II to IV) |
MLS closings, 12 months | 10, median $230,000 | 8, median $227,500 |
Median $ per sq ft, 12 months (MLS living area) | $211.50 | $173.31 |
Median days on market, 12 months | 93 | 108.5 |
Median sold to final list, 12 months | 96.7% | 94.7% |
Closings and median, 24 months | 20 at $245,700 | 12 at $254,000 |
Closings and median, 36 months | 25 at $255,000 | 19 at $285,000 |
Closings and median, 60 months | 37 at $270,000 | 28 at $285,000 |
Active listings, September 29, 2026 | 1 at $299,900 | 6, median $259,900 |
Months of supply at 12-month pace | 1.2 | 9.0 |
County qualified sales, 2026 to July | 8, median $230,000 | 8, median $237,500 |
County qualified sales, 2025 | 13, median $255,000 | 8, median $294,000 |
County qualified sales, 2024 | 10, median $324,500 | 7, median $335,000 |
Storm and milestone position | Zone X shaded at three tested points; story count open, third-floor units indicated | Ask each association for its story count and status |
Both villages are pure resales with the same master fee, amenity package and $2,900 in master one-time charges. The Lake Augusta figures come from our village file and the Preserve figures from its own file, both to September 29, 2026. For the Preserve side of the same decision, read our Preserve at Breckenridge seller guide.
Three differences matter to a Lake Augusta seller. Supply: Preserve has six listings against eight closings a year, 9.0 months, while Lake Augusta has one stale listing and 1.2 months, so your buyers have fewer alternatives than Preserve's do. Price per square foot: $211.50 here against $173.31 at Preserve on MLS living area in the last 12 months, about a 22 percent gap that shows up when a buyer compares the two. Age: Lake Augusta's buildings are five to ten years older, so the buyer's inspection and the milestone clock come sooner.
Name the advantage a buyer can verify from the record. Lake Augusta's record supports a higher median sold-to-list ratio of 96.7 percent against Preserve's 94.7 percent, a shorter median time on market of 93 days against 108.5, and a thinner field of competing listings. Preserve's record supports newer construction and larger plans. Sell the facts of your own village, not the neighbor's.
Villages on Lake Augusta is the largest of the nine Breckenridge villages at 180 of 842 residences and the busiest resale market at 10 of 44 MLS closings in 12 months, with a $230,000 median that sits above Wellington at Breckenridge and Preserve at Breckenridge and below the four villages that carry a higher stated median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Village | Units | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Villages on Lake Augusta | 180 | 718 condominium | 1996 to 2001 | 10 | $230,000 |
95 | 718 condominium | 1988 to 1998 | 8 | $187,250 | |
160 | 718 condominium | 2002 to 2005 | 8 | $227,500 | |
64 | 720 homeowners | 1997 to 1999 | 6 | $363,000 | |
51 | 720 homeowners | 1994 | 4 | $367,450 | |
73 | 718 condominium | 1988 to 1994 | 3 | $268,500 | |
56 | 718 condominium | 2000 to 2005 | 3 | $372,500 | |
118 | 718 condominium | 1993 to 1996 | 2 | small sample, not stated | |
44 | 720 homeowners | 1995 to 1997 | 0 | none in 12 months | |
All nine villages | 841 residential parcels (POA states 842) | 44 | $235,000 |
Sources: Breckenridge sub-community roster reconciliation (units, regime, closings), Lee County Property Appraiser 2026 tax roll, Southwest Florida MLS Matrix pulled September 29, 2026. Medians on fewer than 10 closings are small samples, and even-count medians are the mean of the middle pair.
Against its condominium neighbors Lake Augusta is the largest and the most liquid. Wellington at Breckenridge, with 95 units built 1988 to 1998, is the entry price at $187,250 on eight closings. Preserve at Breckenridge is the nearest in price at $227,500 on eight. Greenwood Village at Breckenridge is a condominium at $268,500 on three closings. Village on Crystal Lake, Village on Golden Pond and Village on Crescent Lake carry stated medians of $363,000, $367,450 and $372,500 on small samples, so a Lake Augusta seller is not competing with them on price.
We price a Villages on Lake Augusta condo by placing it on its own layout's ladder of closed sales in the last 12 to 24 months, adjusting for size, condition, floor and view, and then choosing a list price that a buyer's agent can defend against the 96.7 percent sold-to-list record.
A two-bedroom is compared with two-bedroom closings, and a three-bedroom with three-bedroom closings. The village median of $230,000 blends units that sell for $190,000 with units that sell for $285,000, and a price set from the median is wrong for both. We build the comparable set first, then talk about the number.
Under ten closings in a layout, a median is a story about a few sales. For the two-bedroom, we use the 12-month set of six. For the den and three-bedroom layouts, two closings each in 12 months is too few, so we widen to 24 months, five den closings and six three-bedroom closings, and say so. A seller who sees the window is a seller who trusts the number.
The MLS extract we pulled carries no field for floor level, view or updates, and the county roll does not either. Those are adjustments we make from your specific unit, in person, from photographs and from what has closed nearby, and we tell you which ones we are making. A top-floor unit or a lake view can change a buyer's willingness to pay, and we will not pretend a statistic captures it.
Since January 2025 the median unit closed $14,900 below its final list price, and the slow group gave back more than the fast group. A list price that assumes a $15,000 negotiation is a list price you can defend, and one that assumes none is a list price that sits. We show you the closings that support each choice before you decide.
If showings are thin after two weeks, the record says the price is the first suspect. The three slowest closings took 257 to 327 days, and two of them closed 7 and 16 percent under their final list. We agree the review dates and the trigger in writing before you list, so a price change is a plan and not a surrender.
We market a Villages on Lake Augusta condo with professional photography, drone and video that show the golf, courts and pools your buyer is paying $2,800 a year for, a documents file ready at the first showing, and direct outreach to our qualified-buyer database in Estero and Bonita Springs.
The master association's own materials state that there are no additional fees to use the amenities. Say it, with the association's page as the source, and show the course, the courts and the pools. A buyer comparing a $230,000 condo elsewhere in Estero is comparing a fee stack, and the bundle is your side of the argument.
A 967 square foot condo photographs best as what it is: efficient, bright and ready. We do not stretch a wide lens over a small room. Buyers here have seen the neighbors' listings, and an honest photograph earns a showing where an exaggerated one earns a scroll.
The estoppel request, the master resale documents, the association's budget and the milestone and reserve-study status, or the association's statement that none is required, belong in the documents file that goes to every buyer's agent. A buyer who can read the file the night before a showing arrives with fewer objections.
Showings and open houses are arranged through the Breckenridge master office, which issues gate codes and applies the community's for-sale sign specifications. We handle the calls and confirm access, and we keep a tenant's schedule in view when a unit is leased.
An estate, a health change or a tenant in place is often better handled through direct outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
We negotiate a Villages on Lake Augusta contract ourselves, from the first offer through the estoppel review, the inspection and the closing table, using the village's own record: 96.7 percent median sold-to-list, a $7,450 median discount in the last 12 months and a buyer whose alternatives are few.
The first offer is a price and a set of terms: closing date, inspection period, who pays the estoppel and which document review clock applies. Because the contract controls what Lee County custom only suggests, we read every clause before we counter.
A unit built between 1996 and 2001 will show its age in the air handler, water heater, plumbing and windows. We expect a repair request and decide in advance which items we will fix, which we will credit and which we will refuse, using the record of what buyers actually asked for and received here.
If an appraisal comes in low, the closings in this table are the evidence. A seller whose file already shows layout-matched comparables can defend the number without a scramble, and a seller whose file shows only the village median cannot.
Whether a Lake Augusta association requires approval of a sale is set by each recorded declaration, which we have not read page by page for this guide. We read yours before we list and build the approval time into the contract.
Selling a Villages on Lake Augusta condo at the $230,000 12-month median costs roughly $10,834 to $16,584 before prorations and any mortgage payoff, about 4.7 to 7.2 percent, depending on whether you offer buyer-agent compensation. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Florida Department of Revenue rates; our arithmetic)
Item | Estimate | Basis |
|---|---|---|
Sale price | $230,000 | The 12-month median |
Listing commission (example 2.75%) | -$6,325 | Negotiated; 2.75% x $230,000 |
Buyer-agent compensation, if offered (example 2.5%) | -$5,750 | Optional, off the MLS; 2.5% x $230,000 |
Deed documentary stamp tax | -$1,610 | 2,300 units x $0.70 |
Owner's title insurance premium (Lee County, seller pays) | -$1,225 | $575 plus $650 on the promulgated schedule |
Title search and settlement fee (estimate) | -$1,200 | Varies by title company |
Municipal lien search (estimate) | -$175 | Varies |
Condominium estoppel (current account) | -$299 | Statutory cap |
Estimated total seller costs with a buyer-agent offer | -$16,584 | About 7.2% of price |
Estimated net to seller, before proration and payoff | $213,416 | $230,000 minus the above |
Estimated total costs without a buyer-agent offer | -$10,834 | About 4.7% of price |
Estimated net without a buyer-agent offer | $219,166 | Before proration and payoff |
Every figure is an estimate. The commission lines are examples, not rates: commissions are negotiable and no rate is set by law. The stamp tax is $0.70 per $100 of consideration, the owner's premium follows the state's promulgated schedule, and the closing, search and lien lines vary by title company. We do not estimate the property tax proration because the annual bill on your unit is not in the records we cite, and a mortgage payoff is subtracted separately.
Two lines do not move with the company you choose. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner's title premium follows the rate promulgated under Florida Administrative Code Rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1 million. At $230,000 the premium is $575 plus $650, or $1,225. At $285,000 it is $1,500 and the stamps are $1,995.
Settlement, search and lien-search fees vary by title company. The estoppel is capped by statute at $299 for a standard request, with a $119 add-on for rush delivery and $179 more if the account is delinquent, per the 2024 amendment to section 718.116. Property tax is prorated at closing, with the seller crediting the buyer for the seller's days of the tax year.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with an agent before touring. Commissions are negotiable, a seller may choose to offer compensation to a buyer's agent off the MLS, and concessions toward a buyer's closing costs may still be offered in the MLS [Source: NAR settlement FAQs]. We show you both scenarios on a net sheet.
The buyer pays the lender's title policy, the mortgage taxes, recording, and the master association's $2,800 capital contribution and $100 transfer assessment as the POA brochure directs the title company to collect them. Who bears which line is a term of the contract, and buyers here usually expect to carry the master charges.
A Villages on Lake Augusta seller must give a buyer the documents Chapter 718 lists in section 718.503(2), at the seller's expense, and the contract must carry the statutory voidability clause. The homeowners association disclosure summary in section 720.401 does not apply to condominium associations.
The buyer is entitled to a current declaration, articles, bylaws and rules, the annual financial statement and budget, any inspector-prepared milestone summary, the association's latest structural integrity reserve study or a statement that none has been completed, any turnover inspection report and the Frequently Asked Questions and Answers document, all at the seller's expense [Source: Florida Statutes 718.503]. We order them when we list.
A resale contract for a condominium unit must state either that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the contract is voidable by written notice within 7 such days after signing and receipt of the documents. The buyer's right ends at closing, and a contract that does not conform is voidable before closing. Delivering the documents with the listing shortens this risk.
If an association is required to have a milestone inspection or a reserve study and has not completed it, each contract entered into after December 31, 2024 must carry a conspicuous statement saying so. Whether that applies to your phase depends on the building's story count, which is why we ask the association.
The homeowners association disclosure in section 720.401 is a pre-contract duty in a mandatory homeowners association, and its subsection (2) says it does not apply to associations under Chapter 718. Lake Augusta's three associations are condominium corporations, so the condominium set governs. We name the fork because a page written for a Breckenridge single-family owner would tell you the opposite, and your closing agent or attorney decides which applies to a particular parcel. This is information, not legal advice.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary, warning that a purchase can reset the assessment, at or before signing [Source: Florida Statutes 689.261]. Most contract forms carry it, and we confirm it is there.
Florida requires a seller of a home to disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)]. We help you complete the Florida Realtors seller's disclosure accurately, including a known air handler or plumbing problem and any special assessment.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and public unit numbering suggests some Villages on Lake Augusta buildings are three stories, so a seller should ask each association for its story count, inspection status and reserve study before listing.
Senate Bill 4-D of 2022, later changes and House Bill 913 of 2025 require a milestone inspection of a covered condominium building by December 31 of the year it reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after. Section 553.899 lets the local enforcement agency require it at 25 years where local circumstances call for it. A structural integrity reserve study is required for the same class of building under section 718.112(2)(g).
If the certificates of occupancy track the declaration recordings of August 2, 1996, September 23, 1998 and February 7, 2000, then 30 years falls in 2026 for Phase I, 2028 for Phase II and 2030 for Phase III, and under a 25-year local trigger the dates would already be 2021, 2023 and 2025. That is our arithmetic on recording dates, not on certificates of occupancy, and it assumes three habitable stories, which we have not confirmed. The Village of Estero holds the certificate and inspection records.
A two-story building is outside both the milestone and the reserve-study requirements, though the association's ordinary reserve duties under Chapter 718 still apply. If yours is two stories, that is a selling point, and we say so in the documents file with the association's confirmation attached.
A lender reviewing a condominium checks the association's budget, reserves, litigation and delinquency, and Fannie Mae publishes conditions that make a project ineligible [Source: Fannie Mae Selling Guide B4-2.1-03]. A seller who has the answers before the lender asks saves days.
We did not find a filed structural reserve study or milestone report for the three associations in the state's public reporting that we could reach. We treat that as a gap to close with the association, not as a finding about the buildings.
Your Villages on Lake Augusta buyer pays a $2,800 master fee for 2026, a village association fee that the POA brochure says typically runs $300 to $500 with the interval unstated, $2,900 in master charges at closing, Lee County property tax and insurance, so the carrying cost belongs in your pricing.
Data updated: September 2026 (Breckenridge 2026 fee schedule; Southwest Florida MLS Matrix, pulled September 29, 2026)
Layer | Amount | Who owes it | Source |
|---|---|---|---|
Breckenridge master fee, 2026 | $2,800 a year, or four payments of $725 | Owner, from closing forward | 2026 Master Association Fee Schedule |
Village association fee | Typically $300 to $500, interval not stated | Owner, set by each of the three associations; shown on the estoppel | About Breckenridge brochure |
Capital contribution | $2,800 ($1,000 for a current owner) | New owner, at closing | 2026 Master Association Fee Schedule |
Transfer assessment | $100 | New owner, at closing | 2026 Master Association Fee Schedule |
Renter transfer assessment | $200 per lease | Per lease | 2026 Master Association Fee Schedule |
Village estoppel certificate | Capped at $299 for a standard request | Seller by Lee County custom; the contract controls | Florida Statutes 718.116(8) |
Golf cart | $100 a year, plus $25 to register | Owner who keeps one | 2026 Master Association Fee Schedule |
RV and trailer storage lot | $200 to $225 a year, plus $25 to register | Owner who uses it | 2026 Master Association Fee Schedule |
Community Development District | None on the community's structure | Not applicable | Lee County special districts |
Property tax and insurance | Unit specific; no Lake Augusta figure is published | Owner | Lee County Tax Collector |
The Breckenridge master association sets the fee for all nine villages, and our Breckenridge community guide explains what it covers. The 2026 master fee is $2,800 a year, payable in full or as four payments of $725 ($700 plus a $25 processing fee), and the board approved it in the 2026 budget [Source: Breckenridge newsletter, June 2026]. It works out to about $233 a month.
The brochure says the village association fee typically ranges from $300 to $500 and does not state whether that is monthly, quarterly or annual. The three Lake Augusta budgets sit behind the owner login, so we publish no Lake Augusta fee figure. The real number is on your estoppel, and a seller who reads it before listing is a seller who is not surprised by a buyer's question.
Breckenridge carries no Community Development District bond assessment according to its structure, so a buyer will not see a CDD line. Confirm it on your tax bill and against Lee County's list of special districts.
A buyer carries an HO-6 policy for the interior and contents plus loss-assessment coverage for the association's master policy and deductible. We publish no premium because no primary source publishes one for Lake Augusta, and documenting your air handler, water heater and any wind features helps a buyer's quote.
Villages on Lake Augusta sits in FEMA flood zone X, the shaded 0.2 percent annual chance band, at the three phase locations we tested on FIRM panel 12071C0579G effective November 17, 2022, so federal flood insurance is not required for a federally backed mortgage there, though wind exposure remains.
We queried FEMA's National Flood Hazard Layer at the geocoded location of each phase on September 30, 2026, and all three returned Zone X, subtype 0.2 percent annual chance flood hazard, outside the Special Flood Hazard Area. Breckenridge as a whole is mostly Zone X with the AE zone confined to internal lakes and drainage, so a lake-edge unit should be checked at the parcel level, and a seller who prints the zone answers the lender's first question in advance.
Village of Estero guidance describes flood insurance as required for federally backed mortgages in zones A and V, while shaded X is a moderate-risk area. Insurers and lenders may still recommend a policy, and a shaded X label is not a guarantee of dry ground.
Breckenridge sits about three to four miles inland from Estero Bay, 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 near Cayo Costa on September 28, 2022 as a Category 4 storm, per the National Hurricane Center. We found no public record of Lake Augusta damage or repairs, and the building permits and the association's claim history are where to look.
A special assessment for an uninsured loss falls on owners, which is why buyers ask about the master policy, its wind deductible and any roof or exterior project. If your association has completed a roof or paint project, put the date in the documents file.
Villages on Lake Augusta rules on sales, leases and pets are set by each phase's recorded declaration and the association's rules, and no public document we reached states them, so a seller should read the declaration for the unit and give buyers the written answers.
The master association allows renters amenity access and charges a $200 transfer assessment per lease, but the minimum term, the number of leases a year and any approval process are set by each phase's declaration. Because the buyer may be an investor or a seasonal owner, lease rules change who wants your unit, and we get them in writing.
No pet rule appears in any public document we could reach. One owner-posted seasonal rental listing on the POA site says no pets, and that is one owner's condition, not an association rule. Federal fair housing rules protect a person who needs an assistance animal whatever the pet policy says, per HUD.
Whether the association must approve a sale is a declaration question. The master association requires new owners to complete an onboarding packet, and its brochure tells the closing agent to contact the local management company for the process.
The master schedule charges $100 a year for a golf cart and $25 to register it, and $200 to $225 a year for the RV and trailer storage lot. Those are master rules that apply on the property, and a buyer who owns a cart will ask.
Breckenridge is an all-ages community and we found no age restriction for the three associations. We describe the home, not the buyer, and federal fair housing law governs how any home is marketed. It is not The Villages retirement community in central Florida, and a listing should not borrow the name.
A Villages on Lake Augusta condo takes a median of 93 days on market in the last 12 months, but the range is wide: four closings came after 18 days or less and three after 257 days or more, so the price you choose decides which group you join.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Since January 2025, the six closings that took 30 days or fewer closed at a median of 95.9 percent of the final list price after a median of 11.5 days, and the eight that took 100 days or more closed at a median of 93.6 percent after a median of 183 days. The slow group did not get a better price for waiting, and every day of waiting carries the master fee.
Add the estoppel review, the inspection period, any association approval and the lender's condominium review. We ask for the documents at listing so those clocks run while you are still showing the home, and we make the timeline visible to you week by week.
Read the closed sales in your layout, compare your list price with them and then compare your documents file with what a buyer needs. The two closings at $190,000 and $245,000 that followed 304 and 221 days show what the slow side of this market costs. A price change to the comparables usually beats waiting.
Prepare a Villages on Lake Augusta condo by documenting the age and condition of the systems buyers will inspect in a 25 to 30 year old building, ordering the association documents, deciding which updates return more than they cost, and staging the small rooms so they read as bright and ready.
The air handler, water heater, plumbing supply lines, windows and balcony or lanai condition are the questions in a building of this age. Documenting the date and the service record answers them before an inspector does, and a seller who can say when the air handler was replaced negotiates from a stronger position.
Updated kitchens, baths and flooring help a unit compete, but the village's ceiling is set by its comparables. We tell you which updates return more than they cost before you spend, using the closings in your layout rather than a general rule.
The file holds the estoppel request, the master resale documents, the association budget and the milestone and reserve-study status or the association's statement that none is required, the flood zone printout and your seller's disclosure. It goes to every buyer's agent with the listing.
A 967 to 1,088 square foot two-bedroom sells on efficiency, storage and light. We stage to show usable space and not to hide it, and we photograph the amenity buildings as part of the package.
A Villages on Lake Augusta listing should say what the documents support: a gated Breckenridge community with a par-3 golf course, eight lighted tennis courts, three pickleball courts, five pools and no resident green fees, in a condominium with a 12-month median of $230,000.
The amenity list on the POA site and the brochure statement that no additional fees apply are sources a buyer's agent can check. Quote them and link them, and leave out anything the association does not say, such as a staffed gate or a restaurant, because we could not confirm either from the public documents.
Fair housing law limits how a home is described, so we write about the layout, the light, the size, the amenities and the location, and never about who should live there.
The drive times from the gate area, off peak: Coconut Point shopping and dining about 5 minutes, Lee Health Coconut Point Emergency Department about 2 miles, I-75 at Corkscrew Road about 10 to 12 minutes, Miromar Outlets about 12 to 14 minutes, Southwest Florida International Airport about 20 to 25 minutes. They run longer in season, and we treat them as approximate.
Lee County assigns through a school choice model, and Estero is in the South Zone, so we point to the district's site locator and the state's accountability reports and do not rate schools in a listing.
Villages on Lake Augusta 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 in your own layout and size range and set against the village's current listing and its rival, so it is a number you can list at.
Start with our free home valuation, or read how the number is built on our Villages on Lake Augusta home valuation page. If you own in the wider community, our Breckenridge home valuation page covers all nine villages.
A written comparable set, a recommended list price and a range, a net sheet at that price, a documents checklist for your phase and a marketing plan. There is no obligation, and a valuation is not a listing agreement.
Your phase, layout, square footage, any updates and the age of your air handler and water heater. We handle the rest, including the association documents. Call Jesse direct at (239) 898-6072, text or call.
Villages on Lake Augusta sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a village of three associations and 37 recent closings rewards layout-level pricing and a documents file ready on day one. In one year, the village's closings ran $95,000 apart.
Data updated: September 2026
If you are searching for a Villages on Lake Augusta listing agent, or thinking, "I need to sell my home in Villages on Lake Augusta," here is the short version of everything above. We place your condo on its own layout's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
List when your documents and your price are ready. The closing record shows 18 of 37 closings from January to April and 19 in the other eight months, so the calendar matters less here than the price you choose.
Not in a simple way. In the last 12 months the median was $211.50 per square foot of MLS living area across all ten closings, and the two-bedroom, den and three-bedroom medians differ by layout and by year. A comparable set built from your own layout is the only fair test.
Read the closed sales in your layout and compare your list price with them. The 304-day sale at $190,000 and the 221-day sale at $245,000 show what waiting costs, and a repriced, documented listing usually beats a stale one.
We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and ordering at listing starts the buyer's review clock on day one instead of day ten.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your layout, its explanation of the master and village fee layers, and its plan for the two estoppels. Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Villages on Lake Augusta realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong rung of the ladder or missing the documents a buyer needs. The closings above show the same split in this village: a right-priced, documented unit moves in weeks, and a high launch waits.
★★★★★ "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
Follow through in a Lake Augusta sale means the estoppels ordered, the master resale documents in hand and every buyer question answered from a file, not from memory.
★★★★★ "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
Showing feedback is how a price gets corrected early. We report it to you as it arrives, and we tie any price change to the closings in your layout.
A Villages on Lake Augusta specialist matters because the facts that decide a sale here live in documents and layouts, not in a listing feed: three associations, two managers, two estoppels, a $2,900 master charge for the buyer and a market that pays a fast price and punishes a slow one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at Lake Augusta the credential that matters is the record. We tracked every one of the 37 MLS closings and the 189 county-recorded qualified sales on file, and in the last 12 months we tracked all ten closings and the one active listing.
Where the public record stops, we name the document that would answer the question, as our full Villages on Lake Augusta neighborhood guide does: the recorded declaration, the association's budget, the certificate of occupancy, the reserve study. We ask for them before you list, and we do not fill a gap with a guess.
Because we also represent buyers, we know what a Lake Augusta buyer's agent asks in the first call. Read our Villages on Lake Augusta buyer guide to see the same building through your buyer's eyes.
If you are selling a Villages on Lake Augusta condo to buy, Marc Comisar coordinates the purchase around your closing date, with a written buyer agreement and a plan for the overlap. Call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
The two closings can be timed so the sale funds the purchase, or a contingency can protect one against the other. We lay out both options with numbers, including the carrying cost of the master fee while both homes are yours.
If you are thinking of trading up within the village or into Preserve at Breckenridge, our Villages on Lake Augusta buyer guide and the Preserve at Breckenridge buyer guide show the closed sales for each.
Sellers in Villages on Lake Augusta ask the same questions about value, timing, documents and costs. The answers below come from the Southwest Florida MLS record pulled September 29, 2026, the county's recorded sales through July 29, 2026 and the public documents cited in the sources.
It depends on layout, size, condition and floor. The 12-month median is $230,000 on ten closings, but two-bedrooms ran $190,000 to $235,000 and the two three-bedrooms $250,000 and $285,000. Ask Jesse for a comparable-backed number at (239) 898-6072.
The last 12 months' closings, from July 2026 back, were $225,000, $250,000, $285,000, $210,000, $217,500, $235,000, $190,000, $275,000, $235,000 and $224,900. The table above lists layout, size, list price and days on market for each.
The 12-month median is 93 days, but the record splits: four closings came after 18 days or less and three after 257 or more. Pricing to the closings decides which group you join.
One on September 29, 2026, asking $299,900 after 598 days. That is about 1.2 months of supply, and it helps a seller only if the price is realistic.
They are unreliable here because the village mixes a 967 square foot two-bedroom and a 1,326 square foot three-bedroom under one name, and prices moved about 29 percent from 2024. A comparable-based valuation is better.
Not on the county record, where the three phases are similar, but it changes process: the management office, estoppel and fee can differ. A buyer's monthly math depends on your association's fee.
Yes, more than anything else. Over 37 closings the two-bedroom median is $240,700, the den layout $257,500 and the three-bedroom $320,000, though recent three-bedrooms have closed lower.
Updated kitchens, baths, flooring and a newer air handler help a unit compete, but the village's ceiling is set by its comparables. We tell you which updates return more than they cost before you spend.
The closing record shows no strong seasonal pattern, with 18 of 37 closings from January to April and 19 in the other eight months. List when your documents and price are ready.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with a Lake Augusta record built from all 37 MLS closings since March 2022. Call Jesse direct at (239) 898-6072.
With professional photography, drone and cinematic video, our qualified-buyer database and clear documentation of layout, fees and building status, aimed at buyers in Estero and Bonita Springs.
Showings and open houses run through the Breckenridge master office, which issues gate codes and applies the community's for-sale sign specifications. We coordinate it.
You can, but the two estoppels, the master resale documents, the reserve-study question and pricing against 37 closings are hard to replicate, and a mispriced launch can cost more than a commission saves.
Whether your phase's declaration requires approval of a sale is in the recorded declaration, which we read for you before listing. The brochure directs buyers to contact the local management company for its process.
The section 718.503 set: declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone summary, the latest reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document, at your expense.
Two: one from your village association, capped by section 718.116(8) at $299 for a standard request, and the master association's resale documents through its management company. Order both early.
Florida caps a standard condominium estoppel at $299, with $119 more for rush delivery and $179 more if the account is delinquent. Lee County custom has the seller cover it, and the contract controls.
The POA brochure says the $2,800 capital contribution and $100 transfer fee for a new owner should be included in the closing fees. Who bears them is a contract term, and buyers usually expect to.
In Lee County the seller customarily pays deed stamps at $0.70 per $100 and the owner's title policy. On $230,000 that is $1,610 in stamps and $1,225 in title premium, before the estoppel, any commission and prorations.
Association fees and property taxes are prorated to the closing date, with the seller credited or charged for the days owned. The master fee's payment schedule matters because owners pay in advance.
For a building of three or more habitable stories, the reserve study and milestone summary are part of the section 718.503 document set, and a clear answer protects your price. For a two-story building, say so with the association's confirmation.
Yes, but it must be disclosed on the estoppel, and the contract should say who pays it. Ask the association for the schedule before you list.
Yes, subject to the lease and the declaration. The buyer takes the lease, showings go through the tenant, and a $200 master transfer assessment applies to each new lease.
It depends on your carrying cost and the rules. A $200 master fee per lease, seasonal vacancy and the association's lease limits shape the return. Our home valuation page includes a rent-or-sell comparison.
Yes, amenity access follows ownership through the master association, which is why the buyer pays the capital contribution and transfer fee and completes the onboarding packet.
It is not required, but a current mitigation form documents credits a buyer's insurer may apply. For a condominium unit the credits depend on the unit's own features.
That depends on your basis, how long you owned, use as a primary residence and current federal rules. Ask a tax adviser before you list, and see IRS Publication 523.
Buyers of 25 to 30 year old units will inspect it. Documenting age and repairs, or pricing for a credit, avoids a late renegotiation.
The county median fell from $324,500 in 2024 to $230,000 in 2026 through July. Our data shows the size and timing of the fall, not its cause, so we price to today's closings.
Look at the record: the three slowest closings took 257 to 327 days, and two of them closed 7 and 16 percent under their final list. If showings are thin, a price change to the comparables usually beats waiting.
No. Breckenridge is an all-ages community, and we found no age restriction in any public source for the three associations.
Zone X, the shaded 0.2 percent annual chance band, at the three phase locations we tested, on FIRM panel 12071C0579G effective November 17, 2022. Lake-edge units should be checked individually.
No. This is the three-association condominium village on Ian Court in Estero, Lee County, in ZIP 33928.
Yes, but an as-is clause does not remove the duty to disclose known facts that materially affect value and are not readily observable, per Johnson v. Davis. Add the section 718.503 documents, and the contract controls the rest.
Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call, and we will walk you through the closings, a net sheet and a plan.
Villages on Lake Augusta owners work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every closed sale in the village, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs, near Coconut Point. Learn more about our team.
Selling in Villages on Lake Augusta begins with the layout: a 967 square foot two-bedroom, a 1,243 square foot den unit or a 1,326 square foot three-bedroom, and where that plan sits on the village's ladder of closed sales. It continues with the estoppels, the fee stack and the documents, and it ends with a contract you can defend.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Villages on Lake Augusta 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.
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Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every source below is primary: the Breckenridge master association, Florida Division of Corporations and Division of Condominiums, Lee County offices, the Village of Estero, FEMA, the National Hurricane Center, Florida statutes and federal agencies. No listing portal or competing brokerage is cited. Accessed September 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 180 Villages on Lake Augusta parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 189 sales on file, newest recorded July 29, 2026; and the Southwest Florida MLS Matrix, Development Breckenridge, Sub Villages on Lake Augusta, residential, Active plus Closed, pulled September 29, 2026 by McGreevy and Comisar.
Villages on Lake Augusta's key documents are published by the Breckenridge master association, the State of Florida, Lee County and FEMA, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The three Declarations of Condominium are available through the Lee County Clerk's official records search under each association's name.
Document | Issued by | Date | Link |
|---|---|---|---|
2026 Master Association Fee Schedule | Breckenridge Association, Inc. | 2026 | |
Association Management Companies | Breckenridge Association, Inc. | 2026 | |
About Breckenridge brochure and new homeowner process | Breckenridge Association, Inc. | 2025 | |
Breckenridge property map | Breckenridge Association, Inc. | current file | |
For Sale Sign and Color Specs | Breckenridge Association, Inc. | current file | |
Breckenridge newsletter | Breckenridge Association, Inc. | June 2026 | |
Condominium project extract (all three Lake Augusta phases) | Florida DBPR Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2023 | |
Official records search for the three recorded declarations | Lee County Clerk of Court | current | |
Real property transfer and sale qualification codes | Lee County Property Appraiser | current | |
HB 979 (2024) staff analysis of estoppel fee caps | Florida Senate | 2024 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.