Estero, Florida
Sell your Wellington at Breckenridge condo with McGreevy and Comisar, Top 1% nationally since 2008. We price from all 13 closings in 24 months and ready the estoppels and 718.503 file first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Wellington at Breckenridge owners sell into a gated golf-and-tennis community of 842 residences, in a village of 95 two-bedroom condominium flats, and 13 of those flats closed on the Southwest Florida MLS in the 24 months to September 29, 2026. This seller guide sits beside our Wellington at Breckenridge neighborhood guide, which covers the history, the association records, the amenities, the flood map and the schools, and it answers one owner's question: how to sell a Wellington condominium for the most money, with the fewest surprises, on a timeline you control. It also belongs to the wider Breckenridge community of nine villages. 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 further? Our Wellington at Breckenridge home valuation page shows how a Wellington flat is priced from its own sales, and if you are also buying, our Wellington at Breckenridge buyer guide covers the purchase side. Selling elsewhere in the community? Read how to sell a home in Breckenridge, or compare the neighboring village in our guide to selling in Villages on Court Side Lake. Where a record stops, this page says so and names the document that would answer the question.
McGreevy and Comisar are the best realtor for selling a Wellington at Breckenridge condominium because we price each flat against this village's own closings, prepare the two sets of association paperwork before a buyer asks, and personally negotiate every offer. 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.
Recent Wellington at Breckenridge market record (last 12 months, MLS closings to September 29, 2026): 8 closed sales, a $187,250 median sold price (n = 8, the mean of the middle pair, $184,500 and $190,000), a range of $175,500 to $215,000, $1,514,500 in total volume, a $210.19 median price per square foot of MLS living area, a median of 39.5 days on market and a median 95.8% of final list price. One flat was active on September 29, 2026, asking $209,900 after 152 days. The 24-month window, the first with 10 closings, shows 13 sales at a $190,000 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. 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.
For Wellington at Breckenridge sellers: professional photography, video and drone where they help, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the seasonal and value buyer who wants bundled golf for the price of a modest condominium, and the paperwork has to be ready early: the village association's estoppel through its manager, the master association's resale documents, and the two one-time fees a buyer pays at closing.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Wellington at Breckenridge is narrower and checkable: we have read the master association's published documents and fee schedule, the state's condominium register and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 95-flat condominium village inside Breckenridge Golf and Tennis Club.
Wellington at Breckenridge sellers can use the links below to jump straight to pricing, costs, disclosure, milestone inspections, the Court Side 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.
Why McGreevy and Comisar Are the Best Realtor for Wellington at Breckenridge · Key Takeaways · What Makes Selling in Wellington at Breckenridge Different? · Is Now a Good Time to Sell in Wellington at Breckenridge? · What Have Wellington at Breckenridge Condos Sold For Since 2022? · Which Recent Wellington at Breckenridge Sales Matter Most to Your Price? · Wellington at Breckenridge vs Villages on Court Side Lake: Which Buyer Will Your Condo Meet? · How Do Wellington at Breckenridge Prices Compare With the Other Breckenridge Villages? · How Do We Price a Wellington at Breckenridge Condo? · How Do We Advertise a Wellington at Breckenridge Condo? · How Do We Negotiate a Wellington at Breckenridge Contract? · What Does It Cost to Sell a Wellington at Breckenridge Condo? · What Must a Wellington at Breckenridge Seller Provide Under Florida Law? · What Must a Wellington at Breckenridge Seller Know About Milestone Inspections and Reserves? · What Will Your Buyer Pay to Own a Wellington at Breckenridge Condo? · How Do the Flood Zone and Storm Record Affect Selling a Wellington at Breckenridge Condo? · Which Wellington at Breckenridge Rules Affect a Sale? · How Long Does It Take to Sell a Wellington at Breckenridge Condo? · How Should You Prepare a Wellington at Breckenridge Condo for Sale? · What Should Your Listing Say About Life in Wellington at Breckenridge? · What Does the MLS Record Teach About a Real Wellington at Breckenridge Resale? · How Do You Get a Free Wellington at Breckenridge Home Valuation? · Thinking of Selling Your Wellington at Breckenridge Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Wellington at Breckenridge Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Wellington at Breckenridge · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Wellington at Breckenridge Seller Team Today?
Selling in Wellington at Breckenridge is different because a small condominium village sits inside a large gated club: two associations collect dues, two sets of documents reach the buyer, and the flats are all two-bedroom, 873 square foot units on the county roll, so a buyer compares your price to a handful of near-identical sales.
Every Wellington owner belongs to two bodies. The village condominium association, Wellington at Breckenridge Condominium Association, Inc., has its own board, its own manager, MyTown Communities of Fort Myers, and its own dues. The master association, Breckenridge Association, Inc., runs the golf course, tennis complex, pools, clubhouse, gate and roads for all 842 residences, is professionally managed by Castle Group and charges its own fee. A seller has to satisfy both, and the order matters: the village estoppel and documents come first because they carry the numbers a buyer's lender will ask for.
The state's condominium register lists Wellington's project, with 96 units on a declaration recorded January 28, 1988, and the Lee County roll carries 95 parcels. We cannot say from public records which count explains the difference, so this page uses 95 as the roll figure and 96 as the register figure. What matters to a seller is the regime: Chapter 718 governs the resale package, the estoppel and the buyer's right to cancel, and the section 720.401 homeowners' association disclosure summary is a different regime that does not apply to associations under Chapter 718.
Owners get an 18-hole par-3 golf course, eight lighted Har-Tru tennis courts, three pickleball courts, five pools with a hot tub, bocce, shuffleboard, a fitness room and a clubhouse through the master fee, with no equity deposit and no green fee, per the master association. That bundle is the reason a buyer will accept a small flat, and it belongs at the top of your listing.
The master association's 2026 fee schedule charges a $200 transfer assessment per lease, and its About Us page says tenants may use golf, courts, pools and the fitness room. That supports a seasonal rental strategy for some buyers, but the village's own minimum lease term and approval process are not published, and we ask for them in writing before we advertise any rental angle.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The story count for Wellington's buildings is not in the public record we hold, so we ask the association before we list and tell you which documents a buyer will request.
This page covers Wellington at Breckenridge Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Wellington, the Palm Beach County village, and it is not any other Florida condominium that carries the Wellington name. Naming the village and Estero in your listing keeps the right buyers on the page.
For a Wellington at Breckenridge flat priced to the recent closings, the market is workable: one flat was active on September 29, 2026 against 8 closings in the last 12 months, about 1.5 months of supply, and the 13 closings in the last 24 months took a 56-day median. Flats asking above the recent closings have waited.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month and 24-month windows named beside each figure)
MLS figures use MLS living area, and medians use the mean of the middle pair when n is even. Sales entered after closing (SDE) are listed but excluded from every median.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 8 (small sample) | $187,250 | $210.19 | 39.5 | 95.8% |
| 24 months, first window with 10+ | 13 | $190,000 | $211.34 | 56 | 95.0% |
| 36 months | 17 | $199,900 | $220.50 | 41 | 95.6% |
| 60 months | 23 | $215,000 | $235.75 | 32 | 96.3% |
The 24-month window totals $2,555,400 in volume, with days on market from 10 to 193 (mean 73.4). Twelve of the 13 flats sold below the final list price and one sold at it.
One active listing against 8 closings in 12 months is about 1.5 months of supply (our arithmetic). That is a tight number, but it describes how few flats come to market, not how easily they sell: the one active flat, listed at $209,900, had 152 days on market. A low supply count does not lift an ask above the recent closings, it only means a correctly priced flat meets few competing listings.
The 60-month median of $215,000 is $25,000 above the 24-month median of $190,000 because the older sales in the longer windows closed in the 2023 and 2024 peak, when flats sold for $250,000 to $285,000. The 24-month window is dominated by 2025 and 2026 sales, when nine of the 13 closed under $200,000. Read the longer windows as history, and the 12-month and 24-month figures as today.
The eight closings in the last 12 months sold at a median 95.8% of the final list price, and the median gap between final list and sold price across the 13 closings in 24 months was $10,000. In practice, an ask that sits 4 to 5 percent above the price you would accept fits this village's pattern. An ask far above the recent closings does not.
Wellington at Breckenridge condos have sold for between $175,500 and $285,000 across the 23 MLS-marketed closings in the last 60 months, with a peak in 2023 and 2024 and a lower, faster 2026. The county's qualified recorded sales add a longer view back to 2011.
Data updated: September 2026 (MLS closings to September 29, 2026; Lee County qualified recorded sales through July 29, 2026)
Every year below is a small sample of MLS-marketed closings, so each median describes the sales rather than forecasting the next one.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (May and June) | 2 | $235,000 | $231,000 to $239,000 | 4 | 102.6% |
| 2023 | 6 | $264,950 | $250,000 to $285,000 | 16.5 | 98.6% |
| 2024 | 2 | $262,500 | $255,000 to $270,000 | 52.5 | 97.4% |
| 2025 | 5 | $210,000 | $188,500 to $227,500 | 84 | 91.5% |
| 2026 to September 29 | 8 | $187,250 | $175,500 to $215,000 | 39.5 | 95.8% |
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never mixed with MLS square-foot figures. The county file lists 115 qualified Wellington sales across all years on file.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 8 | $190,000 |
| 2025 | 6 | $212,500 |
| 2024 | 2 | $262,500 |
| 2023 | 8 | $257,500 |
| 2022 | 3 | $239,000 |
| 2021 | 4 | $156,950 |
| 2020 | 5 | $146,900 |
| 2019 | 4 | $149,500 |
| 2018 | 7 | $142,500 |
| 2017 | 7 | $145,750 |
The county's medians show why so many owners are surprised. A flat bought in 2021 at a $156,950 median sits well below today's prices, while one bought in 2023 at a $257,500 median sits above the 2026 median of $190,000. From 2021 to 2023 the county median rose about 64 percent, and from 2023 to 2026 it fell about 26 percent. Small counts move medians, so we describe the direction, not a precise rate. Your purchase price is history, and the closings of the last 12 months set the ask.
Wellington at Breckenridge is a village where 13 flats closed in 24 months and one is for sale today, so the next owner who sells should call us first. Get a free Wellington at Breckenridge home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
The county file shows 8 qualified sales in the 12 months since September 29, 2025, at a $190,000 median, the same count and median as its 2026 row. Across the 23 MLS closings in the last 60 months, April carried five, the most of any month, and the winter and spring months of January to May carried 14 between them. A listing photographed in the fall meets the seasonal buyers first.
The recent Wellington at Breckenridge sales that matter most to your price are the ones with your flat's MLS living area, 873 or 912 square feet, and a similar condition, because a village this small is priced sale by sale. Here is every MLS closing in the last 24 months, by month, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings to September 29, 2026; window: last 24 months)
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jul 2026 | 2 and 2 | 873 | $186,900 | $175,500 | 93.9% | 38 |
| May 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 25 |
| Apr 2026 | 2 and 2 | 912 | $209,900 | $190,000 | 90.5% | 10 |
| Apr 2026 | 2 and 2 | 912 | $200,000 | $190,000 | 95.0% | 20 |
| Apr 2026 | 2 and 2 | 912 | $224,900 | $215,000 | 95.6% | 142 |
| Feb 2026 | 2 and 2 | 873 | $199,900 | $192,500 | 96.3% | 41 |
| Feb 2026 | 2 and 2 | 873 | $189,900 | $184,500 | 97.2% | 93 |
| Jan 2026 | 2 and 2 | 873 | $190,000 | $182,500 | 96.1% | 67 |
| Aug 2025 | 2 and 2 | 912 | $199,900 | $199,900 | 100.0% | 193 |
| Jul 2025 | 2 and 2 | 912 | $238,000 | $210,000 | 88.2% | 56 |
| Jun 2025 | 2 and 2 | 912 | $200,000 | $188,500 | 94.3% | 33 |
| Apr 2025 | 2 and 2 | 912 | $235,000 | $215,000 | 91.5% | 152 |
| Mar 2025 | 2 and 2 | 873 | $250,000 | $227,500 | 91.0% | 84 |
One further transaction, in May 2025, was entered in the MLS after closing at $265,000 for a 912 square foot flat. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
The MLS carries two living-area figures for Wellington, but the county roll records 873 heated square feet on every one of the 95 parcels, so we do not treat 912 as a second floor plan; it may be a second measurement of similar flats. What the sales show is that 912 has priced higher. Over the 24 months to September 29, 2026, the six 873 square foot sales had a median of $184,500 (n = 6) and the seven 912 square foot sales had a median of $199,900 (n = 7). Over 60 months the nine 873 square foot sales had a median of $192,500 and the fourteen 912 square foot sales a median of $232,500. Both are small samples, so we price each unit against its own size and document where the figure comes from.
In the last 12 months we tracked 8 closings, from $175,500 to $215,000. Five were 873 square foot flats at $175,500 to $192,500, and three were 912 square foot flats at $190,000, $190,000 and $215,000. Volume was $1,514,500. Eight is a small sample, so the $187,250 median describes eight sales, not a forecast.
This is a public-record sale, and it is the most recent Wellington closing. An 873 square foot, two-bedroom, two-bath flat closed in July 2026 at $175,500 after 38 days on market, against a final list of $186,900. Four facts stand out. It is the lowest price in the 60-month MLS record. It closed at 93.9% of list, below the 95.0% 24-month median. It closed $9,000 below the May 2026 sale of a comparable 873 square foot flat ($184,500) and $17,000 below February's $192,500. And it shows the current floor: sellers who price near $187,000 are closing near $175,000 to $185,000, and sellers who list at $210,000 or more are waiting.
Wellington at Breckenridge competes for the same Breckenridge buyer as Villages on Court Side Lake, and the difference is price and size: Wellington closed 17 times at a $199,900 median over 36 months, Court Side 11 times at $269,000. A Wellington seller is competing on price for a buyer who wants the bundle for less.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales; windows named in the table)
| Factor | Wellington at Breckenridge | Villages on Court Side Lake |
|---|---|---|
| Residential parcels (2026 roll) | 95 | 117 (118 in the roster) |
| Regime | Condominium, one association | Condominium, two associations (I and II) |
| Built | 1988 to 1998, median 1989 | 1993 to 1996, median 1995 |
| Bedrooms (roll) | 2 on all 95 | 2 on 95, 3 on 22 |
| Heated area (roll) | 873 on every parcel | 967 to 1,781, median 977 |
| Village manager | MyTown Communities | Schoo (I) and Gulf Breeze (II) |
| MLS, 12 months | 8 closings, $187,250 median | 2 closings, $229,000 median (small sample) |
| MLS, 24 months | 13, $190,000 | 5, $228,000 (small sample) |
| MLS, 36 months | 17, $199,900 | 11, $269,000 |
| MLS, 60 months | 23, $215,000 | 16, $267,500 |
| Median $ per MLS sq ft, 36 months | $220.50 | $236.36 |
| Median days on market, 36 months | 41 | 18 |
| Median sold-to-list, 36 months | 95.6% | 95.9% |
| Active listings, Sep 29, 2026 | 1 at $209,900 (873 sq ft) | 1 at $205,000 (978 sq ft) |
| Months of supply | 1.5 | 6.0 |
| County qualified sales, since Sep 29, 2025 | 8, $190,000 median | 2, $224,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed. For the neighbor's own guide, see Villages on Court Side Lake.
Over the same 36 months, Wellington at Breckenridge closed 17 times at a $199,900 median while Villages on Court Side Lake closed 11 times at $269,000, a gap of $69,100. A buyer who can afford the larger Court Side flat is not your buyer; a buyer who wants the Breckenridge bundle at the lowest entry price is. That is why your listing has to make the price and the bundle the headline, and the size honest.
Choose Wellington at Breckenridge if price is the constraint, if two bedrooms and about 873 to 912 square feet are enough, and if the master fee is the number you care about. Choose Villages on Court Side Lake if you want more space or a third bedroom and accept fewer comparable sales when you eventually sell. As a Wellington seller, you are selling to the first buyer.
Court Side's 12-month median of $229,000 rests on 2 sales, so we lead with its 36-month window and do not tell a Wellington seller that Court Side prices lift theirs. What the comparison does show is a ceiling: a buyer paying above roughly $200,000 for a Wellington flat is nearing what larger Court Side flats have cost, and will say so.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Wellington at Breckenridge is the entry rung of the nine-village ladder at Breckenridge: 95 condominium flats built 1988 to 1998, with a $187,250 median on 8 MLS closings in 12 months, below every other village the roster gives a median for. Only Villages on Lake Augusta closed more, with 10.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings in the 12 months to September 29, 2026)
| Village | Units | Regime | Built | MLS closings, 12 months | 12-month median where the roster gives one |
|---|---|---|---|---|---|
| Villages on Lake Augusta | 180 | Condominium | 1996 to 2001 | 10 | not stated in the roster |
| Wellington at Breckenridge | 95 | Condominium | 1988 to 1998 | 8 | $187,250 |
| Preserve at Breckenridge | 160 | Condominium | 2002 to 2005 | 8 | not stated in the roster |
| Village on Crystal Lake | 64 | Homeowners' association | 1997 to 1999 | 6 | $363,000 |
| Village on Golden Pond | 51 | Homeowners' association | 1994 | 4 | $367,450 |
| Greenwood Village at Breckenridge | 73 | Condominium | 1988 to 1994 | 3 | $268,500 |
| Village on Crescent Lake | 56 | Condominium | 2000 to 2005 | 3 | $372,500 |
| Villages on Court Side Lake | 118 | Condominium | 1993 to 1996 | 2 | $229,000 |
| Village on Lake Geneva | 44 | Homeowners' association | 1995 to 1997 | 0 | none (5 closings in months 13 to 60) |
The upper rung, Crystal Lake, Golden Pond and Crescent Lake, has 12-month medians of $363,000 to $372,500, roughly twice Wellington's, and those are larger homes, so they are not comparables for a two-bedroom flat. The nearest condominium comparable by era is Greenwood Village at Breckenridge, whose declaration was recorded one day after Wellington's and whose 12-month median of $268,500 rests on 3 closings. A buyer who tours both will feel the step in price, and your listing should explain what the lower price buys.
Wellington's 8 closings in 12 months made it the second most active village in Breckenridge, tied with the Preserve, so a Wellington seller is selling into one of the more liquid parts of the community, even though the absolute numbers are small. Liquidity is the argument for pricing to the closings and accepting the market, not waiting for the peak.
We price a Wellington at Breckenridge condo from this village's own closings, matched by MLS living area, then adjusted for condition, updates and any lease in place, and we set the ask against the one live competitor. The steps below are what a written valuation from us contains.
The comparable set for a Wellington flat is the 24-month list of closings above, split by the 873 and 912 square foot figures, with the most recent sales weighted most. We show you the sales, not just our conclusion, and we say when a sale is an outlier.
The county roll gives year built, 1988 to 1998, as its only condition proxy, and it is a blunt one. A buyer of a 1988-era flat will ask about the air-conditioning system, the water heater, the electrical panel, the windows and the roof, and the village association carries the building roofs and exteriors. Documented updates move a flat within its range, and we help you gather the permits and receipts.
View, floor, orientation, the state of the kitchen and baths, the furnishings that convey, and the parking arrangement are not in any data feed. Our reading is that condition explains part of the spread between 912 square foot flats that closed at $190,000 and $215,000 in April 2026. We walk the flat and compare finishes on the day.
With 8 to 13 sales a year, one sale moves an automated estimate, and the estimate cannot see whether your flat is an 873 or a 912, whether it has been updated, or what the village estoppel will say. We do not quote an automated figure as if it were an appraisal; we quote sales.
On September 29, 2026 the only active Wellington listing was an 873 square foot flat at $209,900, above every 873 square foot sale in the last 24 months except one at $227,500. Our pricing advice names that listing and explains how its 152 days on market change what a buyer will pay for yours.
We advertise a Wellington at Breckenridge condo by leading with what the price buys, bundled golf, tennis and five pools inside a gate, backed by professional photography, a documents file that is ready before the first showing, and a gated-showing process we already run. The buyer is comparing bundles, not just square feet.
The public record supports three uses of the property: a seasonal lock-and-leave base near Coconut Point, a bundled golf-and-tennis home at a condominium price, and a rental unit, since the master association gives renters amenity access. We read these from the price, size and fee structure of the flats, and we describe the property, not the people who own or rent it.
For a small flat the photographs have to carry the setting: the courts, the pools, the clubhouse lanai and the course as well as the rooms. We use professional photography and, where it helps, video and drone that show the gate, the amenities and the drive to Coconut Point.
The strongest marketing at this price rung is a buyer who sees no surprises. Before the first showing we request the village association's declaration, articles, bylaws, rules, current budget and financial statement, the frequently asked questions document, the master fee schedule and any milestone or reserve study paperwork the buildings require, so the file exists when an offer arrives.
The Southwest Florida MLS carries the listing to every agent who serves Estero, and our own qualified-buyer database carries it to buyers who have asked us about Estero condominiums. We name Breckenridge, the bundled amenities and Estero in the title and first lines because those are the searches buyers make.
Breckenridge is gated. The master association asks agents holding an open house or showing to call the office at 239-992-5959 for the gate code and rules, and it publishes sign and color specifications for for-sale signs. We follow that process on every listing and we handle the gate so a seasonal owner never has to.
When a seller wants privacy, we can talk to qualified buyers without a public listing. The tradeoff is exposure, and at a price where the market is this thin we tell you plainly when a public listing will serve you better.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead the #1 team in Southwest Florida since 2012. Those honors do not change a Wellington price, but they do decide who returns your call.
We negotiate a Wellington at Breckenridge contract with the partner who priced your flat, not an assistant, and we use the condominium's disclosure windows as tools rather than fearing them. At this price the negotiation is usually about the estoppel, the inspection, the buyer's closing cash and the closing date.
Marc or Jesse takes every offer call. We read the buyer's terms against the recent closings, so a counteroffer is a number we can defend with a sale.
A buyer of a resale condominium has the statutory right in section 718.503 to receive the governing documents, budget and related disclosures at the seller's expense, and the resale contract must carry a conspicuous clause about that right. A seller who has the documents ready shortens the window in which a buyer can cancel, so preparing them early is negotiating strength, not paperwork.
A 1988-era flat draws an inspection of the air conditioning, water heater, electrical and plumbing, and the buyer's insurance quote can turn on the age of the roof the association carries. We prepare answers before the inspector arrives and steer requests toward credits when a repair is the buyer's preference rather than a defect.
Buyers of condominium flats price an HO-6 policy and their share of the master policy's deductibles. A buyer whose quote comes back high may ask for a price cut, so we ask the buyer's agent for the quote early and have the association's insurance summary ready.
Whether the village association requires board approval of a sale is a question for its declaration and rules, not for the public record. We ask MyTown Communities for the procedure and any application fee before we list, and build any approval time into the contract dates.
At $190,000, a $2,000 price cut and a $2,000 credit are worth the same to you at closing, but they feel different to an appraiser and to the next comparable. We prefer credits for repairs and reserve price cuts for the market.
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Wellington at Breckenridge condo at $190,000 costs about $1,330 in documentary stamp tax, about $1,025 for the owner's title policy that Lee County sellers customarily pay, and up to $299 for the estoppel, before commission, any payoff and the tax proration. The contract controls every split.
Data updated: September 2026 (Florida Department of Revenue and Florida promulgated title rate; price points from the Wellington MLS closings named in each row)
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, and the seller customarily pays it in a residential sale. At $175,500 the tax is $1,228.50, at $190,000 it is $1,330 and at $215,000 it is $1,505. The tax is set by section 201.02.
Florida promulgates the owner's title premium: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 above that. Rounded up to the next $1,000, the premium is about $955 at $175,500, $1,025 at $190,000 and $1,150 at $215,000. In Lee County the seller customarily selects the closing agent and pays the owner's policy; in Collier County the custom flips. The purchase contract controls.
Section 718.116(8) requires the village association to issue an estoppel certificate within 10 business days of a written request, and the fee cap for a current account is $299, with a $119 rush surcharge and a $179 delinquency surcharge. The master association has its own resale document process through its manager. The seller customarily pays the estoppel, and we place both requests when the contract is signed.
The master association's brochure tells a buyer's title company to include the $2,800 capital contribution and the $100 transfer fee in the buyer's closing costs, and the 2026 schedule lists a $1,000 capital contribution for a current owner who buys again. We show a buyer this on the first call so the number is never a surprise, and we confirm any village-level charge on the estoppel.
Florida property taxes are billed for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership, estimated from the prior year's bill. The shared cost pack's illustration, a $7,000 bill closing on June 30, gives a credit of about $3,471; that is an example, not a Wellington bill, and the closing agent prepares the real number. Master and village dues are prorated to the closing date.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS and a written buyer agreement is required before a buyer's agent tours a home. A seller may still choose to offer compensation to the buyer's agent, off the MLS, and we discuss it in writing at the listing appointment.
| Sale price (MLS closings in the record) | Doc stamps at $0.70 per $100 | Owner's title policy (Lee County custom) | Estoppel cap, current account |
|---|---|---|---|
| $175,500 (July 2026 closing) | $1,228.50 | about $955 | $299 |
| $190,000 (24-month median) | $1,330 | about $1,025 | $299 |
| $215,000 (April 2026 closing) | $1,505 | about $1,150 | $299 |
The table shows an estimate at $190,000 for a debt-free seller, using the commission percentages in the shared cost pack as examples only, not our rate: 2.75 percent for the listing side and 2.5 percent for an optional buyer-agent offer. Search and closing fees and the municipal lien search are ranges from the same pack. A mortgage payoff and the tax proration come off separately.
| Line | Estimate at $190,000 |
|---|---|
| Documentary stamps | $1,330 |
| Owner's title policy | $1,025 |
| Village estoppel (cap, current account) | $299 |
| Title search and closing fee (range) | $650 to $2,000 |
| Municipal lien search (range) | $100 to $250 |
| Listing commission (example 2.75%) | $5,225 |
| Costs without a buyer-agent offer | $8,629 to $10,129 (4.5% to 5.3% of price) |
| Optional buyer-agent offer (example 2.5%) | $4,750 |
| Costs with a buyer-agent offer | $13,379 to $14,879 (7.0% to 7.8% of price) |
| Estimated net before payoff and proration | about $175,121 to $181,371 |
Selling your Wellington at Breckenridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Wellington at Breckenridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Wellington at Breckenridge seller must give the buyer the condominium documents listed in section 718.503 at the seller's expense, a property tax disclosure summary under section 689.261, a flood disclosure under section 689.302, and any known material defects under Johnson v. Davis. This is information, not legal advice; your closing attorney decides.
Section 718.503(2) says every unit owner who is not a developer must comply before the sale, and a buyer who has entered into a contract is entitled, at the seller's expense, to the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers document. The buyer is also entitled to a governance form.
The resale contract must carry, in conspicuous type, either a clause acknowledging the buyer received the documents more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause that makes the contract voidable by written notice within 7 days of signing and receipt. Any purported waiver has no effect, and the right ends at closing. That is why a seller who hands the documents over early shortens the risk.
Section 720.401 requires a homeowners' association disclosure summary before a contract, but subsection (2) says it does not apply to associations under Chapters 718, 719, 721 or 723. Wellington's village association is a Chapter 718 condominium, so its resale package is the 718.503 package. Whether the master association's homeowners' structure adds a separate step is a question for your closing agent or attorney, and we ask early.
Section 689.261 requires a prospective purchaser of residential property to receive a property tax disclosure summary at or before the contract, warning that the buyer should not rely on the seller's current taxes and that a change of ownership can raise them. We attach it to the offer package.
A seller must complete and provide a flood disclosure at or before the contract, stating whether the seller knows of flooding that damaged the property during the seller's ownership, whether a flood insurance claim was filed and whether flood assistance was received. Answer it from your records, and tell us before we list if the honest answer is a yes.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect value, are not readily observable and are not known to the buyer must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a condominium the relevant items are inside your unit and any known association problem such as a pending assessment.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the public record we hold does not give the story count of Wellington at Breckenridge's buildings. A seller should therefore ask the association whether the buildings are covered and gather the reports before listing.
After the Surfside collapse, SB 4-D in 2022 created statewide milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that a milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and section 718.112 the reserve study.
The village was built between 1988 and 1998, so its buildings reach or pass 30 years of age between 2018 and 2028. Whether that triggers anything turns on the story count, which we do not have. We do not state a milestone date, and we do not guess. If the buildings are covered, section 718.503 puts the inspector-prepared summary and the reserve study in the buyer's package.
Ask the association for the milestone inspection report or its summary, the structural integrity reserve study or a statement that none applies, the current budget with its reserve schedule, the board minutes discussing capital projects, and a written statement of any special assessment. A buyer's attorney will ask for all of them.
Even where the three-story test is not met, section 718.112 requires an association to budget for reserves for roof replacement, painting, pavement and other capital items unless owners have properly waived or reduced them. A seller with a clear reserve schedule is easier to underwrite.
A buyer of a Wellington at Breckenridge condo pays $2,800 a year to the master association, a village fee the public record does not state, a one-time $2,900 in master charges at closing, property tax and insurance, so the buyer reads your price beside a carrying cost that has to be documented.
Data updated: September 2026 (master association 2026 fee schedule; village fee not published)
The master fee is $2,800 for 2026, payable in full or as four quarterly payments of $725. The master association's brochure says the village association fee typically ranges from $300 to $500 and does not say whether that range is monthly or quarterly; it is not specific to Wellington. At the 24-month median of $190,000, the master fee alone is about 1.5 percent of the price a year. We do not publish an all-in figure for Wellington because none is public, and the estoppel is the document that states it.
It covers the amenity package: an 18-hole par-3 golf course, eight lighted tennis courts, three pickleball courts, five pools, bocce, shuffleboard, the fitness room and the clubhouse, with no equity deposit and no green fee. It does not cover the village fee, an optional cart registration or an optional storage lot.
Section 689.261 warns that a change of ownership can reassess a property, so a buyer's first tax bill can differ from yours. We do not quote a Wellington tax bill, because it depends on the assessed value, exemptions and millage for the year; the Lee County Property Appraiser's record shows it for any unit.
Lenders review the condominium project, so a buyer using a mortgage should ask early whether the association's documents and reserves meet the lender's requirements. Cash buyers close faster; we tell you when an offer's strength turns on financing.
At a point we geocoded to the Ashcroft Court address range in Wellington at Breckenridge, the FEMA flood map shows Zone X, 0.2 percent annual chance flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. Buyers ask about flood and wind, and a seller who answers with records closes faster.
FEMA's National Flood Hazard Layer returned Zone X at our test point, and the special flood hazard area flag is false. The governing panel is 12071C0579G. A box of about a third of a mile around the point returned only Zone X polygons. That is a map reading for one point, not a survey, and a buyer should check the exact address on FEMA's map service.
Breckenridge sits inland of Estero Bay, roughly three to four miles by our earlier measurement, so its storm exposure is mostly wind and rain. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3. We hold no Wellington-specific damage record and do not say the village was undamaged.
A lender does not require flood insurance on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The association's master policy covers the structure and each owner carries an HO-6 policy for contents, interior finishes and loss assessment under sections 718.111 and 627.714. A wind mitigation inspection on the state's uniform form can earn a buyer credits, and a current one is a selling point.
Put the flood disclosure, the association's master insurance summary, the roof age and any wind mitigation report in the listing file, so the buyer's insurance quote is a question with an answer.
Three sets of rules affect a Wellington at Breckenridge sale: the village association's declaration and rules, the master association's rules and fee schedule, and Florida's condominium statutes. The village rules on leasing, pets and sale approval are not published, so we get them in writing before we list.
The master association charges $200 per lease and gives tenants amenity access, so renting is contemplated at the master level. The village's minimum lease term, frequency limit and approval process are not published. We publish no short-term rental rule for Wellington, and a buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing.
We found no published pet rule for the village or the master. A buyer with a pet will ask, so we get the rule in writing. Assistance animals for a person with a disability are handled under federal fair housing rules, per HUD.
An optional golf cart registration costs $100 a year plus $25 to register, and an optional storage lot costs $200 to $225 a year plus $25. Courts for tennis and pickleball are reserved online five days ahead.
Whether the village requires board approval of a buyer is a question for its declaration and rules. For a lease, the master association's $200 per-lease transfer assessment means a screening step exists at the master level. We ask MyTown Communities for the current procedure and any fee.
Exterior changes need architectural approval before work begins, and the master association publishes for-sale sign and color specifications. Check both before you paint a door or post a sign.
A Wellington at Breckenridge condo takes a median of 56 days on market over the 24 months to September 29, 2026, and 39.5 days over the last 12 months, with a range of 10 to 193 days. The price you list at decides where in that range you land.
Data updated: September 2026 (Southwest Florida MLS Matrix, 24-month window unless named)
Across the 23 MLS closings in 60 months, April carried five, the most of any month, and July and May carried three each. The winter and spring months carry most closings, and the Breckenridge clubhouse calendar is fullest from November through April, so a flat listed in the fall meets the buyers who are already here.
Of the 13 closings in 24 months, three took 30 days or fewer, six took 31 to 90 days and four took more than 90 days. The two flats that closed fastest, in April 2026, did so in 10 and 20 days at $190,000. The longest, 193 days, closed at its full list price of $199,900 in August 2025.
Week one, we walk the flat, request the association documents and agree the list price. Weeks two to six are showings; at this price, a flat priced to the closings draws offers in that window. After a contract, the buyer's inspection and document review take a week or two, the estoppels arrive within 10 business days of the request, and closing follows a lender or cash timeline.
Many Wellington owners are seasonal. Marc handles showings, contractor coordination and inspections, and the documents can be signed electronically or by mail. Tell us your travel dates and we plan around them.
Prepare a Wellington at Breckenridge condo by ordering the association documents first, fixing what an inspector will flag second, and staging for the bundle buyer third. A small flat rewards a clean, uncluttered presentation, and a documents file that answers questions before they are asked.
Gather the deed and any survey, the association's declaration, rules, budget and financial statement, the master fee schedule, receipts and permits for air conditioning, water heater, windows and any remodel, the milestone and reserve paperwork if the buildings are covered, any lease and the tenant's contact details, and a list of what conveys.
At $175,000 to $215,000, a full remodel rarely pays back. Fix what an inspector will flag, refresh paint and fixtures, and keep receipts. Our reading of the April 2026 closings, two 912 square foot flats at $190,000 and one at $215,000, is that condition explains some of the spread; we compare finishes on the day.
The buyer is often a seasonal owner or a value buyer who wants to picture a winter of golf and tennis. Clear the counters, show the lanai or balcony as living space, and place a course or pool photograph on the table.
Your Wellington at Breckenridge listing should say what the price buys: a two-bedroom, two-bath condominium inside a gated club with golf, tennis, pickleball, five pools and a clubhouse included in the master fee. It should say what it is not, without apology, and it should avoid any claim the record cannot support.
The course is an 18-hole, par-3 layout, so a round is short and walkable, and there is a driving range and putting ring. The clubhouse has a fitness room open every day from 7 a.m. to 10 p.m., a library, a catering kitchen and a lanai overlooking the tennis courts and pool. There is no full-service restaurant on site.
Coconut Point shopping and dining is about five minutes away and Lee Health Coconut Point, a freestanding emergency department, is about 2 miles away. Southwest Florida International Airport is about 20 to 25 minutes and Bonita Beach and Barefoot Beach are about 20 to 25 minutes, all approximate off-peak drive times.
Say gated, bundled, walkable course, five pools and the price. Do not claim a lake, golf or water view without an address in hand, do not promise a rental income, and do not describe who should live here. Fair housing rules apply to every word of a listing.
The MLS record teaches that Wellington at Breckenridge sellers who asked near the recent closings sold in weeks, and sellers who asked well above waited months and then took less. The pattern repeats in the closings from April 2025 to July 2026, and it is the reason we price to the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings to September 29, 2026; 24-month window)
The record is small, but it is the same evidence a buyer's agent will bring to the table.
In April 2026, two 912 square foot flats closed at $190,000, one after 10 days and one after 20, and a third 912 square foot flat closed at $215,000 after 142 days. The $25,000 spread between the third sale and the other two is the gap between condition, presentation and patience that a written valuation tries to explain.
The $215,000 sale listed at $224,900 and waited 142 days; the $190,000 sale listed at $209,900 and closed in 10. We cannot say what either flat looked like. What the record shows is that the ask that fit the closings closed fastest, and the ask that tried the market waited.
The highest MLS-marketed price in the 60-month record is $285,000, in June 2023, for an 873 square foot flat that closed in 13 days. The lowest is $175,500, in July 2026. The market has moved from one to the other in three years, and a seller who wants to understand where the next sale falls should start from the last 12 months.
Wellington at Breckenridge owners get a free valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own village and size range, with your fee stack and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in the village with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your flat's position among the 13 closings of the last 24 months and the reasons, the fee stack a buyer will underwrite, and a recommended list price with a defensible range. See how a Wellington flat is priced in our Wellington at Breckenridge home valuation guide, then ask for yours.
A price you have seen is a price you can agree to. We deliver the valuation before you sign anything, so the listing conversation starts from the closings and not from a promise.
Call Jesse direct at (239) 898-6072, text or call, or start with the free home valuation. Confidential conversations welcome. Prefer to see the neighborhood first? Read the Wellington at Breckenridge neighborhood guide.
If you're searching for a Wellington at Breckenridge listing agent, or thinking, 'I need someone to sell my Wellington at Breckenridge home...' you are selling into Breckenridge's entry-price village, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 Wellington at Breckenridge closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 24 the MLS has recorded since May 2022. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Start with a free Wellington at Breckenridge home valuation. Jesse follows up with the Wellington closings that fit your flat: the same size, adjusted for condition, updates, furnishings and any lease in place. Or call (239) 898-6072, text or call. Confidential conversations welcome.
For a flat priced to the recent closings, yes, the market is workable: one active against 8 closings a year is about 1.5 months of supply. Sellers who ask more than $200,000 should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Wellington's own recent sales, by size. Five 873 square foot flats closed in 12 months at $175,500 to $192,500, and three 912 square foot flats at $190,000 to $215,000.
The 24-month median is 56 days, and the 12-month median is 39.5 days, with a range of 10 to 193 days in 24 months.
That depends on the village declaration, which we have not read; ask MyTown Communities. The master association requires its resale document process and the buyer's one-time fees whatever the village requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master association charges a $200 transfer assessment per lease, so confirm the current tenant's fee status with the master office.
McGreevy and Comisar is a top-reviewed Wellington at Breckenridge listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget, and none of these reviews is about a Wellington sale in particular; they are sellers describing how we work.
★★★★★ "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
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
A Wellington at Breckenridge specialist matters because the village is small, the sales are few and the paperwork is split across two associations, so an agent who prices from a general Estero average will misprice a flat by tens of thousands of dollars. We price from the village's own closings.
Jesse runs pricing, marketing, data and the paperwork, and has been in Southwest Florida real estate since October 2004. Reach him direct at (239) 898-6072.
Marc runs the field side, from showings to inspections, and takes the offer calls. Reach him at (239) 287-5873.
A general agent tends to miss the 873 and 912 square foot split, the two associations, the buyer's $2,900 and the unpublished village fee. Each of those changes how a buyer reads your price.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and lead the #1 team in Southwest Florida since 2012. See our Breckenridge seller guide for the wider community.
If you are selling a Wellington at Breckenridge condo and buying your next home, we coordinate both sides so the contract dates line up, and our Wellington at Breckenridge buyer guide shows what the village's flats cost to buy and carry. Marc represents buyers across Estero and Southwest Florida.
A contingent purchase and a sale on a small flat can be timed so you are never without a place. Tell us your target dates and we plan the closing sequence.
Owners who want more space often look at the larger Breckenridge villages, including Villages on Court Side Lake, where some flats have a third bedroom. Read the Villages on Court Side Lake guide or our Breckenridge buyer guide.
Our Estero buyer guide covers the wider market. Call Marc at (239) 287-5873 and read how we represent buyers.
These are the questions sellers ask most about selling a Wellington at Breckenridge condo in Estero, answered from the recent closings and the public record. Each answer names Wellington at Breckenridge. For a number on your flat, use the free home valuation or call Jesse direct at (239) 898-6072.
Start with a valuation from the village's own closings, order the village and master association documents, list at a price the recent sales support and let your agent handle the gate and showings. In Wellington at Breckenridge the two associations mean two document requests, which we place when the contract is signed.
Hire the one who prices from Wellington's own closings and readies both associations' paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072.
Start from the 24-month median of $190,000 (n = 13) and adjust for size, condition and asking history. The 12-month median is $187,250 (n = 8). For a number on your flat, use the free home valuation or call Jesse direct at (239) 898-6072.
In 2026 to September 29, eight flats closed: $175,500, $182,500, $184,500, $184,500, $190,000, $190,000, $192,500 and $215,000. The lowest was July and the highest was a 912 square foot flat in April.
Eight MLS closings in the 12 months to September 29, 2026, plus 8 county qualified sales since September 29, 2025 at a $190,000 median. The two counts describe the same year through two records and are never added together.
$190,000 over 24 months (13 closings) and $187,250 over the last 12 months (8 closings, a small sample). The 36-month median is $199,900 and the 60-month median is $215,000.
The 24-month median is 56 days on market and the 12-month median is 39.5 days, with a range of 10 to 193 days over 24 months.
One active listing against 8 closings a year is about 1.5 months of supply, which is low, but prices fell from 2023 and the one active flat has waited 152 days. Price to the closings and the market treats you well.
One on September 29, 2026, a two-bedroom, 873 square foot flat at $209,900 with 152 days on market.
Historically yes: over 24 months the 912 square foot median was $199,900 (n = 7) against $184,500 (n = 6) for 873, and over 60 months $232,500 against $192,500. Both are small samples, so we price each unit against its own size.
Down from 2023. The MLS median was $264,950 in 2023 (n = 6), $210,000 in 2025 (n = 5) and $187,250 in 2026 to date (n = 8); county qualified sales show $257,500 in 2023 and $190,000 in 2026. Small samples describe direction, not a rate.
Not reliably. With 8 to 13 sales a year, one sale moves an automated estimate, and the estimate cannot see condition, size or the association paperwork. A sale-by-sale comparison is better.
The MLS does not tag renovation, so we cannot measure it in this village. Our reading is that condition explains part of the spread between 912 square foot flats that closed at $190,000 and $215,000 in April 2026.
The county's qualified sales for Wellington show a $257,500 median in 2023 and $190,000 in 2026, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
Listing before the winter season reaches the seasonal buyers who drive Breckenridge. Across the 23 MLS closings in 60 months, April carried five, the most of any month.
That depends on the village declaration, which we have not read. Ask MyTown Communities for the sale procedure and any application fee before you list, and build any approval time into the contract.
Under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent reserve study or a statement that none exists, the frequently asked questions document and a governance form, at the seller's expense.
The resale contract must give the buyer a right to cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, of signing and receipt, unless the buyer acknowledged receiving the documents more than 7 days before signing. The right ends at closing and cannot be waived.
Section 720.401(2) says the summary does not apply to associations under Chapter 718, and Wellington's village association is a condominium. Whether the master association adds any separate disclosure is a question for your closing agent or attorney.
Yes, section 689.261 requires a property tax disclosure summary at or before the contract for residential property. We attach it to the offer package.
Yes. Section 689.302 requires a flood disclosure at or before the contract, covering known flooding, insurance claims and flood assistance during your ownership. We also disclose known material defects under Johnson v. Davis.
Two in practice: the village association's through MyTown Communities and the master association's through its manager's resale documents page. Confirm both requests are placed when the contract is signed.
Florida caps a standard estoppel for a current account at $299, and in Lee County the seller customarily pays it, though the contract controls. A $119 rush surcharge and a $179 delinquency surcharge may apply.
In Lee County the seller customarily pays the owner's title policy, about $1,025 at $190,000 on the promulgated rate, and the contract controls. In Collier County the buyer customarily pays.
$0.70 per $100 of price, rounded up: $1,330 at $190,000 and $1,505 at $215,000. The seller customarily pays them.
The master association's brochure tells the buyer's title company to include the $2,800 capital contribution and $100 transfer fee in the buyer's closing costs. The contract controls, and any village-level charge should be confirmed on the estoppel.
At $190,000 without a buyer-agent offer, about $179,871 to $181,371 before any mortgage payoff and tax proration, using the commission examples in our cost pack; with a 2.5 percent buyer-agent offer about $175,121 to $176,621. These are estimates, and commission is negotiable.
Since August 17, 2024, buyer-broker compensation offers cannot be advertised on the MLS and a written buyer agreement is required before touring. Commission is negotiable and not set by law; we discuss it in writing.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. For a condominium, credits depend on the building's features, so ask your insurance agent.
Golf, tennis and the other amenities come with ownership through the master fee, so a buyer of your flat receives them, and a new owner pays the $2,800 capital contribution and $100 transfer fee. There is no equity membership to transfer.
It depends on the rules, which are not public. The master charges $200 per lease and gives tenants amenity access, but the village's term limits decide the economics. Compare the net rent, the fees and tax against a sale at about $190,000.
We found no published rule allowing it, so treat stays under a month as not permitted until the association says otherwise in writing.
The master association asks agents to call the office for the gate code and rules, and we handle that process on every showing.
You can, but you would need to handle the pricing, both associations' paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The one active flat has done that at $209,900. Recent 873 square foot closings came at $175,500 to $192,500, so a reset toward that band is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The eight 2026 closings sold at a median of 95.8% of the final list, so a final ask about 4 to 5 percent above the price you would accept fits the pattern.
On price: Wellington's 36-month median of $199,900 is $69,100 below Villages on Court Side Lake at $269,000. Buyers who want bundled golf for less come to Wellington, and buyers who want more space go to Court Side.
Yes. Marc handles showings and inspections, the documents can be signed electronically or by mail, and Jesse coordinates the associations and the closing agent.
Wellington at Breckenridge owners and buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, who lead Domain Realty Group, read every recent Wellington sale and public record in Breckenridge, and work from an office in Bonita Springs a short drive from the Coconut Point corridor. Learn more about our team.
Jesse McGreevy and Marc Comisar lead a partnership that began when Jesse entered the business in October 2004 and the team launched in October 2008. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, and read how the partnership works on our about McGreevy and Comisar page.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. We tracked every recorded Wellington at Breckenridge closing on this page from the Southwest Florida MLS and the Lee County record.
McGreevy and Comisar is a top-reviewed Wellington at Breckenridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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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 fact on this Wellington at Breckenridge seller guide traces to a primary record below: the master association's documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and NAR for practice rules. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
Wellington at Breckenridge's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the village estoppel through MyTown Communities.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Master Fee Schedule | Breckenridge master association | 2026 | Fee schedule, PDF |
| About Breckenridge brochure and New Homeowner Process | Breckenridge master association | 2025 to 2026 | Brochure, PDF |
| Association Management Companies | Breckenridge master association | 2026 | Management companies, PDF |
| Breckenridge Property Map | Breckenridge master association | current file | Property map, PDF |
| For Sale Sign and Color Specs | Breckenridge master association | current file | Sign specifications, PDF |
| Wellington at Breckenridge Condominium Association, Inc. record | Florida Division of Corporations | filed August 12, 1987 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Portability of Save Our Homes benefit guide | Florida Department of Revenue | current file | PT-112, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Reach the Wellington at Breckenridge seller team by calling Jesse McGreevy direct at (239) 898-6072 or by requesting a free valuation on this page. It starts with your flat's size and condition, and it works whether you plan to list this season or only want to know what your flat is worth. Buying instead? Call Marc at (239) 287-5873.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.