Estero, Florida
Buy a home in Fountain Lakes with McGreevy and Comisar, Top 1% nationally since 2008. Neighborhood-by-neighborhood pricing from 40 closed sales, HOA and condominium documents reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buyers in Fountain Lakes choose among eleven neighborhoods behind one gate, and 40 homes closed there on the Southwest Florida MLS in the last 12 months at prices from $155,000 to $610,000. This buyer guide sits beside our full Fountain Lakes community guide, which covers the history, amenities, schools and storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in Fountain Lakes? The Fountain Lakes valuation guide shows what your home is worth, and the Fountain Lakes seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in Fountain Lakes because we read the community's recorded documents and every closed sale, explain which of the eleven neighborhoods fits your budget and plans, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. 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 US-41 gate.
Recent Fountain Lakes market record (12 months to September 29, 2026): 40 closed sales · $13,793,511 in total volume · $335,000 median sold price · $239 median price per square foot of living area · a range of $155,000 to $610,000 · a median 63.5 days on market · a median 95.3% of list price · 16 active listings on September 29, 2026, about 4.8 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Fountain Lakes community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Fountain Lakes is narrower and checkable: we have read the association's recorded declaration, bylaws and rules, every sub-neighborhood document it publishes and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in the village, read how we represent buyers in Estero.
Fountain Lakes buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will.
Fountain Lakes buyers can use the links below to jump straight to prices, the documents, monthly cost, the Estero Place comparison or the buyer FAQ. The guide runs in the order most buyers decide: market first, then which neighborhood, then the legal and cost steps, then the closing.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Fountain Lakes · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Fountain Lakes? · What Is the Fountain Lakes Market Like for Buyers Right Now? · What Have Fountain Lakes Homes Sold For in the Last 12 Months? · What Does a Fountain Lakes Home Cost by Neighborhood and Size? · What Is for Sale in Fountain Lakes Today? · How Do Fountain Lakes Prices Compare With Nearby Estero Communities? · Fountain Lakes vs Estero Place: Which One Should You Buy In? · What Does Florida Law Give a Fountain Lakes Buyer Before Contract?
The Details: How Do the Estoppel Certificate and Association Approval Work in Fountain Lakes? · What Should You Inspect Before Buying in Fountain Lakes? · How Do You Insure a Fountain Lakes Home? · What Will You Pay Each Month to Own a Fountain Lakes Home? · What Are Buyer Closing Costs in Fountain Lakes? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Fountain Lakes Home? · How Do We Find You the Right Home in Fountain Lakes?
Questions, Contacts and Sources: How Do We Negotiate for You in Fountain Lakes? · Which Fountain Lakes Rules Decide Whether a Home Works for You? · Is Fountain Lakes the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Fountain Lakes Buyer Consultation · Why Does a Fountain Lakes Specialist Matter for a Buyer? · Thinking of Selling Your Fountain Lakes Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition
More: Frequently Asked Questions, Selling One Home to Buy in Fountain Lakes · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Fountain Lakes Buyer Team Today?
Buying in Fountain Lakes takes six steps: set a budget with a lender, sign a written buyer agreement, choose a neighborhood, review the association documents, inspect and insure the home, and close. Because the community holds eleven neighborhoods under two legal regimes, the order of the document review matters more here than in most Estero communities.
Your monthly cost is principal and interest, the master assessment, irrigation, neighborhood dues, taxes and insurance. We build that number with you before you tour, using the current Freddie Mac rate of 7.03% as of September 24, 2026 [Source: Freddie Mac Primary Mortgage Market Survey].
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation and is negotiable [Source: National Association of REALTORS, written buyer agreements]. We explain it in plain language before you sign.
The neighborhood label sets the product, the dues and the rules. Condominium buyers read the Chapter 718 documents, and homeowners association buyers read the Chapter 720 disclosure summary. We narrow the eleven neighborhoods to the two or three that fit your budget and plans.
We write the offer from the closed sales of the neighborhood, not the asking price, and we use the review windows and the inspection as negotiating tools. Homes sold at a median 95.3% of list in the last 12 months.
The document review window, the inspection period and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppel is confirmed, the capital contribution is paid, and you receive the gate barcode and recreation access from the association. We are at the closing table with you.
The Fountain Lakes market gives buyers some room to negotiate right now: 16 homes were listed on September 29, 2026, about 4.8 months of supply, and the 40 homes that closed in the last 12 months sold at a median 95.3% of list after a median 63.5 days on market. Only 4 of the 40 sold at or above list.
Data updated: September 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 40 | $335,000 | $239 | 63.5 | 95.3% |
Last 24 months | 72 | $367,500 | $256 | 63.5 | 95.4% |
Last 36 months | 101 | $370,000 | $270 | 60 | 95.6% |
Last 60 months | 187 | $379,000 | $283 | 26 | 97.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes, pulled September 29, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Fountain Lakes community guide]
Median days on market moved from 5 in the oldest year block to 63.5 in the latest, and the sold-to-list ratio from 100.0% to 95.3%. That is a market where an offer below asking is normal, and 16 of the 40 sales closed below 95% of list. Eleven sold within 30 days and 15 took more than 90, so the fast sales are the well-priced ones.
Sixteen homes were listed at a median asking price of $532,000, with asks from $169,900 to $649,900. Against 40 closings in 12 months, about 3.3 a month, that is about 4.8 months of supply by our arithmetic. The main Fountain Lakes label had 8 listings against 7 closed sales, and Forest Ridge Shores had none listed after 5 closings.
Buyers have the most leverage in the main Fountain Lakes label, where 8 listings sit against 7 sales in a year and the median time on market was 112 days. They have the least in Forest Ridge Shores and Villas at Timber Lakes, where no homes were listed and sales moved in 44 and 21 days.
If you want a walk through what those numbers mean for your budget, call Marc at (239) 287-5873 or read how we represent buyers in Estero. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Fountain Lakes homes sold for $155,000 to $610,000 in the 12 months to September 29, 2026, with 40 closings and a $335,000 median. Because no neighborhood had 10 closings on its own, the table lists every sale with its date, size, price and days on market, so you can read the evidence yourself.
Data updated: September 2026
Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
Sep 22, 2026 | Forest Ridge | 3 Bed/2(0) | 1,426 | $412,000 | $289 | 17 | 91.6% |
Sep 16, 2026 | Fountain Lakes Tract I | 3 Bed/2(0) | 1,745 | $430,000 | $246 | 187 | 95.6% |
Sep 14, 2026 | Fountain Lakes Tract H | 3+Den/2(0) | 1,913 | $445,000 | $233 | 65 | 89.0% |
Aug 25, 2026 | Forest Ridge Shores | 3 Bed/2(0) | 1,785 | $570,000 | $319 | 14 | 95.0% |
Aug 25, 2026 | Villas of Fountain Lakes | 2+Den/2(0) | 1,200 | $335,000 | $279 | 157 | 95.7% |
Aug 24, 2026 | Forest Ridge Shores | 4 Bed/3(0) | 2,080 | $610,000 | $293 | 126 | 102.6% |
Jul 2, 2026 | The Greens | 1 Bed/1(0) | 684 | $170,000 | $249 | 11 | 95.2% |
Jun 30, 2026 | Forest Ridge Shores | 3 Bed/2(0) | 1,460 | $470,000 | $322 | 91 | 95.9% |
Jun 25, 2026 | Fountain Lakes (main MLS label) | 4 Bed/2(1) | 2,300 | $542,500 | $236 | 70 | 95.4% |
Jun 22, 2026 | Villas at Timber Lakes | 2 Bed/2(0) | 1,115 | $335,000 | $300 | 2 | 96.0% |
May 27, 2026 | Sungate Villas | 3 Bed/2(0) | 1,697 | $289,900 | $171 | 56 | 97.6% |
May 26, 2026 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,689 | $454,000 | $269 | 421 | 94.6% |
May 21, 2026 | Villas of Fountain Lakes | 2+Den/2(0) | 1,286 | $210,000 | $163 | 474 | 93.4% |
May 15, 2026 | Seabreeze | 3 Bed/2(0) | 2,021 | $515,000 | $255 | 69 | 97.2% |
Apr 15, 2026 | The Greens | 2 Bed/2(0) | 980 | $185,000 | $189 | 14 | 94.9% |
Apr 8, 2026 | Forest Ridge | 3 Bed/2(1) | 1,977 | $465,000 | $235 | 42 | 95.1% |
Apr 8, 2026 | The Greens | 1 Bed/1(0) | 684 | $165,000 | $241 | 260 | 89.2% |
Apr 6, 2026 | The Manors at Fountain Lakes | 3 Bed/2(0) | 1,351 | $262,000 | $194 | 8 | 90.7% |
Apr 3, 2026 | Villas at Timber Lakes | 2 Bed/2(0) | 1,094 | $320,000 | $293 | 45 | 97.3% |
Apr 1, 2026 | Forest Ridge Shores | 3+Den/2(0) | 1,559 | $522,500 | $335 | 44 | 100.0% |
Mar 24, 2026 | Forest Ridge Shores | 3+Den/2(0) | 2,047 | $475,000 | $232 | 36 | 95.0% |
Mar 9, 2026 | The Greens | 1 Bed/1(0) | 684 | $155,000 | $227 | 116 | 91.2% |
Mar 2, 2026 | Fountain Lakes (main MLS label) | 2 Bed/2(0) | 1,050 | $245,000 | $233 | 333 | 89.1% |
Mar 2, 2026 | The Greens | 2 Bed/2(0) | 980 | $202,000 | $206 | 62 | 96.2% |
Feb 27, 2026 | Fountain Lakes (main MLS label) | 1 Bed/1(0) | 684 | $172,000 | $251 | 43 | 95.6% |
Feb 23, 2026 | Villas of Fountain Lakes | 2 Bed/2(0) | 1,053 | $301,111 | $286 | 5 | 97.2% |
Jan 30, 2026 | Villas of Fountain Lakes | 2 Bed/2(0) | 967 | $315,000 | $326 | 53 | 101.6% |
Jan 30, 2026 | The Greens | 2 Bed/2(0) | 980 | $205,000 | $209 | 10 | 91.1% |
Jan 28, 2026 | The Greens | 2 Bed/2(0) | 980 | $199,000 | $203 | 602 | 100.0% |
Jan 27, 2026 | Forest Ridge | 3 Bed/2(0) | 1,391 | $365,000 | $262 | 136 | 96.1% |
Jan 7, 2026 | The Greens | 2 Bed/2(0) | 980 | $195,000 | $199 | 20 | 98.0% |
Dec 29, 2025 | Fountain Lakes (main MLS label) | 2+Den/2(1) | 1,664 | $370,000 | $222 | 90 | 96.1% |
Dec 23, 2025 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,782 | $485,000 | $272 | 116 | 88.2% |
Dec 19, 2025 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,664 | $389,000 | $234 | 112 | 90.5% |
Dec 11, 2025 | Forest Ridge | 3 Bed/2(0) | 1,447 | $517,500 | $358 | 76 | 94.3% |
Dec 10, 2025 | Sungate Villas | 3 Bed/2(0) | 1,407 | $320,000 | $227 | 179 | 97.3% |
Dec 9, 2025 | Villas at Timber Lakes | 2 Bed/2(0) | 1,140 | $345,000 | $303 | 21 | 93.5% |
Oct 2, 2025 | The Greens | 2 Bed/1(0) | 812 | $160,000 | $197 | 95 | 88.9% |
Sep 30, 2025 | Forest Ridge | 4 Bed/2(0) | 2,056 | $440,000 | $214 | 53 | 96.7% |
Sep 29, 2025 | The Manors at Fountain Lakes | 2 Bed/2(0) | 1,263 | $230,000 | $182 | 0 | 88.5% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes, September 29, 2025 to September 29, 2026, pulled September 29, 2026. [Source: Fountain Lakes community guide]
Sold price band (last 12 months) | Closed sales | Share of the 40 |
|---|---|---|
Under $200,000 | 8 | 20% |
$200,000 to $299,999 | 7 | 18% |
$300,000 to $399,999 | 10 | 25% |
$400,000 to $499,999 | 9 | 22% |
$500,000 and up | 6 | 15% |
Source: Southwest Florida MLS (Matrix), 40 closed residential sales, 12 months to September 29, 2026. [Source: Fountain Lakes community guide]
Eight sales were under $200,000 and six were $500,000 or more, and the middle three bands held 26 of the 40. A buyer with $300,000 to $450,000 is shopping in the largest part of the market.
The highest sale was $610,000 for a 4-bedroom, 3-bath, 2,080-square-foot Forest Ridge Shores home on August 24, 2026, at 102.6% of list after 126 days. The lowest was $155,000 for a 684-square-foot Greens condominium.
Fountain Lakes has 900 residential lots across eleven neighborhoods, so buying well rewards local knowledge. Start your Fountain Lakes home search with Marc or Call Marc at (239) 287-5873. If you are also selling, get a free home valuation or Call Jesse direct at (239) 898-6072.
A Fountain Lakes home costs from $155,000 to $610,000 depending on neighborhood and size, with a $185,000 median in The Greens and $522,500 in Forest Ridge Shores over the last 12 months. Size does most of the sorting, from an $185,000 median under 1,000 square feet to $442,000 for 1,400 to 1,799 square feet.
Data updated: September 2026
Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
The Greens | 9 | $185,000 | $206 | 62 | 4 | 51 | $200,000 |
Fountain Lakes (main MLS label) | 7 | $389,000 | $236 | 112 | 8 | 61 | $500,000 |
Forest Ridge | 5 | $440,000 | $262 | 53 | 1 | 11 | $435,000 |
Forest Ridge Shores | 5 | $522,500 | $319 | 44 | 0 | 12 | $552,000 |
Villas of Fountain Lakes | 4 | $308,056 | $283 | 105 | 1 | 12 | $335,000 |
Villas at Timber Lakes | 3 | $335,000 | $300 | 21 | 0 | 14 | $335,000 |
The Manors at Fountain Lakes | 2 | $246,000 | $188 | 4 | 0 | 2 | $246,000 |
Sungate Villas | 2 | $304,950 | $199 | 117.5 | 1 | 8 | $340,000 |
Fountain Lakes Tract H | 1 | $445,000 | $233 | 65 | 0 | 1 | $445,000 |
Fountain Lakes Tract I | 1 | $430,000 | $246 | 187 | 0 | 1 | $430,000 |
Seabreeze | 1 | $515,000 | $255 | 69 | 0 | 2 | $515,000 |
Sunrise | 0 | none sold | none sold | none sold | 1 | 6 | $547,500 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings inside Fountain Lakes by MLS subdivision field, pulled September 29, 2026. [Source: Fountain Lakes community guide]
Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
Under 1,000 sq ft | 11 | $185,000 | $209 | $155,000 | $315,000 |
1,000 to 1,399 sq ft | 10 | $310,556 | $271 | $210,000 | $365,000 |
1,400 to 1,799 sq ft | 12 | $442,000 | $270 | $289,900 | $570,000 |
1,800 to 2,199 sq ft | 6 | $470,000 | $234 | $440,000 | $610,000 |
2,200 sq ft and up | 1 | $542,500 | $236 | $542,500 | $542,500 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes in the 12 months to September 29, 2026; living area is the MLS field. [Source: Fountain Lakes community guide]
Beds / baths (MLS) | Closed sales, last 12 months | Median sold price | Lowest | Highest |
|---|---|---|---|---|
3 Bed/2(0) | 13 | $430,000 | $262,000 | $570,000 |
2 Bed/2(0) | 12 | $237,500 | $185,000 | $345,000 |
1 Bed/1(0) | 4 | $167,500 | $155,000 | $172,000 |
3+Den/2(0) | 3 | $475,000 | $445,000 | $522,500 |
2+Den/2(0) | 2 | $272,500 | $210,000 | $335,000 |
2 Bed/1(0) | 1 | $160,000 | $160,000 | $160,000 |
2+Den/2(1) | 1 | $370,000 | $370,000 | $370,000 |
3 Bed/2(1) | 1 | $465,000 | $465,000 | $465,000 |
4 Bed/2(0) | 1 | $440,000 | $440,000 | $440,000 |
4 Bed/2(1) | 1 | $542,500 | $542,500 | $542,500 |
4 Bed/3(0) | 1 | $610,000 | $610,000 | $610,000 |
Source: Southwest Florida MLS (Matrix), 40 closed residential sales, 12 months to September 29, 2026; bed and bath counts are the MLS field. [Source: Fountain Lakes community guide]
The 3-bedroom, 2-bath homes sold at a $430,000 median across 13 sales and the 2-bedroom, 2-bath homes at $237,500 across 12. A 1-bedroom, 1-bath home sold at $155,000 to $172,000 across 4 sales.
Every neighborhood has fewer than 10 closings in 12 months, so we read the sales themselves. Five identical 980-square-foot Greens units sold from $185,000 to $205,000, one after 602 days and one after 10. That tells a buyer that listing price and condition, not the plan, decided the outcome, and that an offer can start below the asking price with a comparable-sales case.
Forest Ridge Shores had 5 sales from $470,000 to $610,000 at the highest per-foot median in the community, $319, and none listed on September 29. Forest Ridge had 5 sales from $365,000 to $517,500 and one listing at $550,000 that had been on the market 212 days.
Villas of Fountain Lakes had 4 sales with a $308,056 median, Villas at Timber Lakes 3 at $335,000, Sungate Villas 2 at $304,950 and The Manors 2 at $246,000. Villas at Timber Lakes sold in a 21-day median and The Manors in 4 days.
The main label had 7 closings from $172,000 to $542,500, a $389,000 median and a 112-day median on market, against 8 active listings asking $479,900 to $649,900. Only one of the seven sales cleared $500,000, and seven of the eight asks did, so a buyer who negotiates from the sales record has a clear argument.
Sixteen Fountain Lakes homes were for sale on September 29, 2026, asking from $169,900 to $649,900 with a $532,000 median. Eight were under the main Fountain Lakes label, four in The Greens, and one each in Sungate Villas, Villas of Fountain Lakes, Forest Ridge and Sunrise.
Data updated: September 2026
Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
The Greens | 1 Bed/1(0) | 684 | $169,900 | 12 |
The Greens | 2 Bed/1(0) | 919 | $194,900 | 212 |
The Greens | 1 Bed/1(0) | 684 | $215,000 | 28 |
The Greens | 2 Bed/2(0) | 980 | $219,999 | 37 |
Sungate Villas | 3 Bed/2(0) | 1,760 | $324,900 | 3 |
Villas of Fountain Lakes | 2 Bed/2(0) | 1,053 | $385,000 | 176 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,364 | $479,900 | 56 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 2,086 | $525,000 | 113 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,610 | $539,000 | 4 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,958 | $539,000 | 95 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,908 | $539,500 | 24 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,900 | $539,900 | 109 |
Forest Ridge | 3 Bed/2(0) | 1,550 | $550,000 | 212 |
Sunrise | 3 Bed/2(0) | 1,734 | $574,900 | 117 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 2,047 | $589,900 | 128 |
Fountain Lakes (main MLS label) | 3+Den/2(1) | 2,232 | $649,900 | 213 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Fountain Lakes, pulled September 29, 2026. [Source: Fountain Lakes community guide]
A listing that has been active for 200 days is a signal. The Greens 2-bedroom at 919 square feet has been listed 212 days at $194,900, the Forest Ridge 3-bedroom 212 days at $550,000, and the main-label 3+den 213 days at $649,900. Long listings usually mean a price above the record, and we open the negotiation from the closed sales.
Four Greens listings ask $169,900 to $219,999 and suit a buyer who wants a low entry price and a condominium. Eight main-label listings ask $479,900 to $649,900 and suit a buyer who wants a larger single-family home. Tell us your budget and we shortlist by neighborhood, not by price alone.
Fountain Lakes sits below most named Estero neighbors on price and above most on supply. Its $335,000 median for the 12 months to September 29, 2026 compares with $270,000 to $694,000 across the neighbors below, and its 4.8 months of supply compares with 1.1 to 3.1 for six of them.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
11 | $694,000 | $317 | 56 | 96.0% | 1.1 | |
43 | $420,000 | $250 | 36 | 96.3% | 2.8 | |
119 | $447,510 | $224 | 56 | 97.5% | 2.1 | |
36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 | |
31 | $270,000 | $190 | 88 | 96.2% | 3.1 | |
31 | $390,000 | $212 | 79 | 94.9% | 6.2 | |
50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
At $239 per square foot Fountain Lakes sits above Villagio at Estero ($190), The Vines ($212) and Bella Terra ($224) and below Rapallo ($243), Stoneybrook ($250), Estero Place ($317) and Pelican Sound ($343), and only The Vines has more months of supply. A buyer who wants a faster market with less choice looks at Pelican Sound at 25 days. A buyer who wants the lowest median looks at Villagio at Estero.
Buyers who like Fountain Lakes often tour Stoneybrook and Rapallo next because their medians of $420,000 and $395,000 sit near the community's single-family range. We build the tour so the comparison is fair, on the same day and the same yardstick.
Fountain Lakes and Estero Place are both gated Estero communities with no CDD, but Fountain Lakes sells a bundled golf and amenity package at a $335,000 median across 900 lots, while Estero Place sells newer single-family homes at a $694,000 median across 102. The choice comes down to product, fees and amenities.
Data updated: September 2026
Question a buyer asks | Fountain Lakes | |
|---|---|---|
What am I buying? | Single-family homes, attached villas and low-rise condominiums across eleven neighborhoods | 102 single-family homes |
When was it built? | Kraus-Anderson from 1987, mostly late 1980s to early 2000s | Neal Communities, about 2014 to 2018 |
What has sold recently? | 40 closings, $335,000 median, $155,000 to $610,000 (12 months to Sept 29, 2026) | 11 closings, $694,000 median, $533,000 to $814,000 (12 months to Sept 29, 2026) |
Price per square foot | $239 median | $317 median |
Time on market and list ratio | 63.5 days, 95.3% of list | 56 days, 96.0% of list |
Supply on Sept 29, 2026 | 16 active, about 4.8 months | 1 active, about 1.1 months |
Recurring master fee | $370 per quarter ($1,480 per year) plus sub-association dues and $32 per month irrigation | About $1,050 per quarter (about $4,200 per year), one master HOA |
One-time fees at closing | $2,500 capital contribution | $4,000 transfer fee and $250 application fee |
Golf and amenities | Bundled 9-hole par-3 course, two pools, fitness, tennis, pickleball, bocce | No clubhouse, pool, fitness, tennis or pickleball; boardwalk and Three Oaks path |
CDD | None | None |
Flood zone | Mix of AE and X, panel 12071C0587G | Mix of X with an AH pocket, panel 12071C0591H |
Sources: Fountain Lakes figures from the Fountain Lakes community guide and the September 29, 2026 Southwest Florida MLS pull; Estero Place figures from the Estero Place community guide and the same pull; both communities' fee lines as each association publishes them. [Source: Fountain Lakes Community Association] [Source: Estero Place community guide]
Estero Place's roughly $4,200 a year master fee is about $2,700 more than Fountain Lakes' $1,480 master fee before sub-association dues, but it is one fee that includes lawn and landscape maintenance and irrigation, and a Fountain Lakes buyer adds neighborhood dues and $384 a year for the irrigation co-op. We put the whole stack in one line so you can compare like with like.
Fountain Lakes suits the buyer who wants the most home per dollar inside a gate, will use the golf and the amenity center, and values variety: a 684-square-foot condo at $155,000 and a 2,080-square-foot home at $610,000 both sold in the last year. It also suits a buyer who plans a seasonal or annual rental within the 30-day rule.
Estero Place suits the buyer who wants a newer single-family home on a preserve or lake lot in a small 102-home enclave, is comfortable without a clubhouse or pool, and will pay a higher price per square foot. Only one home was listed there on September 29, so the choice is thin. Our Estero Place community guide has the details.
A Fountain Lakes single-family home at $500,000 to $600,000 is closer to Estero Place's $533,000 to $814,000 range than to the community's $335,000 median, so compare age, lot and fees, not the headline median. Call Marc at (239) 287-5873 and we will tour both on one morning. If you own a home to sell, call Jesse direct at (239) 898-6072 or request a free home valuation.
A Fountain Lakes buyer's protection depends on the neighborhood. Homeowners association buyers under Chapter 720 must receive the section 720.401 disclosure summary before signing, and condominium buyers under Chapter 718 receive the section 718.503 documents, with a 7-day cancellation window, excluding weekends and holidays, at the seller's expense.
Section 720.401 requires the seller in a mandatory homeowners association to give you the disclosure summary before you sign the contract, and the contract must carry the statute's voidability clause in conspicuous type. If the summary was not provided, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401]. Forest Ridge, Lakeside, Sunrise and Villas of Fountain Lakes are the homeowners association neighborhoods [Source: Fountain Lakes neighborhoods page].
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Forest Ridge Shores, Seabreeze, Southshore, Sungate Villas, The Manors, The Greens and The Villas at Timber Lakes are described as condominiums, so their sellers deliver the resale documents in section 718.503 at their own expense, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, per that section [Source: Florida Statutes 718.503]. Confirm how the section applies to your contract with your closing agent or attorney.
We have not confirmed whether the recorded 2020 Amended and Restated Declaration adds its own disclosure duty, because we have not published a reading of it; it is recorded as Lee County instrument 2020000080583 and posted on the association's site [Source: 2020 Amended and Restated Declaration]. We read the declaration with every buyer during the review window.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that your taxes may change after the sale, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis, a seller must also disclose known material defects [Source: Johnson v. Davis, Florida Supreme Court, 1985].
Nothing in this section is legal advice. If you want the documents read alongside you, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
The estoppel certificate tells a Fountain Lakes buyer what is owed to the association and what fees are due at transfer, and it is the only place neighborhood dues appear. Florida caps the fee, the certificate is valid for 30 days, and some neighborhoods also require buyer approval or a sales application.
The homeowners association estoppel is governed by section 720.30851 and the condominium estoppel by section 718.116, each with a base fee cap of $250 for a current account, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years, which our cost research reports as $299, $119 and $179 [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. In Fountain Lakes you may need one from the master association and one from your neighborhood association. The contract decides who pays.
The master association collects a one-time $2,500 capital contribution at closing, effective December 2023, and the Forest Ridge sales packet shows it as paid by the incoming owner [Source: Forest Ridge Sales Packet 2025]. Individual neighborhoods may add their own one-time fees. Confirm the allocation in your contract.
Some sub-associations require a sales application and buyer approval, and the estoppel and sales packet say which. A buyer who plans to rent also needs the association's lease approval under the 30-day and 4-lease rules [Source: FLCA Lease Application]. We confirm the process for your neighborhood before you make an offer.
Each vehicle needs a barcode decal, and recreation use requires an ID badge or key fob, per the association's procedures [Source: Barcode and Key Fob Procedures]. We show you how to set both up at closing.
A Fountain Lakes buyer should inspect the roof, air conditioning, water heater, windows, plumbing and electrical panel, and should ask for permits and architectural approvals for exterior work. Most homes were built between the late 1980s and early 2000s, so the age of the systems drives both the price and the insurance quote.
Insurers ask for a roof's age and condition, and an older roof can raise a premium or force a repair or credit. Ask the seller for the roof permit or invoice and have the inspector report the remaining life.
Ask for service records and installation dates, and have the inspector check for leaks under sinks, at water heaters and around toilets. In a condominium, ask which pipes and fixtures the association maintains and which you do.
Impact windows, shutters and reinforced garage doors can lower an insurance premium, and the Architectural Review Committee must approve essentially all exterior changes, so ask for the approvals [Source: 2025 Rules and Regulations, recorded]. Florida law requires insurers to offer discounts for verified mitigation features [Source: Florida Statutes 627.0629].
Ask for the permit history and the association's approvals. Unapproved exterior work can surface at a sale, and a buyer who inherits it inherits the problem. We check the Lee County permit record and the seller's approvals before your inspection period ends.
A wind mitigation inspection documents roof shape, deck attachment, opening protection and other features that earn premium credits. We recommend one on any home you are serious about, and we send it to your insurance agent with the quote request.
Insuring a Fountain Lakes home depends on the legal form: a single-family home needs a homeowners policy and possibly flood coverage, while a condominium unit owner needs an HO-6 policy that covers the interior, contents and liability on top of the association's master policy. Get quotes before you make an offer.
Section 718.111 requires a condominium association to insure the building and common areas, and each unit owner insures the interior, contents and personal liability [Source: Florida Statutes 718.111]. Ask the neighborhood association what its master policy covers and what its deductible is, because a large master deductible can become a special assessment.
Fountain Lakes' map mixes Zone AE near the lakes and Halfway Creek with Zone X on higher ground [Source: FEMA National Flood Hazard Layer]. A federally backed mortgage requires flood insurance in Zone AE, and it is optional but wise in Zone X. Look up your address on the FEMA Flood Map Service Center and get a quote before you commit.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which provides a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System]. Confirm the current standing at the time of your purchase.
Fountain Lakes is about 3.6 miles in a straight line from the Gulf at Lovers Key, and Lee County places it in Evacuation Zone A (storm surge zone 1), so its exposure is wind, rainfall flooding and modeled surge in a strong storm [Source: NOAA National Hurricane Center, Hurricane Ian report]. Some buyers find coverage through Citizens Property Insurance Corporation, Florida's insurer of last resort [Source: Citizens Property Insurance Corporation]. Your insurance agent should quote both the standard market and Citizens.
A Fountain Lakes buyer pays principal and interest, the $370 quarterly master assessment, $96 quarterly irrigation, neighborhood dues, taxes and insurance, with no CDD. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $268,000 loan is $1,788 a month.
Data updated: September 2026
Layer | Amount | Period | Who owes it | Source |
|---|---|---|---|---|
Master assessment | $370 per quarter ($1,480 per year) | Quarterly, due January, April, July and October | Owner, from closing forward | |
Capital contribution | $2,500, effective December 2023 | One time, at closing | Incoming owner, per the sales packet | |
Irrigation co-op | $32 per month, billed $96 per quarter | Quarterly | Owner of record | |
Neighborhood association dues | Vary by neighborhood, not published community-wide | Usually quarterly | Owner, shown on the estoppel | |
Community Development District | None | None | No CDD assessment on the tax bill | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record | |
Insurance, including flood where required | Quote-dependent | Annual | Buyer |
Neighborhood dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel or the neighborhood's own budget [Source: Fountain Lakes Documents page].
Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Master plus irrigation, per month | Sum before dues, taxes and insurance |
|---|---|---|---|---|---|
$200,000 | $40,000 | $160,000 | $1,068 | $155 | $1,223 |
$335,000 (12-month median) | $67,000 | $268,000 | $1,788 | $155 | $1,943 |
$500,000 | $100,000 | $400,000 | $2,669 | $155 | $2,824 |
$610,000 (top sale of the year) | $122,000 | $488,000 | $3,257 | $155 | $3,412 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03% as of September 24, 2026; master assessment of $370 per quarter and irrigation of $32 per month as published by the association; our arithmetic. Illustration only, not a loan offer; neighborhood dues, taxes and insurance are added to the total. [Source: Freddie Mac Primary Mortgage Market Survey]
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your bill will not equal the seller's, so we estimate it before you offer.
The master assessment covers the private 9-hole, par-3 golf course, two pools, a fitness center, tennis, pickleball and bocce courts, the clubhouse renovated in 2026, the gated entry and the common landscaping, lakes and drainage [Source: Fountain Lakes Community Association]. Condominium neighborhoods may also cover building insurance and exterior maintenance in their own dues, so ask.
A Fountain Lakes buyer's closing costs are the lender's fees, the lender's title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance, and any capital contribution. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
In Lee County the seller customarily pays for the buyer's owner's title insurance policy and the $0.70 per $100 documentary stamp tax on the deed, the reverse of Collier County's title custom [Source: Florida Department of Revenue, documentary stamp tax]. The contract controls, so we confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax of $0.002 per dollar of mortgage [Source: Florida Department of Revenue, nonrecurring intangible tax]. On a $268,000 loan those are $938 and $536, and on a $488,000 loan $1,708 and $976.
The buyer customarily records the deed and mortgage, at fees set by statute, and pays for the lender's title policy, the appraisal, the inspection and the survey where needed [Source: Florida Statutes 28.24]. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is prorated at closing, with the seller crediting the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows [Source: Lee County Tax Collector, property taxes]. The quarterly master assessment is prorated as the contract directs.
Since August 17, 2024, a Fountain Lakes buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation, and every commission is negotiable. Offers of buyer broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and it can be negotiated [Source: National Association of REALTORS, written buyer agreements]. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not covered [Source: National Association of REALTORS, settlement FAQs].
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact [Source: Florida Statutes 475.278]. We work as your representative, and we say which role in writing.
Yes, in most cases, but a condominium purchase adds a project review. Fountain Lakes buyers use conventional, FHA, VA and cash, and the lender reviews the neighborhood association as well as you. Fannie Mae's guide lists conditions that make a condominium project ineligible, so we ask the lender to check the project early.
Conventional loans typically require 3% to 20% down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members [Source: VA home loan program overview] [Source: HUD, buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
A lender reviewing a condominium checks the association's budget, reserves, litigation, owner-occupancy and delinquency, and Fannie Mae lists ineligible projects in its selling guide [Source: Fannie Mae Selling Guide B4-2.1-03, ineligible projects]. If a Fountain Lakes neighborhood fails a review, financing options narrow, so we ask your lender to check before you offer.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing Finance Corporation, homebuyer programs]. Eligibility depends on income, price and other limits, so we send you the current rules.
Cash buyers close faster and skip the project review, and the seller may accept a lower price for certainty. Homes sold in a median 63.5 days here, so a cash offer with a short inspection window has leverage.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures [Source: Consumer Financial Protection Bureau, owning a home]. We recommend reading them, and we do not give lending advice.
We find you the right Fountain Lakes home by starting with your budget, plans and tolerance for fees, then narrowing eleven neighborhoods to the two or three that fit and touring them in one or two mornings. We watch the MLS for new listings, price changes and long-listed homes that will negotiate.
Tell us whether you want a full-time home, a seasonal home or a rental, how much space you need, whether you want golf and amenities, and what monthly cost feels right. Those answers eliminate most neighborhoods quickly.
We bring the closed sales for each home's neighborhood to the tour so you see the price in context. A home listed at $539,000 in a label where 6 of 7 sales were under $500,000 is a different conversation from the same list price in Forest Ridge Shores.
Listings that have been active 100 days or more are where the negotiating room is. Nine of the 16 active listings had been listed at least 95 days on September 29, 2026, and we track each one's price history.
We negotiate for you by writing the offer from the closed sales, using the document review and inspection windows as leverage, asking the seller for credits where the record supports them, and protecting your deposit. Homes sold at a median 95.3% of list in the last 12 months, and 4 of 40 sold at or above list.
An offer is anchored to the closed sales in the neighborhood and size range, with adjustments for condition and time. We tell you when a home is priced above the record and when it is not, and we never talk you into a bidding war the data does not support.
The condominium 7-day review window and the homeowners association 3-day cancellation right are statutory, and the inspection period is in the contract. We read the documents inside the window, not at its end, and use anything we find to renegotiate.
Where the seller cannot move on price, a credit for a roof, air conditioner or closing costs may work. We compare the two in dollars, including how each affects your loan.
We keep the deposit with the title company or attorney and set the closing date around the association's approval and estoppel timeline, so you are not paying carrying costs while the paperwork catches up.
The recorded rules decide whether a Fountain Lakes home works for you: leases must run at least 30 days, no home may be rented more than 4 times per year, short-term rentals are prohibited, exterior changes need approval and vehicles need a gate barcode. Read the rules for your neighborhood before you make an offer.
The recorded 2025 Rules and Regulations require leases of at least 30 days, allow no more than 4 leases per home per calendar year and prohibit rentals under 30 days [Source: 2025 Rules and Regulations, recorded]. Occupants of a leased home generally may not use the recreation facilities during the lease. Neighborhood documents may add limits.
The rules address pets, signs, parking and trash containers, and the details differ by neighborhood. We send you the relevant sections before you offer, and we ask the association when a question is not answered in the documents.
The Architectural Review Committee must approve essentially all exterior changes, has 45 days to act and meets the second Monday of each month [Source: 2025 Rules and Regulations, recorded]. Plan a pool, fence, shutters or paint color around that calendar.
Resident play on the private 9-hole, par-3 course is part of association membership, and a recreation permit such as an ID badge or key fob is required. We confirm what your neighborhood adds.
Fountain Lakes is the right place for a buyer who wants a gated golf and amenity community across US-41 from Coconut Point at a wide range of prices, from $155,000 to $610,000, and who can live with layered fees and a 30-day minimum lease. It may not suit a buyer who wants short-term rental income or a single fee.
It suits a buyer who wants the golf, pools and courts included in one master assessment, a choice among condominiums, villas and single-family homes, and no CDD. It also suits a buyer who plans a seasonal or annual rental within the 30-day rule.
A buyer who wants short-term rental income, a newer home, a single all-in fee or a faster market should compare Estero Place, Pelican Sound and Stoneybrook. Our Estero buyer guide has the wider picture.
Fountain Lakes sits across US-41 from Coconut Point, with the main entrance at Fountain Lakes Boulevard and US-41, and our community guide covers nearby schools, shopping and Florida Gulf Coast University. Check drive times for your own routine before you offer.
Call Marc at (239) 287-5873, tell him your budget and plans, and he will shortlist the neighborhoods. If you own a home to sell first, call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Fountain Lakes realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
Fountain Lakes runs from a $155,000 condominium to a $610,000 home, so fit matters more than size. We match the home to your needs and your monthly budget, not the other way around.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
The first conversation is about you, not about listings. We ask what you want the home to do and then build the shortlist.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
A purchase runs through document windows, an inspection and a lender, and we keep you informed at each step so nothing arrives as a surprise.
A personalized Fountain Lakes buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a neighborhood, walk the fee stack and a monthly payment at today's rates, set out the document plan for your neighborhood's legal regime, and tell you honestly whether Fountain Lakes or a neighbor fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Fountain Lakes specialists matter to a buyer because the facts that decide a purchase live in documents, not in a listing feed: two legal regimes, a master association over eleven neighborhoods with their own dues, a capital contribution, a lease cap, an architectural review process, a flood map that splits by parcel and a price range from $155,000 to $610,000.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: the search, the tours, the inspection and the closing table. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and the other half of McGreevy and Comisar. He runs pricing, data and the document work, which in Fountain Lakes means the neighborhood record, the estoppels and the payment math. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote the community median for a condominium, hand a condominium buyer an HOA summary, forget the $2,500 capital contribution, skip the master policy deductible, promise short-term rental income the rules prohibit or quote a flood zone for the whole community. None of those mistakes is exotic, and each one costs a buyer time or money.
Fountain Lakes buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 900-lot community with eleven neighborhoods and two legal regimes rewards neighborhood-level pricing. In one year, similar homes sold $425,000 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing and time the two closings together. Our Estero home valuation guide and Estero seller guide cover the process.
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.
Yes. We sequence the two contracts so the sale funds the purchase, and we use a closing-date or contingency structure that fits your lender and your timeline.
Not necessarily. Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met [Source: Florida Department of Revenue, PT-112 portability guide].
It depends on your lender, your equity and the market. Homes sold at a median 95.3% of list here, so selling first gives you a firm budget, and buying first may be possible with a bridge or a contingency. We compare both in dollars.
We recommend it. It tells you what you will net and therefore what you can spend, and it is free and confidential.
We can negotiate a longer closing, a short rent-back or a temporary rental, and we plan for that before the listing goes live.
You pay the commission on each transaction as agreed in each agreement, and both are negotiable. We explain both in writing before you sign anything.
Fountain Lakes buyers ask these questions before they make an offer, and each answer below is a single paragraph with its source. They cover price, fees, documents, financing, insurance, rules and the closing.
Data updated: September 2026
Fountain Lakes homes sold for $155,000 to $610,000 in the 12 months to September 29, 2026, with a $335,000 median across 40 sales, per the Southwest Florida MLS. The neighborhood and size decide where a home falls.
A condominium in The Greens, where 9 sales had a $185,000 median and four listings asked $169,900 to $219,999 on September 29, 2026, per the Southwest Florida MLS. Add the master assessment and neighborhood dues to the monthly cost.
Homes sold at a median 95.3% of list, and 16 of 40 sold below 95%, so an offer below asking is normal. The main-label listings ask a $539,250 median against a $389,000 median sale, so those need the most negotiation.
It is balanced and uneven. Sixteen homes were listed against 40 closings in a year, about 4.8 months of supply, and the median sale took 63.5 days. Buyers have the most room in the main label and the least in Forest Ridge Shores.
That depends on your loan. Conventional programs can accept as little as 3% down and many buyers put 20% down to avoid mortgage insurance, and at the $335,000 median 20% is $67,000. Your lender sets the terms.
At the 7.03% Freddie Mac 30-year average as of September 24, 2026, principal and interest on a $268,000 loan is $1,788 a month, and the master assessment plus irrigation add $155 a month before neighborhood dues, taxes and insurance [Source: Freddie Mac Primary Mortgage Market Survey].
The master assessment is $370 per quarter, or $1,480 per year, plus $96 per quarter for the irrigation co-op, plus neighborhood dues that vary and appear on the estoppel [Source: Fountain Lakes Community Association]. There is a one-time $2,500 capital contribution at closing.
No. Lee County's list of special districts shows no Fountain Lakes CDD, so the tax bill carries no CDD assessment [Source: Lee County special districts].
The private 9-hole par-3 golf course, two pools, the fitness center, tennis, pickleball and bocce courts, the clubhouse, the gated entry and the common landscaping, lakes and drainage [Source: Fountain Lakes Community Association].
A one-time $2,500 charge at closing, effective December 2023, and the Forest Ridge sales packet shows the incoming owner paying it [Source: Forest Ridge Sales Packet 2025]. Confirm it in your contract.
Forest Ridge, Lakeside, Sunrise and Villas of Fountain Lakes are homeowners associations under Chapter 720, and Forest Ridge Shores, Seabreeze, Southshore, Sungate Villas, The Manors, The Greens and The Villas at Timber Lakes are condominiums under Chapter 718 [Source: Fountain Lakes neighborhoods page].
An HOA buyer receives the section 720.401 disclosure summary, and a condominium buyer the section 718.503 documents, including the declaration, bylaws, rules and financial information [Source: Florida Statutes 718.503]. We read them with you.
Yes, within the statutory window: 7 days, excluding Saturdays, Sundays and legal holidays, per section 718.503, and the right ends at closing. Confirm how it applies to your contract with your closing agent or attorney.
Yes. If the disclosure summary was not provided before you signed, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived [Source: Florida Statutes 720.401].
A statement of what the seller owes the association and any fees due at transfer, valid for 30 days, with a capped fee [Source: Florida Statutes 720.30851]. The contract says who pays.
It depends on the neighborhood. Some sub-associations require an application or approval and the estoppel and sales packet say which. We confirm before you offer.
Yes, within the rules: 30-day minimum, no more than 4 leases per home per year, no short-term rentals and prior approval [Source: FLCA Lease Application]. Neighborhood documents may add limits.
No. Rentals under 30 days are prohibited by the recorded rules [Source: 2025 Rules and Regulations, recorded]. A buyer whose plan depends on short-term income should look elsewhere.
Yes. The main entrance is at Fountain Lakes Boulevard and US-41, and each vehicle needs a barcode decal. The back gate at West Tree Road and Williams Road is residents-only.
Some of it. The map mixes Zone AE near the lakes and Halfway Creek with Zone X on higher ground, on panel 12071C0587G effective November 17, 2022 [Source: FEMA National Flood Hazard Layer]. Check your address.
It depends on the zone, elevation and coverage, so we ask for a quote before you offer. The Village of Estero's Class 6 rating gives a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System].
Coverage depends on the roof age, construction and claims history, and some buyers use Citizens [Source: Citizens Property Insurance Corporation]. Get quotes early and ask for a wind mitigation report.
Roof, air conditioning, water heater, windows, plumbing and electrical, plus the permit history and any exterior approvals. Most homes date from the late 1980s to early 2000s, so system ages matter.
A change of ownership resets the assessed value to just value as of the next January 1, so your bill may exceed the seller's, and the tax is prorated at closing [Source: Florida Statutes 193.155].
By Lee County custom the seller pays the owner's title policy and the $0.70 per $100 deed stamps, and the buyer pays the lender's fees, mortgage taxes, recording, appraisal and inspection [Source: Florida Department of Revenue, documentary stamp tax].
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it can be negotiated [Source: National Association of REALTORS, written buyer agreements].
You and your agent agree on compensation, and a seller may offer to pay some or all of it off the MLS. We explain the options at the consultation [Source: National Association of REALTORS, settlement FAQs].
Sometimes. A condominium must pass the lender's project review, and Fannie Mae's guide lists ineligible projects [Source: Fannie Mae Selling Guide B4-2.1-03, ineligible projects]. Ask your lender early.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing Finance Corporation, homebuyer programs]. Eligibility depends on income and price limits.
Fountain Lakes has a $335,000 median, a bundled golf and amenity package and more choice, and Estero Place a $694,000 median, newer single-family homes and only 102 lots, per the Southwest Florida MLS. See the decision table above.
Yes, and a cash offer with a short inspection window has leverage in a market where homes take a median 63.5 days to sell. It skips the lender's project review.
Typical closings take 30 to 45 days with a mortgage and less with cash, and the estoppel and any approval add time. We set the date around them.
Yes. Documents are signed electronically or with a mobile notary, and Marc handles tours, inspections and the walk-through on your behalf. Ask about virtual tours.
Resident play on the private 9-hole, par-3 course is part of association membership, so there is no separate golf membership fee in the master assessment. A recreation permit such as an ID badge or key fob is required.
No, Fountain Lakes is not age-restricted. The community guide states it as a fact and we confirm the rules for your neighborhood.
Fountain Lakes buyers who own a home often need to sell first, and each answer below covers the timing, tax and paperwork questions that follow. Every answer is a single paragraph with its source.
Data updated: September 2026
Start with a free valuation of your current home, set your budget from the net, and then sequence the two contracts. We manage both as one plan, and Jesse can be reached at (239) 898-6072.
Often yes, because a firm net gives you a firm budget. Homes sold at a median 95.3% of list here, and a well-priced home sold in a median 63.5 days, so plan two to three months.
You can, but sellers may prefer clean offers, and 16 homes on the market give them alternatives. We can propose a short contingency or a timed offer, and we tell you the trade-off.
Possibly. An owner who used the home as a main home for two of the five years before the sale can exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly [Source: IRS Publication 523]. Ask your tax adviser.
Often yes, up to $500,000, if you establish the new homestead within the statutory window and file the portability claim [Source: Florida Department of Revenue, PT-112 portability guide].
At a $335,000 sale, doc stamps of $2,345 and the owner's title premium of $1,750, customarily paid by a Lee County seller, plus estoppel, prorations and commission [Source: Florida Department of Revenue, documentary stamp tax].
The seller, or the seller's agent, and we order it at listing so it is valid for the 30 days at closing [Source: Florida Statutes 720.30851].
Yes. A short rent-back can bridge the gap and we negotiate it in the contract, with the terms in writing and any insurance and deposit covered.
We set the sale and purchase closings on the same day or a day apart, confirm both lenders and title companies and keep a backup plan for a delay. Marc handles the purchase and Jesse the sale.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, or request a free home valuation, and we will answer it in writing.
Fountain Lakes buyers work with Marc Comisar and Jesse McGreevy of Domain Realty because the team reads every closed sale inside the community, reviews the association paperwork with you and works from an office in Bonita Springs a short drive from the US-41 entrance. Learn more about our team.
If you are thinking about buying in Fountain Lakes, the work begins with the neighborhood: a 684-square-foot Greens condo or a 2,080-square-foot Forest Ridge Shores home, and what its fee stack and rules mean for your plans. It continues with the estoppel, the sales packet, the inspection and the insurance quote. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of work across Southwest Florida.
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 follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Fountain Lakes realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Buying in Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Fountain Lakes facts on this page rest on primary sources: the association and its published documents, Lee County government, the Village of Estero, Florida statutes, federal agencies, Freddie Mac and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Fountain Lakes buyers can pull the documents behind this guide directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your neighborhood association.
Document | What it proves for a Fountain Lakes buyer | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Primary Mortgage Market Survey | The weekly 30-year fixed mortgage rate average | |
Homebuyer programs overview | First mortgage and down payment assistance programs | |
Owning a home guides | Plain-language mortgage and closing guides | |
FEMA Flood Map Service Center | The flood zone and panel for an address | |
2020 Amended and Restated Declaration (Lee County instrument 2020000080583) | The master covenants, assessments and restrictions | |
2025 Rules and Regulations, recorded (instrument 2025000113140) | Leasing, pet, architectural, sign and gate rules | |
FLCA Lease Application | The lease approval process and rules a renting buyer follows | |
Forest Ridge Sales Packet 2025 | The 2025 Forest Ridge budget and the $2,500 capital contribution (2026 master line: $370 per quarter) | |
Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through the association's management company, listed on the association site |
You reach the Fountain Lakes buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The first conversation carries no obligation.
If you are thinking, "I need someone to help me buy a home in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full community picture stays on our Fountain Lakes community guide, and sellers can start with our free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.