Estero, Florida
Buy a home in Sunrise at Fountain Lakes with McGreevy and Comisar, Top 1% nationally since 2008. Every closing listed, the $1,600 yearly fee explained and the buyer application planned. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a home in Sunrise at Fountain Lakes means buying one of 128 single-family homes on plat Tracts I and J inside the gated Fountain Lakes community in Estero, and this page is the buyer's guide to it: what the homes have sold for, what you pay to own one, which documents you receive before you sign and how we represent you. It sits beside our full Sunrise at Fountain Lakes neighborhood guide, which covers the history, the budget, the amenities and the storm record. In the 36 months to September 29, 2026, 13 Southwest Florida MLS closings landed in Sunrise at a $450,000 median. If you are still choosing a buyer's agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
If you own a home to sell before you buy, our Sunrise at Fountain Lakes seller guide and Sunrise at Fountain Lakes home valuation page show the other side of the same street. The community-wide picture is in our Fountain Lakes buyer guide, and the closest rival neighborhood has its own Lakeside at Fountain Lakes buyer guide. We tracked all 29 Sunrise closings in the Southwest Florida MLS since January 2022 before writing a word of this guide, and every figure below names its window. For active listings and search, our sister team site is DomainRealtyGroup.com.
McGreevy and Comisar are the best realtor for buying in Sunrise at Fountain Lakes because we find the homes the MLS name search misses, price each one against its size band's closed sales, and negotiate for you at partner level. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy run the search, the pricing read, the negotiation and the association paperwork on every purchase we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072.
The MLS extract we pulled does not name listing or buyer offices, and we do not claim any Sunrise closing below as our own. That is why this page states no McGreevy and Comisar buyer-representation count for the neighborhood: none is on file, and we do not dress up a public-record comparison as our own deal. What we claim is checkable: we tracked all 29 MLS closings we could place, all 135 county-recorded qualified sales on file for the 128 parcels, the association's recorded 2022 governing documents and its adopted 2026 budget, and we bring that record to your first showing.
Recent Sunrise at Fountain Lakes record (last 12 months to September 29, 2026, Southwest Florida MLS Matrix): 4 closed resales, a $457,500 median (n = 4, the mean of $430,000 and $485,000), a range of $389,000 to $542,500, a median of 114 days on market and a median sold-to-final-list ratio of 92.9%. Four is a small sample, so the longer windows below carry the weight.
For Sunrise buyers: a search that includes homes filed under other labels, a written buyer agreement that explains our compensation before you tour, pricing set from the actual closings, and an inspection and association plan built for a house from 1988 to 1990.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Sunrise is narrower: we know what these homes sold for, what they cost to carry and what a buyer must file before closing.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling a home first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Sunrise at Fountain Lakes buyers who read nothing else should know these ten facts, each sourced in the sections below. They decide your price, your cash to close and your timeline more than any listing photo will, and every one is specific to this 128-home homeowners' association inside Fountain Lakes.
Sunrise at Fountain Lakes buyers can use the links below to jump straight to the sold prices, the costs, the legal protections, the inspection and insurance steps, the Lakeside at Fountain Lakes comparison or the buyer FAQ. The guide runs in the order most buyers decide: market first, then law and costs, then inspection and insurance, then negotiation and fit.
Buying a home in Sunrise at Fountain Lakes takes a price near the closed sales for the house's size, about $2,650 in association cash beyond the down payment, an application filed 20 days before closing, the section 720.401 disclosure before you sign, and inspection and insurance plans for a house built mostly in 1988 to 1990.
The order that works is: sign a written buyer agreement, get pre-approved, search the whole neighborhood, price from the closings, make an offer with the disclosure in hand, then inspect and file the association application. We start the search before the pre-approval letter arrives, because the market moves slowly here and a good home is worth a call the day it lists.
Sunrise is a homeowners' association of 128 houses, not a condominium, so there is no building policy or roof reserve, and the owner insures and repairs the structure. The neighborhood's own fee includes the master association's private par-3 golf course, two pools, courts and clubhouse. Most sales are filed under other names in the MLS, which is why a name search finds a fraction of them.
Your price range, the home size you want, your timeline, whether you will live here or lease the home, and any pets. The association's application asks how you will use the home, and the leasing and pet rules differ for owners and tenants, so we ask early.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
The Sunrise at Fountain Lakes market favors patient buyers on price and offers few homes to choose from: 13 homes closed in the 36 months to September 29, 2026 at a $450,000 median and 112 median days on market, 11 of them below final list, while one listing carried a Sunrise label on that date.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Twelve months is too few sales to call a market, so we show four windows and lead with 36 months, the first window that reaches 10 closings.
Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 4 (small sample) | $457,500 (mean of $430,000 and $485,000) | $241.14 | 114 | 92.9% |
24 months | 7 (small sample) | $432,500 | $255.87 | 112 | 95.6% |
36 months, first window with 10+ | 13 | $450,000 | $272.17 | 112 | 95.6% |
60 months | 29 | $485,000 | $279.28 | 21 | 96.4% |
The 36-month window totals $6,137,900 in volume, an average of $472,146 a sale, with days on market from 5 to 230. Eleven of the 13 closed below the final list price, one at it and one above it.
Six of the 13 closed under $450,000, three from $450,000 to $499,999 and four at $500,000 or more. Twelve were three-bedroom homes, at a median of $445,000, and one was a four-bedroom home at $542,500. The 60-month median of $485,000 sits above the 36-month figure because the 2022 peak, when 12 homes closed at a $530,000 median in a median of 4.5 days, is in the longer window.
One listing against four closings in 12 months is 3.0 months of supply (our arithmetic), a number that reflects how few homes come to market, not how easily they sell. An active listing has no county sale to match, so a Sunrise home listed under the generic Fountain Lakes label would not appear in that count, which is one reason we search beyond the name.
Sunrise at Fountain Lakes homes sold for $360,000 to $695,000 across 29 MLS closings since January 2022, and every closing is listed below by month, price, bedrooms and area only, newest first. Twenty-nine closings is enough to list every one, so a buyer can see what a house like the one they want actually cost.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS does not separate this neighborhood, so its closings were assigned by matching each closing to a Lee County qualified sale of a Sunrise parcel at the same price, recorded within 45 days; rows carrying the neighborhood's own label are included as well. We searched a pool of 190 closings filed under 15 Fountain Lakes labels, and 28 matched a Sunrise parcel. Of the 29 closings on this page, only 7 carry a Sunrise or Tract I label, and six more closed after the county file ends on July 29, 2026 and cannot be placed.
Sunrise at Fountain Lakes has 128 homes inside gated Fountain Lakes, a $400 quarterly fee that includes the master association's amenities and one Sunrise-labeled listing on September 29, 2026, asking $574,900 after 117 days. In a neighborhood where 13 homes closed in 36 months at a $450,000 median, few homes come up for sale, so a buyer who is ready should call us first. Call Marc at (239) 287-5873 and read how we represent buyers. Selling first? Get a free Sunrise at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072.
Closed | Filed in the MLS under | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | Tract I label | 3 and 2 | 1,745 | $449,900 | $430,000 | 95.6% | 187 |
Jun 2026 | Generic Fountain Lakes label | 4 and 2.5 | 2,300 | $568,888 | $542,500 | 95.4% | 70 |
Dec 2025 | Generic Fountain Lakes label | 3 and 2 | 1,782 | $549,900 | $485,000 | 88.2% | 116 |
Dec 2025 | Generic Fountain Lakes label | 3 and 2 | 1,664 | $430,000 | $389,000 | 90.5% | 112 |
Feb 2025 | Generic Fountain Lakes label | 3 and 2 | 1,618 | $424,900 | $414,000 | 97.4% | 150 |
Feb 2025 | Generic Fountain Lakes label | 3 and 2 | 1,665 | $479,000 | $465,000 | 97.1% | 88 |
Dec 2024 | Generic Fountain Lakes label | 3 and 2 | 1,460 | $430,000 | $432,500 | 100.6% | 110 |
Aug 2024 | Generic Fountain Lakes label | 3 and 2 | 2,064 | $599,900 | $599,900 | 100.0% | 5 |
Jun 2024 | Generic Fountain Lakes label | 3 and 2 | 1,685 | $475,000 | $450,000 | 94.7% | 230 |
Jun 2024 | Generic Fountain Lakes label | 3 and 2 | 1,593 | $420,000 | $405,000 | 96.4% | 131 |
May 2024 | Sunrise label | 3 and 2 | 1,518 | $449,000 | $440,000 | 98.0% | 47 |
Mar 2024 | Generic Fountain Lakes label | 3 and 2 | 1,633 | $598,900 | $560,000 | 93.5% | 156 |
Oct 2023 | Generic Fountain Lakes label | 3 and 2 | 1,750 | $599,900 | $525,000 | 87.5% | 99 |
Aug 2023 | Generic Fountain Lakes label | 3 and 2 | 1,809 | $469,900 | $450,000 | 95.8% | 4 |
May 2023 | Sunrise label | 3 and 2 | 1,517 | $499,999 | $495,000 | 99.0% | 18 |
Mar 2023 | Generic Fountain Lakes label | 4 and 2 | 1,880 | $549,900 | $525,000 | 95.5% | 5 |
Feb 2023 | Generic Fountain Lakes label | 3 and 2 | 2,086 | $549,900 | $525,000 | 95.5% | 162 |
Dec 2022 | Generic Fountain Lakes label | 3 and 2 | 1,364 | $424,900 | $370,000 | 87.1% | 21 |
Jul 2022 | Sunrise label | 3 and 2 | 1,517 | $445,000 | $420,000 | 94.4% | 2 |
Jul 2022 | Sunrise label | 3 and 2 | 1,827 | $625,000 | $600,000 | 96.0% | 14 |
Jul 2022 | Generic Fountain Lakes label | 4 and 3 | 1,886 | $529,900 | $530,000 | 100.0% | 4 |
Jun 2022 | Generic Fountain Lakes label | 3 and 2.5 | 1,776 | $549,900 | $530,000 | 96.4% | 24 |
Jun 2022 | Sunrise label | 3 and 2 | 1,734 | $670,000 | $630,000 | 94.0% | 7 |
Jun 2022 | Generic Fountain Lakes label | 4 and 2 | 2,100 | $599,900 | $650,000 | 108.4% | 3 |
May 2022 | Sunrise label | 3 and 2 | 1,643 | $699,000 | $695,000 | 99.4% | 11 |
May 2022 | Forest Ridge Shores label | 3 plus den and 2 | 1,745 | $625,000 | $650,000 | 104.0% | 3 |
Apr 2022 | Generic Fountain Lakes label | 3 and 2 | 1,364 | $399,000 | $450,000 | 112.8% | 4 |
Feb 2022 | Generic Fountain Lakes label | 3 and 2 | 1,495 | $375,000 | $385,000 | 102.7% | 3 |
Jan 2022 | Generic Fountain Lakes label | 3 and 2 | 1,371 | $349,900 | $360,000 | 102.9% | 5 |
One row deserves a note. A May 2022 closing of a three-bedroom-plus-den home at $650,000 was filed under the Forest Ridge Shores label and matches a Sunrise parcel by price and date, so it sits here; it is one of the 2022 peak sales.
Look at the gap between list and sold, and at the days on market. In the 36-month window the closings that gave back the most were December 2025 (a $549,900 list closed at $485,000) and October 2023 (a $599,900 list closed at $525,000). The homes that sold fast, such as August 2024 at $599,900 in 5 days, were priced to the market from day one.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 | 12 | $530,000 | $360,000 to $695,000 | 4.5 | 99.7% |
2023 | 5 | $525,000 | $450,000 to $525,000 | 18 | 95.5% |
2024 | 6 | $445,000 | $405,000 to $599,900 | 120.5 | 97.2% |
2025 | 4 | $439,500 | $389,000 to $485,000 | 114 | 93.8% |
2026 to September 29 | 2 | $486,250 | $430,000 to $542,500 | 128.5 | 95.5% |
Every year is a small sample, and the 2026 row rests on two sales. The direction since 2022 is a slower market with more room to negotiate.
A Sunrise at Fountain Lakes home costs about $436,250 at the median for a house under 1,700 MLS square feet and about $525,000 for a house of 1,700 or more, based on 36 months of closings, at nearly the same $273 and $272 per square foot, so size explains most of the price difference between one home and the next.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Size band (MLS living area) | 36-month closings | 36-month median | 36-month $ per sq ft |
|---|---|---|---|
Under 1,500 | 1 | $432,500 | $296.23 |
1,500 to 1,699 | 7 | $440,000 | $267.06 |
1,700 to 1,899 | 3 | $485,000 | $272.17 |
1,900 and up | 2 | $571,200 | $263.26 |
Bands with fewer than 10 sales are small samples. We give the 36-month figures because the 60-month figures include the 2022 peak.
The county roll shows 105 three-bedroom, 12 four-bedroom and 11 two-bedroom homes out of 128, and 126 have two baths. It is a very uniform product, about 82 percent three-bedroom houses, so a buyer's comparison is mostly about size, updates and lot, not layout type. Heated area runs from 1,266 to 2,448 square feet with a median of 1,710.
Year built runs from 1988 to 2003 with a median of 1989: 12 homes date to 1988, 58 to 1989 and 19 to 1990, so 89 of the 128 were built by 1990. That is the age a buyer's inspector reads, and it is why the roof and air-conditioning dates matter more than the paint.
Under $450,000 buys a three-bedroom house of about 1,400 to 1,700 square feet, typically with work to do. From $450,000 to $499,999 buys a mid-sized house in the recent closings, and $500,000 and up buys the larger and updated homes. These are patterns from 13 sales, not a menu.
One home carried a Sunrise label in the Southwest Florida MLS on September 29, 2026: a three-bedroom, two-bath, 1,734 square foot house listed at $574,900 with 117 days on market, about $332 per MLS square foot against a 36-month median of $272, and above 12 of the 13 closings in that window.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A single listing is not a market. Its 117 days at $574,900 say that buyers have not paid that price, and the latest closing was $430,000 in September 2026 after 187 days, $144,900 lower. We read a stale ask as an invitation to negotiate, not a target.
Agents file Sunrise sales, and sometimes listings, under the generic Fountain Lakes label or a tract label. A search by the name Sunrise misses them, so we search by street and tract as well: Island Lakes Drive, Fountain Lakes Boulevard, Forest View Drive, Westbridge Court and Maryann Way. We do not publish a list of individual homes here, because a list goes stale; call Marc at (239) 287-5873 for the current set.
We set up alerts by size, price and street so a new listing reaches you the day it appears. Because few homes list here, the alert is worth more than the search.
Buy in Sunrise at Fountain Lakes for the lower entry price, with a $450,000 median on 13 MLS closings in 36 months, a $1,600 annual fee and looser leasing; buy in Lakeside at Fountain Lakes for larger, newer homes at a $560,000 median over the same window, with faster sales and a slightly higher $1,680 annual fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Sunrise at Fountain Lakes | Lakeside at Fountain Lakes |
|---|---|---|
Homes (2026 roll) | 128 | 86 |
Regime | Homeowners' association, Tracts I and J | Homeowners' association, Tracts K and L |
Built (roll) | 1988 to 2003, median 1989 | 1990 to 2004, median 1993.5 |
Bedrooms (roll) | 2 on 11, 3 on 105, 4 on 12 | 2 on 4, 3 on 72, 4 on 10 |
Heated area (roll) | 1,266 to 2,448, median 1,710 | 1,397 to 3,071, median 1,854 |
2026 association fee | $400 a quarter, $1,600 a year, master $370 included | $420 a quarter, $1,680 a year, master $370 included |
Master capital contribution | $2,500 at closing | $2,500 at closing |
Leasing | 30-day minimum, up to four leases a year, no pets for tenants | Six-month minimum, two leases a year |
Pets | Up to three cats or dogs | Two pets, no aggressive breeds, Pitbulls or exotics |
MLS, 12 months | 4 closings, $457,500 median | 3 closings, $454,000 median |
MLS, 36 months | 13, $450,000 | 13, $560,000 |
Median $ per MLS sq ft, 36 months | $272.17 | $280.02 |
Median days on market, 36 months | 112 | 54 |
Median sold-to-list, 36 months | 95.6% | 96.1% |
Active listings, Sep 29, 2026 | 1 at $574,900 | 0 |
County qualified sales, since Sep 29, 2025 | 3, $485,000 median | 3, $454,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; each association's 2026 sales packet. MLS and county figures are never mixed, and every window with fewer than 10 closings is a small sample.
Price and pace. Over the same 36 months, Sunrise closed 13 times at a $450,000 median and Lakeside 13 times at $560,000, a gap of $110,000, for homes about 144 square feet larger at the roll median. Lakeside's median days on market were 54 against Sunrise's 112, so Lakeside buyers have less time to negotiate and Sunrise buyers have more.
Lakeside's 2026 packet shows $420 a quarter against Sunrise's $400, a difference of $80 a year on the same $370 master fee. Lakeside's packet also sets stricter leasing and pet limits. If you may lease the home, Sunrise's 30-day minimum and four leases a year are the more flexible of the two.
Choose Sunrise at Fountain Lakes if price is the constraint, a 1,700 square foot three-bedroom house is enough and flexible leasing matters. Choose Lakeside at Fountain Lakes if you want more space and newer construction and accept a higher price and a stricter lease rule. In both, the master amenities, gates and $2,500 capital contribution are identical, and we can show you both in one morning.
Sunrise at Fountain Lakes is the third-largest of the seven Fountain Lakes neighborhoods with their own guides, at 128 single-family homes, and its $450,000 36-month median sits well above the condominium and villa neighborhoods and below Forest Ridge Shores and Lakeside, inside the Fountain Lakes community.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Homes (2026 roll) | Regime | Built | 12-month median (n) | 36-month median (n) |
|---|---|---|---|---|---|
143 | Condominium | 1988 | $185,000 (9) | $202,000 (21) | |
135 (inferred) | Homeowners' association | 1994 to 1999 | $440,000 (5) | $452,500 (10) | |
Sunrise at Fountain Lakes | 128 | Homeowners' association | 1988 to 2003 | $457,500 (4) | $450,000 (13) |
86 | Homeowners' association | 1990 to 2004 | $454,000 (3) | $560,000 (13) | |
64 | Unresolved, condominium or subdivision | 2000 to 2002 | $522,500 (5) | $525,750 (8) | |
62 | Condominium per the community | 1994 to 1996 | $335,000 (3) | $329,000 (10) | |
49 | Unresolved, condominium or homeowners' association | 1989 to 1991 | $301,111 (5) | $299,556 (10) |
Medians with an even count use the mean of the middle pair, and every 12-month figure is a small sample.
Forest Ridge is the nearest single-family alternative, with 135 homes built 1994 to 1999 and a 36-month median of $452,500 on 10 sales, almost the same as Sunrise's $450,000 on 13. It is about seven years newer at the median. The attached villas at $329,000 and $299,556 sit $120,000 to $150,000 below Sunrise, and are the choice for a buyer who wants the gate and the golf and does not want to own a roof.
With one active Sunrise listing against 13 closings in 36 months, the constraint on a Sunrise buyer is choice, not price. If you want a specific size, expect to wait for the right home or widen the search to Forest Ridge or Lakeside.
Florida law gives a Sunrise at Fountain Lakes buyer the section 720.401 disclosure summary before signing, with a 3-day cancellation right after receipt or before closing, whichever comes first, the section 689.261 property tax summary, a flood disclosure under section 689.302 and disclosure of known material defects under Johnson v. Davis.
Section 720.401 applies to a mandatory homeowners' association such as Sunrise. The seller supplies the summary on a resale, before you execute the contract, and the contract must carry a conspicuous clause making it voidable by you if the summary was not given. You may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. Ask the seller's agent for it on day one, together with the governing documents.
Section 720.401 does not apply to associations under chapters 718, 719, 721 or 723. Sunrise's recorded documents speak of lots, lot owners and a homeowners' association, and the county codes every parcel single-family, so we treat it as chapter 720. The manager's sales packet and lease forms borrow condominium wording in places, so rely on the recorded instrument, and ask your closing agent or attorney about anything that turns on form language. This is information, not legal advice.
Section 689.261 requires that a buyer be given a summary at or before the contract warning that you should not rely on the seller's current taxes, because a change of ownership can trigger reassessment. We do not quote a Sunrise tax bill, since it depends on the assessed value, exemptions and millage for the year.
Section 689.302 requires a flood disclosure from the seller, and Johnson v. Davis requires a seller to disclose known facts that materially affect value and are not readily observable, which an as-is clause does not remove. Ask for prior flood claims, water intrusion and roof leaks in writing.
Florida's brokerage relationship rules require a licensee to disclose the nature of the relationship, and since August 17, 2024 a written buyer agreement is required before we tour a home with you. We explain both before your first showing.
The estoppel certificate and association approval work in Sunrise at Fountain Lakes this way: the seller orders an estoppel under section 720.30851, issued within 10 business days for a capped $299 on a current account, and you file a purchase application with the manager at least 20 days before closing with the contract and a $150 non-refundable fee.
The estoppel states the amount owed and any special assessment. Under section 720.30851 the fee for a current account is capped at $299, with $119 more for a rush and $179 more for a delinquent account, and the certificate is valid for 30 days. The seller customarily orders and pays for it in Lee County, but you should read it, because a new owner is liable with the prior owner for unpaid assessments.
The 2026 sales packet asks you to file the application with the manager, Pegasus Property Management in Bonita Springs, at least 20 days before closing with a copy of the contract and the $150 fee. It asks whether you will live here full time, part time or lease the home. The recorded documents require anyone not approved on the last conveyance to be approved before taking occupancy, and the master association may require its own approval, so we ask the manager which steps apply to your closing.
The packet lists a $2,500 capital contribution to the Fountain Lakes master association, collected at closing. Who pays it as between buyer and seller is a contract question, and we budget for it as a buyer cost unless the contract says otherwise.
If the seller is a member of the irrigation cooperative, which charges $32 a month billed quarterly, the packet asks you to request a separate cooperative estoppel. Ask whether the home belongs, so the estoppel is ordered on time.
Ask for the roof, windows and air-conditioning dates and permits, the current budget and any special assessment, the estoppel, the master's approval steps, the exterior approvals on file and whether the home belongs to the irrigation cooperative.
Before buying in Sunrise at Fountain Lakes, inspect the roof, air-conditioning, water heater, electrical panel, plumbing, windows and sprinklers, because the recorded documents make the owner responsible for all of them and most homes were built in 1988 to 1990; then confirm permits, exterior approvals and the flood zone for the parcel.
A house from 1988 to 1990 is 36 to 38 years old, so an original roof would be well past its usual life and most roofs here have probably been replaced once. The county's permit records show what has been replaced, and the seller's records show when. Ask for dates on every offer.
Roofs must be covered with architectural-grade shingles or tile, and a replacement needs committee approval. Because the roof is the owner's, hire an inspector who reads it, and ask for a roofer's report if the inspector has doubts.
For a home of this age, ask about the plumbing supply and drain lines, the electrical panel and the air handler and condenser. A credit for a system near the end of its life is often better than a price cut, because it does not lower the number the appraiser reads.
The sprinkler system is the owner's under the recorded documents, and some homes belong to the irrigation cooperative. Test the zones during the inspection and ask about the cooperative membership.
Permits for a home inside the Village of Estero sit with the Village, and exterior changes need written approval from the master architectural review committee and two Sunrise directors. We have not read a permit list for any Sunrise address, and we ask for one on every purchase.
A wind-mitigation inspection on the state's uniform verification form documents roof shape, roof-deck attachment and opening protection, and can earn insurance credits. Order it during the inspection period.
You insure a Sunrise at Fountain Lakes home yourself: the association's policy covers association property, the recorded documents make each owner responsible for insuring the home, including flood cover, and a lender requires flood insurance where the parcel is in a special flood hazard area, which was 8 of 21 sampled address points.
Get a homeowner's quote before you write an offer, with the roof's age and the wind-mitigation report in hand. We publish no Sunrise premium, because no public source does, and a high quote in the middle of the contract is the surprise that costs buyers the most.
FEMA's National Flood Hazard Layer returned Zone AE at 8 of the 21 points we sampled and Zone X at the other 13, on the panel effective November 17, 2022. By street, 4 of 9 sampled points on Island Lakes Drive were in AE, 2 of 5 on Forest View Drive, 1 of 5 on Fountain Lakes Boulevard and the one point on Maryann Way, while the one point on Westbridge Court was in Zone X. It is a map reading for sample points, not a survey, so pull the zone for the specific parcel.
A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any owner can buy it and any lender may recommend it.
Because Fountain Lakes is inside the Village of Estero, the Community Rating System discount that applies is the Village's, reported at 20 percent in July 2024. Confirm the current class with your agent and your insurer.
Fountain Lakes is inland, but Lee County's evacuation layer places it in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026, so plan for a surge evacuation order, not only wind and rain. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 near Siesta Key as a Category 3. Lee County's evacuation layer places Sunrise at Fountain Lakes in Evacuation Zone A and storm surge zone 1 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it.
Owning a Sunrise at Fountain Lakes home costs $400 a quarter, $1,600 a year, in association fees, about $133 a month, which includes the master association's $370 a quarter and its amenities, plus your mortgage, Lee County property tax and insurance, which we do not quote because they depend on your loan, exemptions and carrier.
Data updated: September 2026 (Sunrise at Fountain Lakes 2026 adopted budget and sales packet)
Item | Amount | Basis |
|---|---|---|
Association assessment | $400 a quarter, $1,600 a year | 2026 adopted budget |
Included master fee | $370 a quarter | 2026 adopted budget |
Master capital contribution | $2,500 once | 2026 sales packet |
Purchase application | $150, non-refundable | 2026 sales packet |
Association documents, if needed | $75 | 2026 sales packet |
Irrigation cooperative, if a member | $32 a month, billed quarterly | Cooperative page |
Tenant application, if leasing | $150 plus $50 background | 2026 lease application |
The 2026 budget spends $206,350 for 128 homes, and $189,440 of it, about 91.8 percent, is the master association fee. The rest is $12,600 for management, $2,033 for insurance, $1,440 for office costs, $500 for legal, $275 for taxes and $61.25 for state fees. There is no reserve line in the adopted budget.
The 2025 fee was $380 a quarter and the 2026 fee is $400, a rise of about 5 percent. The whole $20 increase is the master line, from $350 to $370 a quarter, and the neighborhood's own layer stayed at $30 a quarter. Watch the master's budget, not the neighborhood's, to forecast the fee.
The bylaws allow the board to levy a special assessment for unusual, unexpected, unbudgeted or non-recurring expenses without a members' vote, with each home's share one one-hundred-twenty-eighth. Ask the estoppel for any special assessment now levied or proposed.
At the 36-month median of $450,000, the $1,600 fee is about 0.36 percent of the price a year. It includes the master's amenities, so the comparison with a condominium that charges a separate amenity fee is direct, but you carry the roof and exterior costs that a condominium fee usually absorbs.
Buyer closing costs in Sunrise at Fountain Lakes at a $450,000 price start with the down payment and about $2,650 of association charges, plus, for a financed purchase, note stamps at $0.35 per $100 and intangible tax at $0.002 per dollar borrowed, then lender, title, inspection, insurance and prepaid items your Loan Estimate lists.
Item | 20% down | 10% down | 5% down |
|---|---|---|---|
Down payment | $90,000 | $45,000 | $22,500 |
Loan amount | $360,000 | $405,000 | $427,500 |
Documentary stamps on the note, $0.35 per $100 | $1,260 | $1,418 | $1,496 |
Intangible tax, $0.002 per $1 borrowed | $720 | $810 | $855 |
Master capital contribution and application fee | $2,650 | $2,650 | $2,650 |
Minimum cash before lender, title and other costs | $94,630 | $49,878 | $27,501 |
This is arithmetic on stated rates, not a quote. It leaves out lender fees, the lender's title policy, inspection, insurance, prepaid taxes and insurance and any prorations, all of which your Loan Estimate will itemize. The Consumer Financial Protection Bureau explains the Loan Estimate and the Closing Disclosure.
The deed is customarily recorded by the buyer, and the state's recording fee is $10 for the first page and $8.50 for each additional page, so a two-to-four-page deed records for roughly $18.50 to $35.50. In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 deed stamps, and the contract controls.
Florida property tax is paid in arrears, so the seller credits you at closing for the days the seller owned the home that year. The quarterly association assessment is due January, April, July and October and is prorated at closing.
Closing costs, credits and who pays the $2,500 contribution are contract terms. With 11 of 13 recent closings below list and nine taking more than 90 days, a Sunrise buyer has room to ask.
Buyer representation works after the NAR settlement through a written buyer agreement signed before we tour a home with you: since August 17, 2024 it must state the amount or rate of our compensation, that compensation is fully negotiable and not set by law, and offers of buyer-broker compensation can no longer be advertised on the MLS.
The agreement names our services, the term and the compensation, and it must conspicuously state that broker compensation is negotiable. We explain it before you sign, and you can ask us to walk through the alternatives.
A seller may choose to offer compensation to the buyer's side, off the MLS, and a buyer may negotiate for the seller to pay part or all of it. If the seller does not, the buyer pays under the agreement. We tell you at the start what to expect, not at closing.
We search the whole neighborhood, price each home from the closings, review the disclosures, negotiate at partner level and manage the association application and inspection dates. If you are selling first, we coordinate the two closings.
The National Association of REALTORS publishes the settlement facts and written buyer agreement guidance, and we cite them below. Florida's brokerage relationship rules are in chapter 475.
You can finance a Sunrise at Fountain Lakes home with a conventional, FHA or VA loan, or pay cash, and the lender will order an appraisal, ask for the association documents and require flood insurance if the parcel is in Zone AE; we do not quote rates, because they change daily and depend on your file.
Get a pre-approval letter from a lender you choose, and compare Loan Estimates from more than one. The Consumer Financial Protection Bureau's Owning a Home tools explain what to compare, and the Freddie Mac survey publishes the weekly average rate.
A lender's appraisal reads the same closed sales we do, and with 13 closings in 36 months a thin comparable set is possible. If an appraisal comes in below the price, we negotiate with the sold data, and we plan for that possibility before you offer.
Conventional, FHA and VA programs are available for eligible buyers and properties, and each has its own rules on down payment, mortgage insurance and property condition. Ask your lender which apply to a house of this age and which documents from the association it needs.
A cash buyer can move fast, but should not skip the inspection, the estoppel or the disclosure summary. The 3-day cancellation right under section 720.401 applies whether or not you finance.
The Federal Housing Finance Agency publishes the conforming loan limit each year, and every recent Sunrise sale was well below it.
We find you the right home in Sunrise at Fountain Lakes by searching beyond the MLS name: we track listings filed under the generic Fountain Lakes label, tract labels and neighbors' names by street, set alerts by size and price, contact owners when a home fits, and tell you about a sale that has not yet been listed.
The five streets are Island Lakes Drive with 46 homes, Fountain Lakes Boulevard with 40, Forest View Drive with 25, Westbridge Court with 10 and Maryann Way with 7. We search each, and we know that Tract I has 106 homes and Tract J 22 on the county's legal descriptions.
When an owner tells us they are thinking of selling, a buyer we represent may hear first, and an off-market sale can save both sides time. We tell you what a pre-market home costs you in exposure, and we still check it against the closings.
If nothing fits, we compare Forest Ridge, Lakeside at Fountain Lakes, Forest Ridge Shores and the villas, and we can tour two neighborhoods in a morning. Our neighborhood guides for each are linked above.
The main gate at Fountain Lakes Boulevard and US-41 has a call box, and the residents-only gate at West Tree Road and Williams Road takes a barcode decal. We arrange access in advance, and we show homes through the call box.
We negotiate for you in Sunrise at Fountain Lakes at partner level, never through an assistant: Marc or Jesse reads the sold data, uses the 4.4 percent median give-back and the 112-day median on market as leverage, asks for credits on old systems and protects your closing date from the association's 20-day application clock.
Eleven of the 13 closings in 36 months sold below final list, and nine took more than 90 days. That is the pattern we negotiate from: the seller's ask is a starting point, and a documented offer near the size-band median is credible.
A house from 1988 to 1990 usually turns up items. A credit for a roof or an air handler near the end of its life is often better than a price cut, because it does not lower the price the lender's appraiser reads. We ask for repair or credit in writing, with the dates.
A seller who wants the price may give on the closing date, the contingencies or the master's capital contribution. We look at the whole contract, not just the number.
If an appraisal comes in low, we bring the closed sales, the size band and the condition, and we negotiate a reduction, a split or a cancellation under your contingency. We plan for it before you offer.
The association application, the estoppel and the inspection period each run on a clock. We calendar them the day the contract is signed, so an approval never becomes the reason a closing slips.
Sunrise at Fountain Lakes rules decide whether a home works for you in five ways: leases run 30 days to one year and no more than four a year, tenants may not have pets, owners keep up to three cats or dogs, exterior changes need two approvals and fences are not allowed.
Section 10 of the recorded documents restricts any occupancy for which consideration is paid. Only an entire home may be leased, the lessee must be a natural person, no lease may exceed one year, no renewal option is allowed and a home may not be advertised for fewer than 30 continuous days. The 2026 lease application asks for $150 and a $50 background fee, and tenants may not have pets. Short-term rentals are prohibited, so an investor plan built on Airbnb does not work here.
The recorded documents allow up to three cats or dogs per lot, on a leash or carried outside the owner's property, and bar aggressive animals, reptiles, poultry, swine, rabbits, ferrets and livestock. The master's 2025 rules add a fixed leash of no more than six feet and the master's lease application states a ban on Pitbulls and exotic pets, so ask the manager which breed rule is enforced. Assistance animals are handled under federal fair housing rules.
Any improvement, alteration, landscaping or exterior color change needs written approval from the master architectural review committee and two Sunrise directors, and work must be finished within 180 days. The Sunrise documents allow no fences or walls except electronic underground animal fences and approved screening, which is stricter than the master's general rule.
Overnight street parking is not permitted, and boats, trailers, motor homes and commercial vehicles may not stay outside a garage for more than 48 hours. Trash and recycling may not go to the curb before 6 p.m. the night before pickup.
Sunrise is not a 55-plus community: neither the recorded documents nor the master association's declaration, bylaws or rules contain an age restriction. Each home is occupied by one family at a time. We describe the property, not the people who buy it.
Sunrise at Fountain Lakes is the right place to buy if you want a gated, golf-bundled address at a single-family price under $500,000, a clear $1,600 annual fee and flexible leasing, and you accept an owner's roof and exterior, slow sales, Zone AE on some parcels and an MLS that hides most sales.
It fits a buyer who wants a house rather than a condominium, a gated community and golf at a lower price than Lakeside or Forest Ridge Shores, and who will budget for a roof and an inspection. It does not fit a buyer who wants a new house, a vacation-rental income or a building with a reserve fund.
McGreevy and Comisar is a top-reviewed Sunrise at Fountain Lakes buyer's agent, 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
A house that matches the need matters more than a house at the top of the range, and in Sunrise the price gap between sizes is mostly extra house.
★★★★★ "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
Listening is how a search finds the homes filed under other labels and the one that has not listed yet.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Market knowledge in a 128-home neighborhood means knowing the closings, the fee stack and the rules before the first showing.
Sunrise at Fountain Lakes buyers get a personalized consultation by calling Marc Comisar direct at (239) 287-5873 or requesting one online. It is a plan built from the closed sales in your size range: the homes we would show you, the price we would offer, the cash you need and the steps in order, with no obligation.
Start with the buyer page for Southwest Florida, or read how we value what you would buy on our Sunrise at Fountain Lakes home valuation page.
A short list of the size bands and streets that fit your budget, the closings that set each price, a cash-to-close estimate, an association and inspection timeline and a written buyer agreement to review.
Your price range, home size, timeline, how you will use the home and any pets. We handle the rest, including the association application. Call Marc at (239) 287-5873, text or call.
A Sunrise at Fountain Lakes specialist matters for a buyer because the facts that decide a purchase live in documents and size bands, not in a listing feed: the MLS files sales under other names, the roof is the owner's, the buyer files an application and the market pays a fast price and punishes a slow one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at Sunrise the credential that matters is the record. We tracked every one of the 29 MLS closings and the 135 county-recorded qualified sales on file, and in the last 12 months we tracked all 4 closings and the one active listing. 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.
Where the public record stops, we name the document that would answer the question, as our full Sunrise at Fountain Lakes neighborhood guide does: the recorded declaration, the association's budget, the roof permit, the reserve study. We ask for them before you offer.
Because we also represent sellers, we know what a Sunrise listing agent prepares and what they hope you will not ask. Read our Sunrise at Fountain Lakes seller guide to see the same street from the seller's side.
Sunrise at Fountain Lakes owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a neighborhood of 128 homes and 29 recent closings rewards size-band pricing and a documents file ready on day one. In 36 months, closings ran from $389,000 to $599,900.
Data updated: September 2026
If you are buying here and also own a home to sell, or you are thinking, "I need to sell my home in Sunrise at Fountain Lakes," here is the short version. We place your house in its size band, build the documents file before the first showing and coordinate the sale with your purchase.
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.
It depends on your timeline and your financing. We lay out three options with numbers: sell first, buy first with a contingency, or close both on the same day.
Yes, but a contingency weakens an offer. In a neighborhood where few homes list, a clean offer with a plan for the overlap is usually stronger.
In Sunrise the 36-month median is 112 days on market, so plan for a season, and read the seller guide for your neighborhood's figure.
In Lee County the seller customarily pays deed stamps at $0.70 per $100 and the owner's title policy, plus commission and the estoppel. Our seller guide shows a net sheet.
Possibly, depending on that home's rules and your lender's. Ask us and your lender before you offer.
Marc coordinates the purchase and Jesse the sale, and we time the two closings together. Call Marc at (239) 287-5873.
Buyers in Sunrise at Fountain Lakes ask the same questions about price, fees, rules, inspection and timing. The answers below come from the Southwest Florida MLS record pulled September 29, 2026, the county's recorded sales through July 29, 2026 and the public documents cited in the sources.
Call Marc at (239) 287-5873 or request a consultation. We sign a written buyer agreement, search the whole neighborhood, price from the closings, negotiate and manage the association application.
Sunrise at Fountain Lakes is a neighborhood of 128 detached single-family homes inside the gated Fountain Lakes community in Estero, on plat Tracts I and J, built mainly in 1988 to 1990, with its own homeowners' association under the Fountain Lakes master association.
Over the 36 months to September 29, 2026, 13 MLS closings had a $450,000 median, from $389,000 to $599,900, at a median $272 per MLS square foot. The last 12 months had 4 closings at a $457,500 median, a small sample.
On September 29, 2026 one listing carried a Sunrise label, a three-bedroom, two-bath, 1,734 square foot home at $574,900 with 117 days on market. Listings under the generic label cannot be matched to the neighborhood.
Yes. Eleven of the 13 closings in 36 months sold below final list, the median give-back was $19,900 or 4.4 percent, and nine took more than 90 days.
The 36-month median is 112 days on market, with a range of 5 to 230 days. That gives buyers time to inspect and negotiate.
The 2026 adopted budget sets the assessment at $400 a quarter per home, $1,600 a year, due January, April, July and October. It includes the master association's $370 a quarter.
The master association's amenity package, which includes the private par-3 golf course, pools, courts and clubhouse, plus the neighborhood's management, insurance, legal, office and state costs and its common-area drainage system. The 2026 budget shows the line items.
Yes. The sales packet states a $2,500 capital contribution to the master association, collected at closing. Who pays it as between buyer and seller is a contract question.
No. Fountain Lakes carries no Community Development District, and the Sunrise budget has no district line. Confirm on the parcel's tax record before closing.
The sales packet lists a $150 non-refundable application fee and the $2,500 master contribution, plus $75 for a set of association documents if needed. Financed buyers also pay note stamps and intangible tax.
The purchase application goes to the manager at least 20 days before closing with the contract and a $150 fee, and anyone not approved on the last conveyance must be approved before occupying. The master may also require approval.
The section 720.401 disclosure summary, supplied by the seller before the contract, with a 3-day cancellation right after receipt or before closing, whichever comes first, plus the section 689.261 tax summary and a flood disclosure.
It states the assessments and any amounts owed. Florida requires an HOA to issue it within 10 business days of a written request, at a cap of $299 for a current account, and a new owner is liable with the prior owner for unpaid assessments, so read it.
The owner. The recorded documents make the structure, roof, exterior, windows, doors and garage doors the owner's, and the budget has no roof reserve. Replacements need architectural approval.
The roof, air-conditioning, water heater, electrical panel, plumbing, windows and sprinklers, because most homes were built in 1988 to 1990. Ask for dates, permits and exterior approvals.
It varies by parcel. Of 21 address points we sampled, 8 fell in FEMA Zone AE and 13 in Zone X, on the panel effective November 17, 2022. Verify the specific address before you buy.
A lender requires it in Zone AE and does not in Zone X, although any owner can buy it. The recorded documents make each owner responsible for insuring the home, including flood cover.
No. The recorded documents and the master association's declaration, bylaws and rules contain no age restriction, and buyers of any age may purchase, subject to the association's process.
Yes, within limits: leases must be written, at least 30 continuous days and no more than one year, no more than four a year, with a $150 application and $50 background fee per adult, and tenants may not have pets.
No. The recorded documents bar advertising or leasing a home for fewer than 30 continuous days, and the master rules prohibit short-term rentals.
Up to three cats or dogs per lot, on a leash or carried outside the owner's property. The master adds leash-length and exotic-pet rules, and tenants may not keep pets.
Generally no. The Sunrise documents allow no fences or walls except electronic underground animal fences and approved screening for trash containers, and any exterior change needs written approval.
The master's private nine-hole par-3 course is for residents and their guests, and the sales packet says there is no rent or land-use fee for recreational facilities. A recreation permit is required.
Yes. The main entrance at Fountain Lakes Boulevard and US-41 has a call box, and a residents-only gate at West Tree Road and Williams Road takes a barcode. Monitors are on duty from 7 a.m. to 9 p.m.
Lakeside has 86 homes on Tracts K and L, built 1990 to 2004, at a $560,000 36-month median against Sunrise's $450,000, with a $420 quarterly fee and stricter leasing. The decision table above compares them.
No. Forest Ridge has 135 homes built 1994 to 1999 and its own association, and Forest Ridge Shores is a third, separate neighborhood. All are inside Fountain Lakes, each with its own documents and dues.
Lee County uses choice and proximity, not hard boundaries. Sunrise at Fountain Lakes addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
From the US-41 and Fountain Lakes Boulevard area, Southwest Florida International Airport is about 20 to 24 minutes, and Bonita Beach and Lovers Key are about 15 to 25 minutes, by our approximate research.
At $450,000 with 20 percent down, at least about $94,630 before lender, title, inspection, insurance and prepaid costs; with 10 percent down about $49,878, and with 5 percent down about $27,501.
Since August 17, 2024 you sign a written buyer agreement before we tour a home, and it must state our compensation, which is negotiable. Offers of buyer-broker compensation cannot be advertised on the MLS.
Possibly. Eligibility depends on you, the loan program and the property, and the lender will tell you which association documents it needs. Ask for a Loan Estimate.
We bring the closed sales and the size band and negotiate a price reduction, a split or a cancellation under your contingency. Plan for it before you offer.
Ask for the roof, windows and air-conditioning dates and permits, the current budget and any special assessment, the estoppel, the master's approval steps, whether the home belongs to the irrigation cooperative and the exterior approvals on file.
The recorded governing documents are published on the association's site, and the manager will provide a set for $75 if the seller does not. Florida law also gives buyers a disclosure summary before contract.
We search beyond the MLS name, price from the closings, negotiate at partner level and manage the association paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873.
Buyers who own a home ask how to time a sale and a purchase in Sunrise at Fountain Lakes. The answers below assume you are working with McGreevy and Comisar on both, and they point to the seller guide for costs and timing.
Often yes, because a Sunrise seller has time to negotiate but few homes list. We compare selling first, a contingency and same-day closings with your numbers.
We align the buyer's association application, which runs 20 days before closing, with your sale's closing date, and we ask your title company to coordinate the two.
Our seller net sheet shows what a sale nets at your price after commission, deed stamps, title and the estoppel, and the cash table above shows what a Sunrise purchase needs.
Sunrise at Fountain Lakes buyers work directly with Marc Comisar and Jesse McGreevy of Domain Realty, because the team reads every closed sale in the neighborhood, prepares the association paperwork and works from an office in Bonita Springs, near Coconut Point. Learn more about our team.
Buying in Sunrise at Fountain Lakes begins with the size: a 1,500 to 1,699 square foot three-bedroom, a 1,700 to 1,899 square foot house or a home of 1,900 square feet and up, and where that house sits on the neighborhood's ladder of closed sales. It continues with the disclosure, the inspection and the association application, and it ends with a contract you can defend.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Sunrise at 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).
Every source below is primary: the Fountain Lakes and Sunrise associations' own recorded documents and site, Florida statutes and agencies, federal agencies, Lee County and the Village of Estero. No listing portal or competing brokerage is cited. Accessed September 30, 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 128 Sunrise parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 135 sales on file, newest recorded July 29, 2026; and the Southwest Florida MLS Matrix, residential, Estero map areas, Active plus Closed, pulled September 29, 2026 by McGreevy and Comisar.
Sunrise at Fountain Lakes's key documents are published by the association, the State of Florida, Lee County and FEMA, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. Download the current version, because forms and budgets change each year.
Document | What it covers for Sunrise at Fountain Lakes | Source |
|---|---|---|
Sunrise amended and restated governing documents, recorded May 13, 2022 | Declaration, articles, bylaws, use, leasing, pet and approval rules | |
Sunrise 2026 sales packet | Purchase application, fees, capital contribution and 2026 budget | |
Sunrise 2026 lease application | Lease terms, application and background fees, tenant rules | |
Fountain Lakes master 2020 amended and restated declaration | Master association covenants and amenity rights | |
Fountain Lakes master 2025 rules and regulations | Parking, pets, recreation and community conduct | |
Fountain Lakes gate barcode and key fob form | Resident access to the gated entrances | |
Florida Statutes Chapter 720, Homeowners' Associations | Governing law for disclosure, estoppel, assessments and leasing | |
Florida OIR uniform mitigation verification form | Wind-mitigation inspection form used for insurance credits | |
FEMA National Flood Hazard Layer, flood hazard zones | Flood zone lookup for a Sunrise address | |
HB 979 (2024) staff analysis of estoppel fee caps | Estoppel fee caps of $299, $119 and $179 | |
IRS Publication 523, Selling Your Home | Home-sale gain exclusion rules | |
CFPB, Owning a Home | Loan Estimate, Closing Disclosure and the mortgage process | |
NAR, Written Buyer Agreements 101 | Buyer-broker agreement requirements since August 17, 2024 |
Sunrise at Fountain Lakes buyers reach the buyer team by calling Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by requesting a consultation online. We reply with a plan built from the closed sales in your size range, not a form letter.
Call Marc at (239) 287-5873 and read how we represent buyers. Selling first? Read the Sunrise at Fountain Lakes seller guide or get a free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.