Estero, Florida
Buy a home in The Greens at Fountain Lakes with McGreevy and Comisar, Top 1% nationally since 2008. Every recent closing, the fee layers, the section 718.503 documents and how we negotiate for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Greens at Fountain Lakes is a condominium neighborhood of 143 one- and two-bedroom flats in nine buildings on Seasons Way inside the gated community of Fountain Lakes in Estero, and this page is the buyer's guide to it: what the flats sold for, what one costs to own, which documents Florida gives a buyer before contract and how to make an offer you can defend. It sits beside our The Greens at Fountain Lakes neighborhood guide, which covers the history, the associations, the amenities and the storm record. In the 24 months to September 29, 2026, twelve Greens flats closed on the Southwest Florida MLS at a $180,000 median, and four were for sale. If you are comparing agents as well as homes, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Selling a home to buy here? Our The Greens at Fountain Lakes seller guide explains how a flat is priced and sold, and our The Greens at Fountain Lakes home valuation page shows how a value is built. The community-wide guide is our Fountain Lakes buyer guide, the nearest condominium rival has its own Villas of Fountain Lakes buyer guide, and to browse what is listed today, see the team's listings on DomainRealtyGroup.com. We tracked every one of the 51 Greens closings in the Southwest Florida MLS since November 2021, and each figure below names its window.
McGreevy and Comisar are the best realtor for buying a Greens condo because we work for the buyer under a written agreement, read the condominium's documents before you commit, and negotiate from the neighborhood's own closings. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy 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. For a Greens buyer that means a guide who has read the state's condominium register, the county roll and the master association's recorded documents, and who tells you what the record does not show. Reach Marc 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 of the Greens closings below as our own. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we do claim is checkable: we tracked all 51 marketed closings and all 324 county-recorded qualified sales on file for the neighborhood's parcels, and every recent closing is listed below.
Recent Greens record (24 months to September 29, 2026, Southwest Florida MLS): 12 closed sales, a $180,000 median, a range of $155,000 to $220,000, a median of 43 days on market and a median sold-to-final-list ratio of 93.1 percent. Four flats were for sale on September 29, 2026, asking $169,900 to $219,999.
For Greens buyers: we match your budget to a plan, walk the two layers of association fees, order the condominium documents first and show you what each plan has closed for.
Honors and recognition:
Those are career honors across Lee and Collier County.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Greens buyers who read nothing else should know these ten facts, each sourced in the sections below. They decide your price, your monthly cost and your paperwork more than any listing photo will, and every one is specific to this 1988 condominium neighborhood inside gated Fountain Lakes.
Greens buyers can use the links below to jump straight to the closings by plan, the monthly cost, the Villas of Fountain Lakes comparison, the Florida documents and deadlines, insurance, closing costs or the buyer FAQ. The guide runs in the order most buyers ask: what does it take, what has it sold for, and what will it cost me.
Buying in The Greens at Fountain Lakes takes a budget of roughly $155,000 to $220,000 at recent prices, a lender who will review a 1988 condominium project, seven days to read the association documents, and an agent who checks the estoppel, the master paperwork and the flood zone before you commit to a closing date.
We sign a written buyer agreement, match your budget to a plan, tour flats with the gate arranged, order the condominium documents when you go under contract and calendar the seven-day review, the inspection and the lender's project review. Each step has a date, and we keep the calendar.
A cash buyer avoids the lender's condominium project review and can close faster, and a financed buyer needs the association to pass it. We introduce you to lenders who work in Estero, and we ask them to check the project before you offer.
Your price range, your down payment plan, your timeline, whether you plan to live in the flat, use it seasonally or lease it, and any questions about pets or rentals, because the master rules set limits that matter to each.
We describe the homes and the rules, not the people who buy them. The Greens is an all-ages neighborhood, and fair housing law governs how we describe any home.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
The Greens at Fountain Lakes market favors a prepared buyer: four flats were for sale on September 29, 2026 against nine closings in 12 months, about 5.3 months of supply, ten of twelve sales in 24 months closed below their final list price, and the median discount was $12,450.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 9 (small sample) | $185,000 | $206.12 | 62 | 94.9% |
| 24 months, first window with 10+ | 12 | $180,000 (mean of $175,000 and $185,000) | $217.90 | 43 | 93.1% |
| 36 months | 21 | $202,000 | $255.85 | 47 | 95.2% |
| 60 months | 51 | $200,000 | $265.31 | 14 | 97.6% |
The MLS subdivision field does not separate The Greens from the rest of Fountain Lakes in every listing, so we assigned each closing filed under another Fountain Lakes label by matching it to a Lee County qualified sale of a Greens parcel at the same price within 45 days, and six closings after July 29, 2026 cannot yet be matched to the county file.
Supply of 5.3 months is balanced, but the range of outcomes is wide: days on market ran from 10 to 602 in 24 months, and the fastest four closed at a median of 95.1 percent of final list against 88.9 percent for the five that took 31 to 99 days. A buyer who acts on a flat priced near the closings meets the seller at a small discount; a buyer who waits on an overpriced flat waits for the seller to move.
Marketed closings had a $215,000 median in both 2022 and 2023, $210,000 in 2024, $170,000 on four sales in 2025 and $190,000 on eight sales in 2026 to September 29. The 60-month days-on-market median of 14 days and a 97.6 percent sold-to-list ratio describe a hotter market that has cooled, and a buyer today is not competing with 2022.
Lee County's recorded, qualified sales show a $172,500 median across 7 sales in 2026 to July 29 and a $171,250 median across 8 sales since September 29, 2025. The county file is the long view: $43,000 in 2009, $146,500 in 2021 and $215,000 in 2022 and 2023.
Of the 51 marketed closings in 60 months, 20 fell in January to April at a $200,000 median and 31 in the other eight months at $206,000, so there is no strong seasonal pattern to exploit. Buy when the right flat is listed and the documents check out.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
The Greens at Fountain Lakes condos closed twelve times in the Southwest Florida MLS in the 24 months to September 29, 2026, from $155,000 for a one-bedroom flat to $220,000 for a two-bedroom, one-bath flat, at a $180,000 median. Below, each closing is grouped by plan, because a buyer shops one plan at a time.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Closed | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|
| Jul 2026 | $178,500 | $170,000 | 95.2% | 11 |
| Apr 2026 | $185,000 | $165,000 | 89.2% | 260 |
| Mar 2026 | $169,900 | $155,000 | 91.2% | 116 |
| May 2025 | $189,900 | $165,000 | 86.9% | 34 |
| Mar 2025 | $174,900 | $175,000 | 100.1% | 39 |
Five sales, $155,000 to $175,000, a $165,000 median and a 39-day median on market.
Call Marc at (239) 287-5873 for a free buyer consultation and read how we represent buyers. If you are selling a home first, request a free home valuation for it.
| Closed | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|
| Apr 2026 | $195,000 | $185,000 | 94.9% | 14 |
| Mar 2026 | $209,999 | $202,000 | 96.2% | 62 |
| Jan 2026 | $225,000 | $205,000 | 91.1% | 10 |
| Jan 2026 | $199,000 | $199,000 | 100.0% | 602 |
| Jan 2026 | $199,000 | $195,000 | 98.0% | 20 |
Five sales, $185,000 to $205,000, a $199,000 median and a 20-day median on market.
| Closed | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|
| Oct 2025 | $179,900 | $160,000 | 88.9% | 95 |
| May 2025 | $249,900 | $220,000 | 88.0% | 47 |
Two sales, too few for a median. One further transaction in February 2022 was entered in the MLS after closing at $150,000 for a one-bedroom flat, was not marketed and is excluded from every median here.
For a one-bedroom flat, a fair offer today starts near $165,000, and the two flats that sat 116 and 260 days closed at $155,000 and $165,000. For a two-bath flat, the market has paid $185,000 to $205,000, and a flat listed near $220,000 has to justify $15,000 or more above the highest recent sale. For the 812 square foot plan, we read each comparable carefully, because there are few.
A Greens at Fountain Lakes condo costs about $165,000 for a one-bedroom flat and $199,000 for a two-bedroom, two-bath flat at 24-month medians, while the 60-month plan medians are $190,000, $220,000 and $235,000 and the price per square foot runs $241.23 for one-bedroom flats against $203.06 for two-bath flats.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Plan (county roll) | Flats | 24 months | 60 months |
|---|---|---|---|
| One-bedroom, one bath, 683 sq ft | 71 | 5 sales, $165,000 median, $155,000 to $175,000 | 27 sales, $190,000 median, $147,000 to $220,000 |
| Two-bedroom, one bath, 812 sq ft | 36 | 2 sales at $160,000 and $220,000 | 13 sales, $220,000 median, $160,000 to $285,000 |
| Two-bedroom, two baths, 980 sq ft | 36 | 5 sales, $199,000 median, $185,000 to $205,000 | 11 sales, $235,000 median, $185,000 to $282,000 |
The county roll records 71 one-bedroom flats of 683 square feet, 36 two-bedroom, one-bath flats of 812 and 36 two-bedroom, two-bath flats of 980. Every flat is in a building of 16 units: four two-bedroom, one-bath flats, eight one-bedroom flats and four two-bedroom, two-bath flats, per the roll's pattern. The state's register shows 144 units and the roll 143, and the one unit without its own parcel is likely a one-bedroom flat, our inference from the pattern and not a record.
The one-bedroom plan is the affordable rung. The two-bath plan costs about $34,000 more at the 24-month medians (about 21 percent) and $45,000 more at 60 months. The second bathroom is the difference: only the 980 square foot plan has one.
The number of stories, the building plans and how parking is assigned are set by the recorded declaration and the association's rules, not by the county roll or the MLS. Year built is the county's only condition proxy, and every unit is dated 1988, so roofs, windows, plumbing and electrical are late-1980s systems unless replaced. Ask the association which have been done and when.
Every unit is a condominium flat, and we found no public record of garages or assigned covered parking. There are no builder homes to buy here, and every sale is a resale.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
Four Greens at Fountain Lakes flats were for sale on September 29, 2026, asking $169,900 to $219,999 at a $204,950 median, about 5.3 months of supply at the 12-month pace. Two were one-bedroom flats, one a two-bath flat and one a two-bedroom, one-bath flat, and only the lowest-priced sits inside the recent closing band.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Status | List price | Beds and baths | Living area (MLS) | Days on market | Against recent closings |
|---|---|---|---|---|---|
| Active | $169,900 | 1 and 1 | 684 | 12 | $100 below the July 2026 closing at $170,000 |
| Active | $215,000 | 1 and 1 | 684 | 28 | $45,000 above the highest one-bedroom closing in 12 months |
| Active | $194,900 | 2 and 1 | 919 | 212 | Between the plan's two 24-month sales ($160,000 and $220,000) |
| Active | $219,999 | 2 and 2 | 980 | 37 | $14,999 above the highest two-bath closing ($205,000) |
Use the closings above as your offer range and treat the asks as the seller's opening position. The 212-day listing is the strongest negotiating case: 212 days of market time and a plan whose two recent sales were $60,000 apart. The 919 square foot figure is also worth checking, because the county roll carries 812 for that plan and no Greens plan at 919.
Listings change daily. See the team's current listings on DomainRealtyGroup.com, and call Marc at (239) 287-5873 for an alert the day a flat in your plan and price range lists.
Choose The Greens at Fountain Lakes for the lowest price of entry into Fountain Lakes' gate, golf and amenities, with a $180,000 24-month median on 12 closings, or Villas of Fountain Lakes for larger attached villas at $299,556 on 10 closings, with fewer homes and slower sales. Both are Chapter 718 condominiums under the same master association.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Decision point | The Greens at Fountain Lakes | Villas of Fountain Lakes |
|---|---|---|
| Homes on the roll | 143 condominium flats | 49 attached villas |
| Regime (state register) | Chapter 718 condominium, 144 units, recorded November 3, 2005 | Chapter 718 condominium, 49 units, recorded December 7, 1987 |
| Built (county roll) | 1988 | 1989 to 1991 |
| Sizes (roll heated area) | 683, 812 and 980 sq ft; 71 one-bedroom, 72 two-bedroom | 967 to 1,286 sq ft, median 1,053; 33 two-bedroom, 16 three-bedroom |
| MLS closings, 12 months | 9, median $185,000 | 5, median $301,111 |
| MLS closings, 24 months | 12, median $180,000 | 10, median $299,556 |
| Median $ per MLS sq ft, 24 months | $217.90 | $281.08 |
| Median days on market, 24 months | 43 | 81 |
| Median sold-to-list, 24 months | 93.1% | 95.5% |
| Active listings, September 29, 2026 | 4, from $169,900 to $219,999 | 1, at $385,000 after 176 days |
| Months of supply, 12-month pace | 5.3 | 2.4 |
| County qualified sales, 2026 to July 29 | 7, median $172,500 | 4, median $273,056 |
| Gate, golf and amenities | Fountain Lakes master association | Fountain Lakes master association |
| Manager | Pegasus Property Management | Pegasus Property Management |
Price and size. The 24-month medians are $119,556 apart, and Villas' median heated area is 1,053 square feet against The Greens' 812. Per square foot the gap is narrower, $281.08 against $217.90, so some of the premium is size and some is product. Villas also has a third bedroom in 16 of its 49 units, and The Greens has none.
Both are small samples. The Greens turns over faster, with 12 closings in 24 months on 143 flats, about 8 percent of the roll, against 10 on 49 villas, about 20 percent, and the villas take longer to sell, with a median of 81 days against 43.
Choose The Greens if the entry price is the constraint and you can live with 683 to 980 square feet. Choose Villas of Fountain Lakes if you need a third bedroom or more than 1,000 square feet in a condominium and can pay about $120,000 more at the 24-month medians. Either way, ask Pegasus for the condominium's dues before comparing monthly cost, because that number neither page can give you from public records. Read our Villas of Fountain Lakes buyer guide, linked in the opening of this page, for the other side.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
The Greens at Fountain Lakes is the largest of the seven Fountain Lakes neighborhoods with their own pages, at 143 of 667 homes, and the lowest priced, at $185,000 on 9 MLS closings in 12 months against $301,111 to $522,500 for the others, so it is the entry rung for a buyer who wants the gate and the amenities.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Neighborhood | Units on the roll | Regime | Built (roll) | 12-month closings (our assignment method) | 12-month median sold |
|---|---|---|---|---|---|
| The Greens at Fountain Lakes | 143 | Condominium | 1988 | 9 | $185,000 (n = 9) |
| Forest Ridge | 135 (inferred) | Homeowners' association | 1994 to 1999 | 5 | $440,000 (n = 5) |
| Sunrise at Fountain Lakes | 128 | Homeowners' association | 1988 to 2003 | 4 | $457,500 (n = 4) |
| Lakeside at Fountain Lakes | 86 | Homeowners' association | 1990 to 2004 | 3 | $454,000 (n = 3) |
| Forest Ridge Shores | 64 | Not settled in our roster | 2000 to 2002 | 5 | $522,500 (n = 5) |
| The Villas at Timber Lakes | 62 | Condominium | 1994 to 1996 | 3 | $335,000 (n = 3) |
| Villas of Fountain Lakes | 49 | Condominium | 1989 to 1991 | 5 | $301,111 (n = 5) |
Every median in the last column is a small sample, and closings are assigned to neighborhoods by matching each to a county qualified sale, because the MLS label does not separate them all.
Buyers who want a detached home in the gate are shopping at roughly 2.4 to 2.8 times The Greens' median, and buyers who want a larger condominium are shopping at $301,111 to $335,000. A buyer whose budget is under $220,000 has one neighborhood in Fountain Lakes that has closed in that range in the last two years, and it is this one. The Fountain Lakes community guide covers the whole gate.
Florida gives a Greens at Fountain Lakes buyer the section 718.503 documents at the seller's expense, a seven-day review right in the resale contract, a property tax disclosure, a flood disclosure and a statement about any milestone or reserve study. The homeowners association disclosure in section 720.401 does not apply to condominiums.
A current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the most recent annual financial statement and budget and the Frequently Asked Questions and Answers document, all at the seller's expense, plus any inspector-prepared milestone summary, turnover report or reserve study the association has. We read the set with you before your review period ends.
A resale contract must state either that you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the contract is voidable by written notice within 7 such days after you sign and receive them. Any purported waiver has no effect, you may extend the closing by up to 7 such days after receiving the documents, and your right to void ends at closing. We calendar the deadline the day you sign.
Each contract entered into after December 31, 2024 must say, in conspicuous type, whether the association is required to have a milestone inspection or structural integrity reserve study and has not completed it, is not required to have one, or has one and you received it. Whichever applies, read it, because the story count decides it.
Section 720.401 requires a disclosure summary in a mandatory homeowners association, and its subsection (2) says it does not apply to associations under Chapter 718. The Greens is a condominium under Chapter 718 in the state's register, so the condominium set governs a resale. The master association is a separate corporation whose chapter we have not confirmed, so we ask for its own transfer paperwork by name. Your closing agent or attorney decides which applies to a specific parcel, and this is information, not legal advice.
Section 689.261 requires a property tax disclosure summary warning that a sale can change your assessment, and section 689.302 requires the seller to complete and provide a flood disclosure at or before the time the contract is signed, asking whether the seller knows of flooding, has filed a flood claim or has received flood assistance. Under Johnson v. Davis (Fla. 1985) a seller must also disclose known material defects that are not readily observable.
The estoppel certificate for a Greens at Fountain Lakes flat states the dues, any special assessment and any amount owed, Florida caps its fee at $299 for a current account, and it is valid for 30 days, or 35 if sent electronically. Whether the condominium also requires approval of a sale is a question for its declaration.
The current assessment, the balance owed, any special assessment, any capital contribution the condominium charges at sale, and the association's contact for the transfer. It is the single best document for the number the public record does not carry: the condominium's dues. Ask your agent for it the day you go under contract.
The seller customarily pays the estoppel fee in Lee County, and the contract controls. Section 718.116 caps it at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent.
The master association requires its own paperwork on a transfer, and its lease application form shows the community's standard process for landlords. We ask Pegasus for the transfer packet and any application fee at the start, because we found no Greens document stating them.
The condominium's declaration decides whether the board must approve a sale or a lease, and we have not read it page by page. We ask for the answer in writing before you go under contract, and we build the approval time into the closing date.
An expired estoppel, a missing lender questionnaire, a slow association response and a reserve study the association has not completed are the four delays we see most. We order documents early and keep the calendar.
Before buying in The Greens at Fountain Lakes, inspect the systems of a 1988 flat: the air handler, water heater, plumbing supply and drain lines, windows and sliders, electrical panel, appliances and any moisture at the ceiling or walls, and ask the association what it has replaced in the building, especially the roof and exterior.
The air handler and its date, the water heater, the shutoffs, the supply and drain lines under the sinks and behind the toilet, the electrical panel and grounding, windows and sliders for seals and leaks, dryer venting, and evidence of past leaks. Hire a licensed inspector, and ask which items the inspector's report can and cannot see in a condominium.
Roofs, exteriors, walkways, stairs and railings are usually the association's, so you read the budget, the reserve schedule and the minutes rather than inspect them. Section 718.113 governs maintenance of common elements, and unit boundaries and what you own inside the flat come from the declaration.
For a 1988-era flat, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, the electrical panel and any interior remodel. The Village of Estero's Community Development Department issues permits inside the Village, and we ask for the permit history of any recent work.
The budget, the reserve schedule, the meeting minutes, the insurance summary and any milestone or reserve study are an inspection of the association, and they tell you how prepared the buildings are for their next roof.
The community pools, the fitness center and the courts belong to the master association, and section 510.001 defines the public swimming pool rules that apply to community pools. You are buying access, so read the master budget and rules as well.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
You insure a Greens at Fountain Lakes flat with an HO-6 policy for your interior, contents and loss assessment, on top of the association's master policy for the building, and a lender may also require flood insurance if the building is in Zone AE, which two of four points we checked along Seasons Way are.
Section 718.111 governs the association's insurance, and section 627.714 governs the unit owner's loss assessment coverage. The master policy covers the structure, and its deductible is what you can be assessed for, so ask for the policy summary, the hurricane deductible and the roof age before you offer.
We queried FEMA's National Flood Hazard Layer at four street points on September 30, 2026: two returned Zone AE, a special flood hazard area, and two returned Zone X, subtype 0.2 percent annual chance flood hazard, on panel 12071C0587G effective November 17, 2022. The points are interpolated from the U.S. Census geocoder, not building footprints, so ask your lender and insurer to check the building. A federally backed mortgage requires flood insurance in a special flood hazard area, and the Village of Estero's guidance says anywhere it rains, it can flood.
A wind mitigation inspection on the state's uniform mitigation verification form documents roof shape, roof deck attachment and opening protection and can lower a premium. We publish no premium for The Greens because no primary source does.
Fountain Lakes sits inland of the Gulf, so its storm exposure is mostly wind and rain, with freshwater flooding around its lakes and Halfway Creek. Hurricane Ian made landfall in September 2022 as a Category 4 storm, per the National Hurricane Center, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We found no public record of what either storm did to The Greens' buildings.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read, and the National Flood Insurance Program's FloodSmart site explains unit-owner coverage. Your agent and lender decide what you need.
A Greens at Fountain Lakes buyer pays principal and interest, a master assessment of $380 a quarter (about $127 a month), condominium dues that are not public, an irrigation charge if it applies, taxes and insurance. At Freddie Mac's 7.03 percent average of September 24, 2026, principal and interest on 80 percent of $180,000 is $961 a month.
Data updated: September 2026 (Freddie Mac 30-year average as of September 24, 2026; Fountain Lakes association documents; our arithmetic)
| Layer | Amount | Who owes it | Source |
|---|---|---|---|
| Master assessment | $380 per quarter ($1,520 a year), published in a single-family sister neighborhood's budget | Owner, due January, April, July and October; how it reaches a condominium owner is not shown | 2025 Forest Ridge sales packet; recorded 2020 declaration |
| Condominium association dues | Not published | Owner, set by the condominium association; shown on the estoppel | Condominium association through Pegasus |
| Master resale contribution | Not less than $300 for a condominium by the declaration; a sister packet states $2,500 | New owner, at closing; today's figure unconfirmed | Recorded 2020 declaration; 2025 Forest Ridge packet |
| Irrigation co-op | $32 a month, $96 a quarter | Owner, if condominium flats are billed, which is unconfirmed | Fountain Lakes Irrigation Co-op page |
| Lease application (landlord buyers) | $100, non-refundable | Owner who leases | Master lease application form |
| Community Development District | None found | Not applicable | Lee County special districts |
| Property tax and insurance | Unit specific; no Greens figure is published | Owner | Lee County Tax Collector |
| Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Master assessment per month | Sum before condominium dues, irrigation, taxes and insurance |
|---|---|---|---|---|---|
| $155,000 (lowest 24-month sale) | $31,000 | $124,000 | $827 | $127 | $954 |
| $180,000 (24-month median) | $36,000 | $144,000 | $961 | $127 | $1,088 |
| $205,000 (highest 12-month sale) | $41,000 | $164,000 | $1,094 | $127 | $1,221 |
| $219,999 (highest asking price today) | $43,999.80 | $175,999 | $1,174 | $127 | $1,301 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03 percent as of September 24, 2026; master assessment of $1,520 a year divided by 12; our arithmetic. Illustration only, not a loan offer; the condominium dues, the irrigation charge if it applies, taxes and insurance are added to the total.
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, per section 193.155. Your bill will not equal the seller's, so we estimate it before you offer. We do not quote a Greens tax bill because it depends on assessed value, exemptions and millage for the year.
The master association runs the private nine-hole par-3 golf course, two pools with a hot tub, a fitness center, tennis and pickleball courts, bocce, shuffleboard, a billiards room, a library, a screen room with grills and a playground, opened by ID badge or key fob, per the association's own pages. The condominium's dues pay for what the condominium budgets, and which items each includes is on its estoppel. We would rather show you the gap than guess.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
A Greens at 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 appraisal and inspection, prepaid taxes and insurance, and the master association's resale contribution. In Lee County the seller customarily pays the owner's title policy and the deed stamps.
The seller customarily pays for the 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. At $180,000 that is $1,260 in stamps and $975 in title premium on the seller's side. 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.
| Loan amount | Documentary stamp tax on the note ($0.35 per $100) | Nonrecurring intangible tax ($0.002 per $1) |
|---|---|---|
| $124,000 | $434 | $248 |
| $144,000 | $504 | $288 |
| $164,000 | $574 | $328 |
The buyer customarily records the deed and mortgage at fees set by statute, $10.00 for the first page and $8.50 for each additional page, and pays for the lender's title policy, the appraisal, the inspection and any survey. Settlement and search fees vary by title company, and we give you an estimate of every line at offer.
The recorded 2020 declaration sets a resale working-capital contribution at not less than $300 for a condominium, and the 2025 Forest Ridge packet states $2,500 effective December 2023. We found no Greens document naming today's figure, so we ask Pegasus in writing before you go under contract. If $2,500 applies, it is about 1.4 percent of a $180,000 price.
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. The master and condominium assessments are prorated as the contract directs.
Ready to buy a Greens condo? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first? Call Jesse at (239) 898-6072 and see our The Greens at Fountain Lakes seller guide.
Since August 17, 2024, a Greens at Fountain Lakes buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation in a specific amount or rate, 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, and it states that compensation is negotiable and not set by law. We explain each term and never ask you to sign something you have not read.
Compensation is a negotiated term, explained in how we represent buyers. 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. At an entry price, a buyer-side fee is a larger share of the price, so we discuss it before the first tour.
Florida requires an agent to disclose the brokerage relationship, such as single agent or transaction broker, before or at the first substantive contact under section 475.278. We tell you which role in writing.
Yes, in most cases, but a condominium purchase adds a project review: a lender checks the association's budget, reserves, litigation and delinquency as well as you, and Fannie Mae lists conditions that make a condominium project ineligible. We do not know how any lender has treated The Greens, so ask your lender to review it before you offer.
Conventional loans typically require 3 percent to 20 percent down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members. Your lender sets the terms, and we introduce you to lenders who work in Estero. We do not state whether The Greens is approved for any program, because we have not seen a lender's determination.
If the association fails a lender's review, financing options narrow. A budget with no reserves, an unfinished reserve study on a building that needs one, litigation or a high delinquency rate can each cause a lender to decline, which is why the estoppel, budget and reserve documents matter even to a buyer who intends to live in the flat.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers, and the Consumer Financial Protection Bureau publishes buyer guides on loan estimates and closing disclosures. Your lender decides eligibility, and we help you compare offers on the loan estimate.
Freddie Mac's weekly survey put the 30-year fixed rate average at 7.03 percent as of September 24, 2026, up from 6.95 percent the week before. Rates change every Thursday, so run the numbers on the day you offer.
Greens at Fountain Lakes rules come from the master association's recorded 2025 rules and 2020 declaration, with a stricter condominium rule controlling where there is one: a 30-day minimum lease, no more than four leases a year, lease registration, three pets per household and no short-term rentals. The condominium's own rules are not published.
Data updated: September 2026 (Fountain Lakes master association documents)
The recorded rules require the owner to give the association the tenant's name, address and a fully executed lease at least 20 days before occupancy, and the master lease application asks for submission at least 30 days before the lease start with a $100 non-refundable fee. An owner who leases loses use of the recreation and parking facilities during the lease. If you are buying to rent, plan on the longer lead time and ask the condominium for its own limits in writing.
The master rules prohibit short-term rentals, and the 30-day minimum lease means a buyer counting on weekly rentals should look elsewhere. Seasonal renters staying a month or more fit the rule.
The rules allow three pets per household, and signs and vehicle parking follow the master rules and the condominium's own. Ask for both sets, because we found no Greens document that states the number of assigned spaces.
We found no age restriction in the documents we read, and we do not describe The Greens as a 55 and older community. Confirm it in the declaration.
A buyer with a rental plan is a smaller pool here, so a flat you buy as an owner-occupant or seasonal home has the widest resale audience. We factor that into your offer.
We find and negotiate a Greens at Fountain Lakes condo by matching your budget to a plan, watching the four active listings and new ones daily, ordering the condominium documents at contract and pricing your offer from that plan's own closings, where the fast sales ran up to 8 percent under list.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
At the 24-month medians a one-bedroom flat is the entry point and the two-bath flat costs about $34,000 more. We ask what you need: a second bathroom, guest space, a lake or golf view, or the lowest carrying cost, and choose the plan before we tour.
We show you the plan's closings, the days on market and the sold-to-list ratio, so an offer is anchored to a record rather than to the asking price. The 212-day listing on today's board and the 116-day sale at $155,000 in March 2026 show that an aged, overpriced flat is negotiable, while the quick sales show that a correctly priced flat can go in days.
Days to close, an inspection period, the seller's credit toward the master contribution and who pays for the estoppel are all negotiable. We ask for the documents on day one and build the contract calendar around the 7-day review period.
If the documents show a special assessment, a reserve shortfall or a rule that defeats your plan, we say so and stop. We are paid when you close, but our name is on the advice.
Call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida. We sign a written buyer agreement before touring, as the law now requires.
The Greens at Fountain Lakes suits a buyer who wants a gated, golf-course community in Estero at a condominium price, roughly $155,000 to $220,000 over the last 24 months, and accepts 683 to 980 square feet, two layers of association fees and rental limits. It suits a buyer who needs space, a yard or an unrestricted rental plan less well.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
The price of entry is the lowest in Fountain Lakes, the master association's amenities are extensive, the flats are one level and the neighborhood turns over enough that a buyer can usually find a flat in a plan they want. Four were on the market on September 29, 2026.
Small floor plans, two associations, condominium dues that are not public, 1988 construction and a market where 12 closings in 24 months is a thin record. The second-bath flat is the one with any elbow room.
A buyer who needs more than 980 square feet should read the Villas of Fountain Lakes guide or the Sunrise at Fountain Lakes guide, and a buyer who needs unrestricted short-term rentals should look outside the gate.
We show every buyer every home that fits their stated needs and budget, and we do not steer by any characteristic protected under the Fair Housing Act or Florida's Fair Housing Act.
McGreevy and Comisar is a top-reviewed Greens at 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 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 the first step in a Greens search, because the right plan depends on the buyer's needs and not on what is easiest to sell.
★★★★★ "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
In a condominium purchase there is a document trail, and a buyer who is kept informed is one who reads the estoppel and the budget before the review period ends.
★★★★★ "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
At an entry price, fit matters more than size. We would rather find you the right flat than the biggest number.
Start a Greens at Fountain Lakes search, with the Top 1% Real Estate Agents Nationally Since 2008, through a free buyer consultation with Marc Comisar at (239) 287-5873: 30 minutes on your budget, your plan, your financing and the documents, followed by alerts on every new listing that fits, including the four flats listed on September 29, 2026.
Data updated: September 2026
We confirm what you need, walk the closings for your plan, explain the two association layers and the documents you will get, and agree how you want to be contacted. There is no charge, and you sign a written agreement only before touring homes.
Tell us your plan and price range and we send the flats that fit the day they list. See the team's current listings on DomainRealtyGroup.com.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read our The Greens at Fountain Lakes neighborhood guide beforehand if you like.
A Greens at Fountain Lakes specialist matters for a buyer because the facts that decide a purchase live in documents and plans, not in a listing: three floor plans, two associations, unpublished condominium dues, a resale contribution that varies by source and a market that pays a fast price and punishes a slow one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at The Greens the credential that matters is the record. In the last 12 months we tracked all nine closings and the four active listings, and across five years we tracked every one of the 51 marketed closings and the 324 county-recorded qualified sales on file.
Where the public record stops, we name the document that would answer the question: the condominium's declaration, budget and reserve study, and the master association's resale paperwork.
As Top 1% Real Estate Agents Nationally Since 2008, we represent sellers too, so we know how a seller's agent prices a flat. Read our The Greens at Fountain Lakes seller guide and our home valuation page to see the same closings from the seller's side.
Buyers who own a home can sell and buy with one team: McGreevy and Comisar, the #1 team in Southwest Florida since 2012, coordinate the closing dates so a Greens purchase and your sale fit together, and Marc and Jesse both work the transaction. Call Jesse at (239) 898-6072 for the sale side.
Data updated: September 2026
Read how to sell a home in Estero and request a free home valuation for the home you are leaving.
Request a free valuation and we build a comparable set and a net sheet. It is free and carries no obligation.
It depends on your equity, your lender and your risk. We lay out selling first, buying first and a contingency with numbers, including carrying cost.
Often, with coordination among two title companies and two lenders. We build the calendar backward from your Greens closing.
The monthly figures are on the page above. Add the condominium dues from the estoppel, and the master fee, irrigation charge if any, taxes and insurance.
Sometimes, but it changes your loan. Ask your lender before you list or lease.
Buyers ask the same questions about price, plans, fees, documents, financing and rules before buying in The Greens at Fountain Lakes. 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.
The 24-month median is $180,000 on 12 closings, ranging $155,000 to $220,000. Four flats were asking $169,900 to $219,999 on September 29, 2026.
The lowest closing in 24 months was $155,000 for a one-bedroom, one-bath flat, and the lowest ask today is $169,900.
The highest 24-month closing was $220,000, and the highest asking price today is $219,999.
The county roll shows 683, 812 and 980 square feet. The MLS records slightly different figures, and one listing at 919 square feet does not match the roll.
71 flats are one-bedroom and 72 are two-bedroom, and only the 980 square foot plan has two baths.
143 condominium flats on the county roll, and the state register lists 144 units for the condominium.
The county roll dates every unit to 1988.
The state register shows a Chapter 718 condominium recorded November 3, 2005. The master association is a separate corporation whose chapter we have not confirmed.
The master assessment is published at $380 a quarter in a sister neighborhood's budget, and the condominium's dues are not public. Ask for the estoppel.
Golf, two pools, a fitness center, tennis and pickleball, bocce, shuffleboard, a billiards room, a library and the gates, per the association's pages.
Yes, the master association runs a private nine-hole par-3 course. Confirm any fee and access with Pegasus.
Yes. Fountain Lakes has a manned main entrance and a residents-only gate at West Tree Road and Williams Road.
Yes, after a 30-day minimum, no more than four leases a year and a lease registration. No short-term rentals.
The master rules allow three pets per household. The condominium may add rules.
We found none, and we do not describe The Greens as 55 and older.
The declaration, articles, bylaws and rules, the latest financial statement and budget and the FAQ document, under section 718.503.
A resale contract must give a 7-day voidability right if you did not receive the documents earlier. Your right ends at closing.
Up to $299 for a current account, $119 more if rushed and $179 more if delinquent.
The seller customarily, in Lee County, and the contract controls.
The seller customarily pays in Lee County, and the buyer pays for the lender's policy.
Lender fees, the lender's title policy, mortgage taxes, recording, the appraisal, inspection and prepaids, plus the master association's resale contribution. We give you an estimate of every line.
The recorded 2020 declaration sets it at not less than $300 for a condominium and a sister packet states $2,500. We ask Pegasus for today's figure.
Two of four points along Seasons Way returned Zone AE and two Zone X on FEMA's map. Have your lender and insurer check the building.
An HO-6 policy for your interior, contents and loss assessment. The association's master policy covers the building, and a lender may require flood coverage.
Usually, but the lender reviews the condominium project. We do not know how any lender has treated The Greens, so ask yours early.
Freddie Mac's 30-year average was 7.03 percent as of September 24, 2026.
Principal and interest on 80 percent at 7.03 percent is $961 a month, before dues, irrigation, taxes and insurance.
The 24-month median is 43 days on market. One flat sat 212 days, and the fastest sold in days.
The 24-month median sold-to-final-list ratio is 93.1 percent, so roughly 7 percent under list.
Yes. The sold-to-list pattern and the days on market give room, especially on a listing that has sat.
Villas has 49 larger villas at a $299,556 median, against $180,000 here. See the comparison table above.
It is negotiated and put in writing before touring. A seller may offer to pay it, and you and your agent agree what you owe otherwise.
You are not required to have one, but a condominium purchase adds documents, deadlines and lender review that an agent handles.
Call Marc at (239) 287-5873 or use the buyer consultation above.
We publish no count of Greens purchases we represented, because none is on file for this neighborhood. We track every MLS closing here and read the county and state records.
Buyers who already own a home ask how to time a sale and a purchase in The Greens at Fountain Lakes. These answers are general, and your lender and closing agent confirm the details for your situation, so use them as a starting point before you call Jesse McGreevy or Marc Comisar.
Not always. It depends on your lender, your equity and whether you write a sale contingency. Ask your lender first.
Request a free home valuation or call Jesse at (239) 898-6072.
Greens at Fountain Lakes buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every closed sale in the neighborhood, reads the condominium's documents before you commit and works from an office in Bonita Springs, a short drive from the gate.
Learn more about our team. The full neighborhood picture is in our The Greens at Fountain Lakes guide, which sits under the Fountain Lakes community guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Greens 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 master association's recorded documents, the Florida Division of Corporations and Division of Condominiums, Lee County offices, the Village of Estero, FEMA, the National Hurricane Center, Florida statutes and federal agencies. No listing portal or competing brokerage is cited. Accessed September 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 143 Greens parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 324 sales on file, newest recorded July 29, 2026; the Florida Division of Condominiums public extract for Lee County; and the Southwest Florida MLS, residential, active and closed listings for The Greens at Fountain Lakes, pulled September 29, 2026 by McGreevy and Comisar, with closings filed under other Fountain Lakes labels assigned by matching each to a county qualified sale of a Greens parcel at the same price within 45 days.
The Greens at Fountain Lakes's key documents are published by the master association, the State of Florida, Lee County, FEMA and the federal government, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The condominium's own declaration is available through the Lee County Clerk's official records and its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| The Greens at Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed July 12, 2005 | Sunbiz name search |
| 2020 Amended and Restated Declaration | Fountain Lakes master association | recorded April 1, 2020 | Declaration, PDF |
| 2020 Amended and Restated Bylaws | Fountain Lakes master association | recorded April 1, 2020 | Bylaws, PDF |
| 2025 Rules and Regulations | Fountain Lakes master association | adopted April 16, 2025 | Rules, PDF |
| Lease Application form | Fountain Lakes master association | form rev. 1.2 | Lease application, PDF |
| Barcode and Key Fob instructions | Fountain Lakes master association | 2020 | Barcode instructions, PDF |
| Resale disclosure for condominium units, section 718.503 | Florida Legislature | current | Statute 718.503 |
| Estoppel certificates and fee caps, section 718.116 | Florida Legislature | current | Statute 718.116 |
| Estoppel fee caps staff analysis, HB 979 | Florida Senate | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Documentary stamp tax | Florida Department of Revenue | current | Doc stamp tax page |
| Topic 701, sale of your home | Internal Revenue Service | current | IRS Topic 701 |
| Publication 523, selling your home | Internal Revenue Service | current | IRS Publication 523 |
| Assistance animals under fair housing law | U.S. Department of Housing and Urban Development | current | HUD assistance animals |
| Sale qualification codes | Lee County Property Appraiser | current | Codes, PDF |
Reach the Greens at Fountain Lakes buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Southwest Florida. The consultation is free, and we start with your plan, your budget and the condominium documents.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.