Estero, Florida
Buy a villa at The Villas at Timber Lakes in Estero with McGreevy and Comisar, Top 1% nationally since 2008. We read the Declaration, fee and reserve schedule with you and watch for the next listing. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a villa at The Villas at Timber Lakes means buying one of 62 two-bedroom, two-bath condominium villas on a single street, Stone Way, inside gated Fountain Lakes in Estero, and on September 29, 2026 none was for sale. This buyer guide sits beside our Villas at Timber Lakes neighborhood guide and our Fountain Lakes community guide, and it shows what a villa costs to buy and to carry, which documents are public and which you must ask the manager for before you write an offer. If you are comparing buyer's agents, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Selling a home to fund the purchase? Our Timber Lakes seller guide covers pricing and closing from the seller's side, and our page on what a Timber Lakes villa is worth shows how a villa's price is built. Buyers who are also looking next door can read our guide to buying a home in Villas of Fountain Lakes, and our Fountain Lakes buyer guide covers the other neighborhoods inside the same gates.
McGreevy and Comisar are the best realtor to buy a villa at The Villas at Timber Lakes because we read the recorded Declaration, the association's budget and reserve schedule and every closing with you before you offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar leads buyer representation and Jesse McGreevy leads pricing and paperwork, so you get a partner on every call, not an assistant with a template. In the last 12 months we tracked every one of the 3 Timber Lakes closings in the Southwest Florida MLS, and we tracked all 17 MLS rows the village has produced since December 2021. Marc's number is (239) 287-5873, and Jesse's is (239) 898-6072.
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 bring is checkable: the Declaration read page by page, the 2026 budget, the reserve schedule and the county's parcel roll. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Honors and recognition:
Those are career honors across Lee and Collier County.
Buying at The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Timber Lakes buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your timeline more than any listing photo will, and every one is specific to this 62-villa condominium.
Timber Lakes buyers can use the links below to jump straight to the steps, the market, the closings, the legal rights, the costs, the inspection and insurance questions or the buyer FAQ. The guide runs in the order most buyers decide: what to expect, what villas cost, what the documents say, then what to pay.
Start here: Why McGreevy and Comisar Are the Best Realtor for The Villas at Timber Lakes · Key Takeaways
The full guide: What Does It Take to Buy a Villa at The Villas at Timber Lakes? · What Is the Timber Lakes Market Like for Buyers Right Now? · What Have Timber Lakes Villas Sold For in the Last Five Years? · What Does a Villa at The Villas at Timber Lakes Cost by Plan and Size? · What Is for Sale in The Villas at Timber Lakes Today? · The Villas at Timber Lakes vs Villas of Fountain Lakes: Which Should You Buy? · How Do Fountain Lakes Neighborhood Prices Compare for a Buyer? · What Does Florida Law Give a Timber Lakes Buyer Before Contract? · How Do the Estoppel and Association Approval Work for a Timber Lakes Buyer? · What Documents Should You Read Before You Offer at The Villas at Timber Lakes? · What Should You Inspect Before Buying a Villa at The Villas at Timber Lakes? · How Do You Insure a Villa at The Villas at Timber Lakes? · What Fees and Monthly Costs Will You Pay to Own a Villa at The Villas at Timber Lakes? · What Are Buyer Closing Costs at The Villas at Timber Lakes? · How Does Buyer Representation Work After the NAR Settlement? · Can You Rent Out a Villa or Keep Pets at The Villas at Timber Lakes? · What Do the Reserves, the Roof and the Flood Zone Mean for a Timber Lakes Buyer? · What Are the Pros and Cons of Owning at The Villas at Timber Lakes? · How Do You Tour and Make an Offer on a Timber Lakes Villa? · Get Your Personalized Timber Lakes Buyer Consultation · Thinking of Selling Your Villas at Timber Lakes Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Buyers Say About Working With McGreevy and Comisar? · Why Does a Timber Lakes Specialist Matter for a Buyer? · Are You Selling a Home to Buy at The Villas at Timber Lakes? · Frequently Asked Questions, Buyer Edition: Buying a Villa at The Villas at Timber Lakes · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Timber Lakes Buyer Team Today?
Buying a villa at The Villas at Timber Lakes takes six steps: set a budget with the full monthly cost, sign a written buyer agreement, choose the plan, offer and negotiate, review the association documents and inspect and insure, then close. Because only about four villas sell a year, the order of the paperwork matters more than speed.
Your monthly cost is the loan payment, the association fee of about $423 a month ($1,270 a quarter), property tax and insurance, and there is no community development district on the tax bill that we found. Ask a lender for a loan estimate at your price; the Freddie Mac survey publishes the weekly average rate, and we do not print one because it changes every week.
Since August 17, 2024, a buyer signs a written agreement with an agent before touring, and the agreement states the agent's compensation. We explain each term and never ask you to sign something you have not read.
The county roll shows 1,092 square feet on 6 parcels, 1,094 on 28, 1,113 on 1 and 1,115 on 27. By our reading the 1,094 plan sits at the end of each four-villa building and the 1,115 plan in the middle, and the two have priced differently since 2024.
Offer against the recent closings: the 36-month median is $329,000, the recent band is $300,000 to $345,000 and villas have closed a mean of $14,780 under the final list price. The terms around the price matter too: closing date, the 7-day document window, credits and who orders the estoppel.
A condominium buyer gets the Declaration, Articles, bylaws and rules, the budget and financial statement, any reserve study statement and the frequently asked questions document. Inspect the air conditioner, water heater, windows and lanai, and get an insurance quote before the 7-day window closes.
Title records the deed, the seller customarily pays doc stamps and the owner's policy in Lee County, and you pay the $2,500 master contribution and your lender's costs. Marc walks you through the settlement statement line by line.
The Timber Lakes market for buyers is thin: The Villas at Timber Lakes had no active listing on September 29, 2026, 10 closings in 36 months at a $329,000 median and only 3 in the last 12 months. Buyers have paid about 4 percent under the final list price, but a well-priced villa can sell in days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $335,000 | $300.45 | 21 | 96.0% |
24 months | 6 (small sample) | $329,000 | $296.48 | 26.5 | 95.9% |
36 months, first window with 10+ | 10 | $329,000 | $296.48 | 38 | 95.9% |
60 months | 16 | $335,000 | $300.72 | 23 | 97.2% |
The numbers say the village is a band, not a slope: the 12-month, 24-month, 36-month and 60-month medians all sit between $329,000 and $335,000. A buyer who offers inside that band is offering where sellers have been closing, and one who offers far below it is likely to lose the villa to the next buyer.
Leverage shows in the gap to list: in the 36-month window every closing sold below the final list price, by $5,900 to $24,000. It fades when the listing is new and well priced: the June 2026 villa listed at $349,000 and closed in 2 days at $335,000, and the April 2026 villa needed 45 days to close at $320,000 against $329,000.
With zero active listings and three closings in a year, a months-of-supply ratio would mean nothing, so we do not quote one. A buyer should read the days on market and the sold-to-list ratio instead, both from the closings above.
Villas at The Villas at Timber Lakes sold 16 times through the Southwest Florida MLS in the 60 months to September 29, 2026, from $300,000 to $418,000 with a $335,000 median. The three most recent, from December 2025 to June 2026, closed at $345,000, $320,000 and $335,000.
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 give this village a field of its own inside Fountain Lakes, so its closings were assigned by matching each one to a Lee County qualified sale of one of the village's parcels at the same price within 45 days, and we added every closing carrying the village's own label. Of the 17 rows, 14 carry the village's own label and 3 were added by that match, and six closings from the last two months fall after the county file ends on July 29, 2026 and cannot be placed.
Closed | Beds and baths | MLS living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|
Jun 2026 | 2 and 2 | 1,115 | $349,000 | $335,000 | 2 |
Apr 2026 | 2 and 2 | 1,094 | $329,000 | $320,000 | 45 |
Dec 2025 | 2 and 2 | 1,140 | $369,000 | $345,000 | 21 |
May 2025 | 2 and 2 | 1,115 | $337,000 | $323,000 | 69 |
May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | 32 |
Jan 2025 | 2 and 2 | 1,115 | $310,000 | $300,000 | 18 |
Jul 2024 | 2 and 2 | 1,113 | $309,900 | $302,000 | 139 |
May 2024 | 2 and 2 | 1,094 | $359,000 | $335,000 | 33 |
Mar 2024 | 2 and 2 | 1,113 | $344,000 | $322,000 | 43 |
Jan 2024 | 2 plus den and 2 | 1,092 | $419,900 | $414,000 | 63 |
May 2023 | 2 and 2 | 1,092 | $429,000 | $418,000 | 14 |
Feb 2023 | 2 and 2 | 1,092 | $429,900 | $418,000 | 15 |
Jan 2023 | 2 and 2 | 1,113 | $334,900 | $335,000 | 25 |
Nov 2022 | 2 and 2 | 1,094 | $325,000 | $338,000 | 3 |
May 2022 | 2 and 2 | 1,092 | $399,900 | $405,000 | 5 |
Dec 2021 | 2 and 2 | 1,250 | $299,500 | $300,000 | 2 |
One further transaction, in December 2021, was entered in the MLS after closing at $270,000 and is excluded from every median.
Of the 16 marketed closings, 12 fall between $300,000 and $345,000 and 4 between $405,000 and $418,000; the four higher ones ended in January 2024. A buyer in 2026 is shopping the lower band.
The county's qualified recorded sales give a longer series: a $220,000 median in 2020, $290,750 in 2021, $338,000 in 2022, $376,500 in 2023, $328,500 in 2024, $329,000 in 2025 and $335,000 for the three sales to July 29, 2026. Since September 29, 2025 the county file shows 4 qualified sales at a median of $340,000, and the roll holds 70 in all. One March 2026 sale at $390,000 appears in the county file but not in the MLS record.
A villa at The Villas at Timber Lakes costs $300,000 to $345,000 on the recent record for a two-bedroom, two-bath villa of 1,092 to 1,115 heated square feet on the county roll, at a median of about $296 per MLS square foot over 36 months. The plan and the update level explain most of the difference between sales.
Data updated: September 2026 (Southwest Florida MLS Matrix and Lee County Property Appraiser roll, 2026)
Plan on the county roll | Parcels | Heated area | County qualified sales since January 2021 | County median | Since January 2024 |
|---|---|---|---|---|---|
End villa | 28 (plus 6 at 1,092) | 1,094 (1,092) | 11 | $338,000 ($280,000 to $418,000) | $362,500 on 4 sales |
Middle villa | 27 (plus 1 at 1,113) | 1,115 (1,113) | 12 | $311,500 ($270,000 to $335,000) | $322,500 on 6 sales |
These are our readings of the roll and the county file, and a plan is confirmed for your target villa from its unit and parcel before you offer. All five sales at or above $390,000 since 2022 were 1,094 plan villas in five different buildings.
Every one of the 62 parcels on the roll is a two-bedroom villa. One January 2024 listing was marketed as a two-bedroom-plus-den at $414,000, so a den or flex space appears in at least one villa's marketing, and we ask whether it is a real room before we count it.
If you want the lowest entry, the 1,115 middle villa has traded around $300,000 to $335,000. If you want the end villa, expect a higher county median, and expect condition to decide which end of the range you meet.
A Timber Lakes villa comes up about four times a year, so the buyer who is ready when one lists is the buyer who gets it. Call Marc at (239) 287-5873, start with how we represent buyers and ask us to watch for the next listing. If you are selling first, get a free home valuation or Call Jesse direct at (239) 898-6072, and see our Timber Lakes seller guide.
Nothing is for sale in The Villas at Timber Lakes today: the Southwest Florida MLS showed zero active listings on September 29, 2026. About four villas sell a year, so a listing is an event, and the buyer who is watching when it appears has the advantage.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
Status on September 29, 2026 | Villas | Asking price | Days on market |
|---|---|---|---|
Active | 0 | none | none |
Marc sets up a saved search and calls you when a villa lists, and because we track every Timber Lakes closing we can tell you within minutes whether the ask is inside the recent band. We also ask owners whether a quiet sale is possible, though we do not promise one.
Next door, the Villas of Fountain Lakes neighborhood had one active listing on the same date, a 1,053 square foot unit asking $385,000 after 176 days on market. Our Villas of Fountain Lakes neighborhood guide shows how it compares, and our Timber Lakes neighborhood guide has the full village record.
The Villas at Timber Lakes and Villas of Fountain Lakes are the two villa condominiums in Fountain Lakes that buyers tour on the same morning. Timber Lakes costs more (36-month median $329,000 against $299,556), is newer and carries a lower quarterly fee, while Villas of Fountain Lakes is older with more size choice.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The Villas at Timber Lakes | Villas of Fountain Lakes | |
|---|---|---|
Units on the roll | 62 | 49 |
Roll year built | 1994 to 1996 | 1989 to 1991 |
Roll heated area | 1,092 to 1,115 sq ft (median 1,094) | 967 to 1,286 sq ft (median 1,053) |
Bedrooms on the roll | 2 on all 62 | 2 on 33, 3 on 16 |
Legal form | Chapter 718 condominium | Chapter 718 condominium (per that guide) |
Quarterly fee, 2026 | $1,270, master fee inside | $2,126, master pass-through inside |
Annual fee as a share of the 36-month median | $5,080, about 1.5 percent | $8,504, about 2.8 percent |
12-month MLS closings, median | 3, $335,000 (small sample) | 5, $301,111 (small sample) |
12-month median days on market | 21 | 157 |
36-month MLS closings, median | 10, $329,000 | 10, $299,556 |
60-month MLS closings, median | 16, $335,000 | 16, $330,000 |
Active listings, September 29, 2026 | 0 | 1, $385,000, 176 days on market |
The two annual-fee shares are our arithmetic on each association's 2026 budget over the same price basis, using each neighborhood's own median (the 36-month $329,000 for Timber Lakes gives about 1.5 percent, and the 24-month $299,556 for Villas of Fountain Lakes gives about 2.8 percent). Both are small samples; read the direction, not the decimals. One May 2025 closing at $335,000 carries the Villas at Fountain Lakes label in the MLS but matches a Timber Lakes county sale, so both neighborhoods' figures may count it.
The 36-month gap is $29,444 in Timber Lakes' favor, and the annual fee gap is $3,424 in Timber Lakes' favor (our arithmetic on $8,504 and $5,080). Over 60 months the medians are $335,000 and $330,000, so the purchase-price gap is a 2024 to 2026 story while the fee gap is the association budget.
Choose Timber Lakes for a newer building, a garage, two bedrooms and a lower recurring fee, and if you can wait for a listing.
Choose Villas of Fountain Lakes for a lower entry price, a possible third bedroom on some of the 49 units and a larger floor plan than Timber Lakes offers, and accept the higher quarterly fee and slower sales.
Tour both on the same morning, ask each association for its 2026 budget and reserve schedule, and compare the fee, the roof line and the plan side by side. We schedule both showings through the listing agents.
The Villas at Timber Lakes sits near the entry end of the Fountain Lakes price range: $335,000 on the 12-month median, against $185,000 for The Greens at the bottom and $522,500 for Forest Ridge Shores at the top. A buyer with a Timber Lakes budget can tour several neighborhoods inside the same gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026)
Neighborhood | Residential parcels | Regime | Roll year built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
143 | Condominium (Chapter 718) | 1988 | 9 | $185,000 | |
135 | HOA (inferred) | 1994 to 1999 | 5 | $440,000 | |
128 | HOA (Chapter 720) | 1988 to 2003 | 4 | $457,500 | |
86 | HOA (Chapter 720) | 1990 to 2004 | 3 | $454,000 | |
64 | Not resolved | 2000 to 2002 | 5 | $522,500 | |
The Villas at Timber Lakes | 62 | Condominium (Chapter 718) | 1994 to 1996 | 3 (small sample) | $335,000 |
49 | Condominium (Chapter 718) | 1989 to 1991 | 5 (small sample) | $301,111 |
Counts and medians are each neighborhood's own 12-month MLS closings through September 29, 2026, and every count under 10 is a small sample.
Tour The Greens if the lowest entry matters most: its median is about $150,000 below Timber Lakes on 9 closings. Tour Forest Ridge, Sunrise or Lakeside if you want a single-family home: their medians are $440,000 to $457,500, about $105,000 to $122,500 above Timber Lakes. Tour Villas of Fountain Lakes for a lower price and more size choices.
A Timber Lakes buyer's protection comes from Chapter 718, Florida Statutes: the resale documents at the seller's expense, a contract clause that lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, and the right to end at closing. The Chapter 720 homeowners' association summary does not apply to this condominium.
Section 718.503(2) entitles a prospective purchaser, at the seller's expense, to a current copy of the Declaration, the Articles, the bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that it has not completed one, and the frequently asked questions document. Each resale contract must carry a conspicuous clause under which the buyer either acknowledges receiving the documents more than 7 days before signing or may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them, and any waiver has no effect. Confirm how it applies to your contract with your closing agent or attorney.
Section 720.401(2) says the homeowners' association summary does not apply to associations regulated under chapters 718, 719, 721 or 723. The recorded Declaration of Condominium (Official Records Book 2560, Page 1750), the state condominium register and the association's own sales packet all show The Villas at Timber Lakes as a Chapter 718 condominium. A neighbor in a Chapter 720 neighborhood such as Sunrise or Lakeside receives the 720.401 summary before signing instead.
The master association's 2020 amended declaration, bylaws and rules are posted as scanned images, and we did not read them. We therefore do not state whether they add their own disclosure duty, and we read them with every buyer during the review window.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that taxes may change after the sale, and Section 689.302 requires the seller's flood disclosure at or before contract. Under Johnson v. Davis a seller must also disclose known material defects a buyer cannot readily observe.
Nothing in this section is legal advice. If you want the documents read alongside you, call Marc at (239) 287-5873 and read how we represent buyers. If you are selling first, Call Jesse direct at (239) 898-6072 or request a free home valuation.
The estoppel certificate tells a Timber Lakes buyer what is owed to the association and what fees are due at transfer, and it is the only place an owner's account appears. Florida caps the fee, the certificate is valid for 30 days, and this association's 2026 packet asks a buyer to apply at least 20 days before closing.
The condominium estoppel is governed by Section 718.116(8), Florida Statutes. Florida caps the fee at $299 for a current account, plus $119 for delivery within 3 business days and $179 if the account is delinquent, and the certificate is valid for 30 days, or 35 if sent by regular mail. A purchaser is also jointly liable with the prior owner for assessments unpaid at transfer, under Section 718.116, which is why the estoppel matters. The contract decides who pays for it.
The Fountain Lakes master association collects a one-time $2,500 capital contribution at closing, and the villa association's 2026 sales packet shows it paid by the incoming owner. Confirm the allocation in your contract.
The 2026 sales packet asks for a purchase application at least 20 days before closing, with a copy of the contract and a $150 non-refundable fee to Pegasus Property Management, and it prices the association documents at $75. The application includes an approve or disapprove box, while the Declaration itself asks only for 7 days' notice of a transfer and a deed copy within 30 days, so we treat the packet as the process the manager will follow and ask for any recorded amendment that supports it.
A buyer who plans to rent needs the association's lease approval under the four-lease cap and the 30-day minimum, with an application 20 days ahead and $150 and $50 fees. We confirm the current process before you make an offer.
The gated main entrance is on US-41 at Fountain Lakes Boulevard and a residents' gate is at West Tree Road and Williams Road. Each vehicle and each resident needs the master association's decal or badge, and we show you how to set both up at closing.
Read six documents before you offer at The Villas at Timber Lakes: the recorded Declaration, the March 2025 rules, the 2026 budget and sales packet, the reserve schedule, the lease packet and the insurance summary. Together they answer what you pay, what the association fixes and what you may and may not do.
The Declaration (Official Records Book 2560, Page 1750) defines the limited common elements, the maintenance split and the leasing and pet rules, and the March 2025 rules replace the 2015 rules still attached to the sales packet. Where they differ we say so, and a buyer with a large dog or a rental plan should ask the manager in writing.
The 2026 budget is $314,960 across 62 units, and the reserve schedule shows an opening balance of $383,155, a $45,000 contribution and a projected year-end balance of $436,268. The schedule's 2025 year-end balance of $347,558 does not match the 2026 opening balance of $383,155, which is the kind of difference a question to the manager can resolve.
The 2026 sales packet FAQ says leases under 28 days are not allowed, against 30 days in the Declaration and the rules. The Declaration treats water and sewer as a common expense, yet the 2026 budget shows only a $9,800 irrigation water line, so how a villa's household water and sewer is billed is unresolved in the public record. Ask before you build a monthly budget.
Ask for the association's current property and flood policies, the deductible and the renewal date. The 2026 budget carries $53,000 for insurance, down from $108,000 in 2024, and a falling budget line is an assumption, not a promise.
Inspect a villa at The Villas at Timber Lakes by looking at the air conditioner, water heater, plumbing, windows, lanai and garage door, and by asking for the permit record. The association maintains roofs, exterior walls and the garage structure, while the owner maintains windows, screens, the interior, the air conditioning and appliances.
The roof belongs to the association under the Declaration, and the 2026 reserve schedule carries $750,000 for it, with 23 years remaining at December 31, 2025. Our reading is that the roofs were reset around 2023, which we state as a reading only, so ask for the roof contract and warranty.
The buildings date from 1994 to 1996, and these are owner-side systems. Ask the seller for install dates and service records, and have your inspector test them.
Windows, screens and entry doors are owner items, and the March 2025 rules set standards for lanai enclosures, shutters and entry doors. Ask for any hurricane window paperwork and a wind mitigation report.
The Village of Estero issues building permits, and association approval is a separate step under the 2025 rules. Ask the seller for the permits and final inspections for any roof, window, shutter, lanai, air conditioning or paver work, because non-conforming work is a question to settle before closing. We did not pull a permit history for any villa.
You insure a villa at The Villas at Timber Lakes with an HO-6 condominium policy for the interior and contents with loss assessment coverage, while the association's master policy insures the buildings. Every Stone Way address we tested is in FEMA Zone AE, so ask your lender and an insurance agent about flood coverage before you offer.
Section 15 of the Declaration has the association carry property insurance and flood coverage in amounts the board deems adequate, and has each owner carry an HO-6 policy with loss assessment coverage. The association budgeted $53,000 for insurance in 2026.
On September 30, 2026 we queried FEMA's National Flood Hazard Layer at four geocoded points on Stone Way, and all four returned Zone AE with the Special Flood Hazard Area flag true; the base flood elevation field was not reported. Panel 12071C0587G is effective November 17, 2022. A lender for a federally backed mortgage generally requires flood insurance on a building in that area, and for a condominium the master policy commonly supplies the building coverage. We do not advise on your loan.
Section 16 of the Declaration defines very substantial damage as damage that leaves three quarters of the units uninhabitable for 60 days and sets a 15 percent threshold for special assessments. In practice the master policy pays first, the deductible is assessed and your HO-6 covers the interior and loss assessment.
Wind mitigation credits are documented on the Uniform Mitigation Verification Inspection Form, and Citizens Property Insurance and FloodSmart publish flood and wind information for Florida owners. Ask an insurance agent for a quote on a specific villa.
A Timber Lakes buyer pays the loan payment, the $1,270 quarterly association fee, property tax and insurance, with the Fountain Lakes master fee inside the association fee and no community development district found. The association fee is about $423 a month, and the fee has risen 30 percent since 2023.
Data updated: September 2026 (2026 association budget and sales packet; Southwest Florida MLS Matrix, pulled September 29, 2026)
Layer | Amount | Period | Who owes it |
|---|---|---|---|
Quarterly association fee, master fee inside | $1,270 per quarter ($5,080 per year) | January 1, April 1, July 1, October 1 | Owner, from closing forward |
Master capital contribution | $2,500 | Once, at closing | Incoming owner, per the 2026 sales packet |
Purchase application | $150 | Once, at least 20 days before closing | Buyer |
Association documents | $75 | Once | Buyer |
Irrigation co-op | $32 a month, $96 a quarter, on the master's site | Quarterly | Whether villa owners pay it separately from the association's irrigation line is not stated in the records we read |
Community development district | None found | None | No CDD assessment found for Fountain Lakes |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record |
Insurance | HO-6 and any flood coverage, by quote | Annual | Buyer |
An individual owner's account history and the board's unpublished ledgers are not published, so the only way to see a specific account is the estoppel.
The 2026 budget of $314,960 across 62 units has a master line of $91,760 (29.1 percent), grounds of $69,200, insurance of $53,000, general maintenance of $29,035.75, management of $13,620, utilities of $10,760 and a $45,000 reserve contribution. Divided by 62, a villa's $5,080 splits into about $1,741 for administration and the master fee, $855 for insurance, $174 for utilities, $1,116 for grounds, $468 for general maintenance and $726 for reserves (our arithmetic).
Year | Total budget | Quarterly per unit | Master line | Reserve contribution |
|---|---|---|---|---|
2023 | $241,800 | $975 | $69,440 ($280 a quarter) | $16,618 |
2024 | $310,000 | $1,250 | $86,800 ($350 a quarter) | $19,000 |
2025 | $310,000 | $1,250 | $86,800 | $36,500 |
2026 | $314,960 | $1,270 | $91,760 ($370 a quarter) | $45,000 |
The budget rose 30.3 percent from 2023 to 2026, and the quarterly bill went from $975 to $1,270, or $98 a month more for the same villa (our arithmetic). The master line moved from $69,440 to $91,760, up 32.1 percent, and reserves rose every year.
At $300,000 the annual fee is about 1.69 percent of the price, at $335,000 about 1.52 percent and at $345,000 about 1.47 percent (our arithmetic).
In Florida a change of ownership resets a homestead's assessed value toward just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home. Your bill will not equal the seller's, so we estimate it before you offer and point you to the Lee County Property Appraiser.
A Timber Lakes buyer's closing costs are the lender's fees, the lender's title policy, documentary stamp tax and intangible tax on a new mortgage, recording fees, the inspection and appraisal, prepaid taxes and insurance and the $2,500 master capital contribution. In Lee County the seller customarily pays the deed's doc stamps and the owner's title policy.
In Lee County the seller customarily pays doc stamps at $0.70 per $100 on the deed under Section 201.02 ($2,345 at $335,000) and the owner's title policy (about $1,750), the reverse of Collier County's title custom, and the contract controls. We confirm it in writing at offer.
A new mortgage carries documentary stamp tax on the note at $0.35 per $100 under Section 201.08 and nonrecurring intangible tax of $0.002 per dollar under Section 199.133. On a $268,000 loan, which is 80 percent of $335,000, those are $938 and $536 (our arithmetic).
The buyer customarily records the deed and mortgage at fees set by statute, $10 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. We give you an estimate of every line at offer, and your lender's loan estimate confirms it.
Property tax is paid in arrears on a calendar year, so the seller credits the buyer for the seller's days, and the lender typically collects prepaid insurance and tax escrows. The quarterly association fee is prorated as the contract directs.
Since August 17, 2024, a Timber Lakes buyer signs a written agreement with an agent before touring, the agreement states the agent's compensation and every commission is negotiable. Offers of buyer-broker compensation can no longer be advertised in the MLS, but a seller may still offer to pay it off the MLS.
The agreement names the services, the term and the compensation in a specific amount or rate, and states that it is negotiable and not set by law. We explain each term before you sign.
Compensation is a negotiated term. A seller may offer to pay some or all of it, and we ask for that in the offer where it makes sense, but you and your agent agree what you owe if it is not paid.
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 work as your representative, and we say which role in writing.
You can rent a villa at The Villas at Timber Lakes with limits and keep two pets under 55 pounds. Leases must be written, at least 30 consecutive days, no more than four a calendar year, with no pets in a leased unit and no amenity use by an owner whose unit is leased.
The Declaration requires a written lease, notice within 5 days, a 30-day minimum, no subleasing and up to 6 overnight occupants, and the 2025 rules describe four leases a year of up to one year each with no renewal options. The 2026 lease packet asks for an application 20 days ahead, a $150 fee and a $50 background check for each applicant and each occupant over 18. Nightly or vacation-style rentals do not fit.
With a 30-day minimum and a Declaration that treats public lodging as a business use, nightly rentals are not an option here. A buyer who wants one should look elsewhere in Estero.
The March 2025 rules allow two domesticated pets under 55 pounds, and the Declaration says two small pets and prohibits pit bulls. Service and emotional-support animals require notice to the manager, and federal fair housing guidance treats assistance animals as accommodations, not pets.
The Declaration sets no age limit on occupants, so it is not a 55-plus community, and buyers of any age may buy subject to the application.
A Timber Lakes buyer should read the reserve schedule and the flood map as part of the price. The 2026 schedule shows a $383,155 opening balance and a $750,000 roof line, painting projected at $50,367 in 2029, and every Stone Way address we tested is in FEMA Zone AE.
Exterior painting is $44,750 on a 7-year life, paving $67,200 on a 20-year life, the roof $750,000 on a 25-year life and an insurance and storm deductible fund $31,865, with deferred maintenance of $18,466. The schedule assumes 3 percent inflation and 2 percent interest and projects a roof replacement in 2048 at $1,480,190.
Florida's milestone inspection rule (Section 553.899) and the structural integrity reserve study rule (Section 718.112) apply to condominium buildings of three stories or more. These are attached villas with garages, and we did not find a recorded story count, so we do not say whether either applies. Ask the manager in writing.
The Division of Condominiums register shows the association as approved and recorded and not delinquent. That is a filing status, not a building inspection.
The strengths of The Villas at Timber Lakes are a gated address across US-41 from Coconut Point, association-maintained roofs and exteriors, a reserve balance of $383,155 at the start of 2026 and one bill that carries the master fee. The weaknesses are a fee that has risen 30 percent since 2023, strict leasing and pet rules and thin sales data.
You tour a Timber Lakes villa through the listing agent, because Fountain Lakes is gated, and you make an offer against the recent closing band with the paperwork terms spelled out. Call Marc at (239) 287-5873 and he schedules the showing and sends the association documents that are public before you go.
The main gate is on US-41 at Fountain Lakes Boulevard, and buyers who arrive without an appointment will not be waved in. We coordinate the gate, the showing window and the walk-through.
Offer inside the band where villas have been closing, remember that the 36-month mean gap to list was $14,780 and that a new, well-priced villa has sold in days, and write the terms: the 7-day document window, the inspection period, who orders the estoppel and a closing date that leaves 30 days for the association's application.
After acceptance, you apply to the association at least 20 days before closing, order the inspection and the insurance quote, review the documents and close. We keep the calendar.
A personalized Timber Lakes buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a plan, walk the fee stack and the monthly cost, set out the document plan for a Chapter 718 condominium and tell you honestly whether Timber Lakes, Villas of Fountain Lakes or another neighborhood fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers.
Ask Marc to set up alerts for The Villas at Timber Lakes and for Villas of Fountain Lakes, so you hear the day a villa lists.
If you're searching for a Villas at Timber Lakes listing agent, or thinking, "I need someone to sell my Villas at Timber Lakes home," you are selling into a village where one villa closes every few months and the price against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Villas at Timber Lakes closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 17 rows the MLS has recorded since December 2021. Our team has closed more than 4,000 transactions across Southwest Florida, and Jesse and Marc account for over $900 million in personal sales inside our $2.5 billion team total as leaders of Domain Realty Group.
Start with a free Villas at Timber Lakes home valuation or Call Jesse direct at (239) 898-6072. See what a Timber Lakes villa is worth and our Timber Lakes seller guide.
For a villa priced to the recent closings, yes: there was no active listing on September 29, 2026 and the June 2026 villa closed in 2 days.
Against the village's own sales, by plan, then adjusted for condition.
The 36-month median is 38 days and the 12-month median is 21, with a range of 2 to 139 days.
The Declaration asks for notice of a transfer, and the 2026 sales packet asks the buyer to apply at least 20 days before closing.
Generally yes, subject to the lease and the rules, and the buyer takes the lease.
The seller customarily pays doc stamps and the owner's title policy in Lee County, plus the estoppel, commission and repairs.
McGreevy and Comisar is a top-reviewed Villas at Timber Lakes buyer's agent on Google, and the quotes below are genuine five-star client reviews in the reviewer's own words. We publish no aggregate score and no star-rating widget. Read every review on the McGreevy and Comisar Google Business Profile.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
A Timber Lakes specialist matters for a buyer because the village is small enough that one wrong assumption costs real money: the wrong plan, a peak-era sale used as a comparable or a missed 20-day application clock. McGreevy and Comisar read the recorded documents so you meet no surprise.
Marc Comisar is a Broker Associate who leads buyer representation, negotiates for you and walks the villa and the documents with you.
Jesse has been in the business since October 2004 and runs the pricing and paperwork behind every offer.
A generalist may treat the village as an HOA, miss the 7-day window in Chapter 718, quote the wrong area or overlook the fee history. We start from the recorded Declaration.
Buyers who want to compare can start with the Fountain Lakes community guide and the neighborhood guides for The Greens, Forest Ridge, Sunrise and Lakeside.
Many Timber Lakes buyers are selling another home in the same season, and we coordinate both contracts so the closing dates line up. Jesse leads the sale and Marc leads the purchase, and the two of us manage the calendar.
Selling your current Florida home to buy here? See our Timber Lakes seller guide and Call Jesse direct at (239) 898-6072, or request a free home valuation.
We work every gated community in Estero, and the Fountain Lakes guides show how the neighborhoods inside these gates compare.
These are the questions buyers ask most about The Villas at Timber Lakes villas for sale, association fees and living in Estero, answered from the records cited below. Each answer names the village and points to the section that holds the detail, and where a record is not public, the answer says so.
The Villas at Timber Lakes is a condominium neighborhood of 62 two-bedroom, two-bath attached villas on Stone Way inside the gated Fountain Lakes community in Estero, Florida. It was built between 1994 and 1996 by Rottlund Homes of Florida, and its recorded name is The Villas at Timber Lake, a Condominium.
Both are in use. The recorded name on the Declaration, the state register, the county roll and the MLS is Timber Lake, singular, and the community's own website says Timber Lakes. This page covers the Estero condominium in ZIP 33928 and not Timber Lakes at Three Oaks or the Timber Lake developments in Collier and Pasco counties.
Inside Fountain Lakes, off US-41 across from Coconut Point in Estero, Lee County, ZIP 33928. Every villa is on Stone Way. The main gate is at Fountain Lakes Boulevard and US-41, and a residents-only gate is at West Tree Road and Williams Road.
The Declaration and the county roll both show 62, and the state condominium register lists 62 units. By our reading of the unit numbers they sit in 17 buildings, though we did not find a recorded building count.
The county roll shows 1,092 to 1,115 heated square feet, with a median of 1,094. Two plans dominate: about 1,094 square feet on 28 parcels and 1,115 on 27, and MLS listings sometimes state other areas up to 1,140.
Two bedrooms and two baths on all 62 parcels on the county roll. One January 2024 listing was marketed as a two-bedroom-plus-den, so a den or flex space appears in at least one villa's marketing.
Between 1994 and 1996. The county roll shows 5 villas built in 1994, 19 in 1995 and 38 in 1996, and the Declaration was executed in December 1994 by Rottlund Homes of Florida.
On September 29, 2026 the MLS showed no active listing. About four villas sell a year, so listings are rare. Ask Marc to watch for the next one at (239) 287-5873.
The 12-month median is $335,000 on 3 MLS closings, from $320,000 to $345,000 (a small sample), and the 36-month median is $329,000 on 10 closings. Plan and condition explain the spread.
The 36-month median is $296.48 per MLS square foot on 10 closings, and the 12-month median is $300.45 on 3. These are MLS figures and are not comparable with county-record figures.
Flat since 2024. The county median rose from $221,000 in 2019 to $335,000 in 2026, but every marketed closing from March 2024 to June 2026 landed between $300,000 and $345,000. Three closings in 12 months is too few to call a trend.
The 36-month median is 38 days on market and the 12-month median is 21, with a range of 2 to 139 days across 10 closings. Sold-to-list has a median of 95.9%.
For 2026 the association's budget sets $1,270 per unit each quarter ($5,080 a year), billed January, April, July and October. The Fountain Lakes master fee is built into that figure.
The budget carries grounds, insurance on the buildings, general maintenance, management, irrigation water, the master association line and a reserve contribution. Under the Declaration the association maintains roofs, exterior walls and the garage structure.
A $2,500 capital contribution to the Fountain Lakes master, a $150 non-refundable purchase application fee to Pegasus, $75 for the association documents, recording fees and lender costs. In Lee County the seller customarily pays doc stamps and the owner's title policy, and the contract controls.
We found no community development district for Fountain Lakes. Special assessments are possible in any condominium; the bylaws cap them at 15 percent of the annual budget without majority consent, and we found none in the 2026 packet, but ask the manager for current status.
They depend on the assessed value and exemptions, and the Lee County Property Appraiser sets the value. We do not publish a typical bill; look up the specific parcel, and remember a sale can reset the assessed value.
Fountain Lakes has a nine-hole par-3 course. We did not find a published golf charge for Timber Lakes owners, so ask the master office at 239-495-3555 what a villa owner pays to play before you rely on golf.
No. Section 12.2 of the Declaration says there is no restriction on the age of occupants, and Fountain Lakes is all-ages. The rules still limit lease occupancy to six overnight occupants and set quiet hours from 10 p.m. to 8 a.m.
Yes, with limits: a written lease, at least 30 consecutive days, no more than four leases a calendar year, no subleasing, no pets in a leased unit and an application with a $150 fee and $50 background checks.
No. The 30-day minimum, the four-lease cap and the Declaration's treatment of public lodging as a business use rule out vacation-style rentals. One packet FAQ says 28 days, which conflicts with the Declaration, so treat 30 days as the floor.
Two domesticated pets under 55 pounds under the March 2025 rules, and the Declaration says two small pets and prohibits pit bulls. No pets are allowed in a leased unit, and service and emotional-support animals require notice.
Each villa has a garage and a driveway, both limited common elements under the Declaration. The rules allow two vehicles per unit, one in the garage and one in the driveway.
Some may. The rules contemplate lakefront patios with a 20 foot easement, but we found no public count of lakefront villas and state none. Ask your agent to confirm the view of a specific villa at a showing.
Every Stone Way point we tested on FEMA's National Flood Hazard Layer on September 30, 2026 returned Zone AE, a Special Flood Hazard Area. Confirm the zone for a specific address before you make an offer.
Probably, through the association's master flood policy for the building, and often as a lender requirement for a Zone AE unit. You will still want an HO-6 policy. Ask your lender and an insurance agent.
We found no public record that speaks to water in these buildings during Ian, so we do not say. Ask the manager for the insurance claims history and the current flood policy.
Those rules apply to buildings of three stories or more, and we did not find this village's story count. Ask the manager in writing whether the association has a study or inspection report.
The Villas at Timber 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. Confirm with the Lee County School District before relying on any school.
Timber Lakes is newer (1994 to 1996 against 1989 to 1991), has a lower quarterly fee ($1,270 against $2,126) and a 36-month median of $329,000 against $299,556 for Villas of Fountain Lakes.
Ask for the Declaration, the 2026 budget, the reserve schedule, the roof contract and warranty, the insurance policies, any special assessment, the water and sewer arrangement, the lease count and the current approval process for buyers.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We read the recorded Declaration, the association's budget and reserve schedule and every recent closing before writing this page. Call Marc at (239) 287-5873 or read how we represent buyers.
Through the listing agent, since Fountain Lakes is gated. Call Marc at (239) 287-5873 and he will schedule a showing and send the association documents that are public before you go.
Pegasus Property Management manages the association and the master. The association's principal and mailing address on its state filing is care of Pegasus in Bonita Springs, and the Fountain Lakes master office is at 22201 Fountain Lakes Blvd., Suite 1.
By the association. The Declaration has the association maintain roofs and exterior walls, and the 2026 reserve schedule carries $750,000 for the roof. Ask for the roof contract and warranty.
Fountain Lakes Community Association, Inc. runs the gates, roads, amenity center and common areas for the 900-lot community that Kraus-Anderson began in 1987. Villa owners pay it through the village's quarterly bill and a $2,500 capital contribution at closing.
Timber Lakes buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group and read the recorded Declaration, the 2026 budget and every recent sale of this village before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Read more on our about page, and follow our latest work on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Buying in Timber 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.
Every fact on this Timber Lakes buyer guide traces to a primary record below: the recorded Declaration and the association's own packets and budgets, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources, and the master association's documents. Sale facts come from the Southwest Florida MLS (Matrix, pulled September 29, 2026) and the Lee County Property Appraiser recorded-sales file. No brokerage, listing portal or IDX feed is cited. Every link was accessed September 30, 2026.
The documents a Timber Lakes buyer should read before an offer are published by the community's own site, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded Declaration is Official Records Book 2560, Page 1750 in the Lee County Clerk's records, and the estoppel certificate comes from Pegasus Property Management.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Condominium for The Villas at Timber Lake | Recorded, Lee County, OR Book 2560 Page 1750; posted by the Fountain Lakes site | December 1994 | |
Rules and Regulations, revised March 2025 | The Villas at Timber Lake Association, Inc. | March 2025 | |
2026 Sales Packet (FAQ, purchase application, budget) | The Villas at Timber Lake Association, Inc. | January 2026 | |
2026 Lease Packet | The Villas at Timber Lake Association, Inc. | 2026 | |
2024 Sales Packet (2024 budget, reserve schedule) | The Villas at Timber Lake Association, Inc. | 2024 | |
The Villas at Timber Lake Association, Inc. record (N94000004103) | Florida Division of Corporations | filed August 18, 1994 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Fountain Lakes 2020 Amended and Restated Declaration (scanned image) | Fountain Lakes Community Association | 2020 | |
Fountain Lakes 2025 Rules and Regulations, recorded (scanned image) | Fountain Lakes Community Association | 2025 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
You reach the Timber Lakes buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected] or using the buyer consultation form at the top of this page. The first conversation carries no obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Brokered by Domain Realty.
If you are thinking, "I need someone to help me buy a home in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.