Estero, Florida
Buy a condo in Villas of Fountain Lakes with McGreevy and Comisar, Top 1% nationally since 2008. Every closing, the 2026 budget and the association approval steps explained before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a condominium at Villas of Fountain Lakes means buying into a 49-unit association behind the Fountain Lakes gates, with one active listing on September 29, 2026, 10 Southwest Florida MLS closings in the 24 months before it at a $299,556 median, and a purchase that needs the association's approval before you close. This buyer guide sits beside our full Villas of Fountain Lakes neighborhood guide and the Fountain Lakes community guide. Everything here answers one buyer's question: what a Villas flat costs to buy and to carry, what the association's own 2026 budget says, and which steps stand between an accepted offer and the keys. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Own a home you need to sell first? Our seller guide for Villas of Fountain Lakes shows how the other side of your deal is priced, and our Villas of Fountain Lakes home valuation guide shows how a flat here is valued. Comparing the two Villas neighborhoods inside the gates? See our guides to buying a home in Fountain Lakes and buying a home in The Villas at Timber Lakes.
McGreevy and Comisar are the best realtor for buying a Villas of Fountain Lakes condominium because we read the closings and the association's records before you offer, file the purchase application in the first week, and negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar and Jesse McGreevy represent buyers across Estero's gated communities. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. A Villas purchase has more paperwork than most, so we run the calendar for you.
Recent Villas of Fountain Lakes market record (12 months to September 29, 2026): 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), a median of $301,111 (n = 5, a small sample), a range of $210,000 to $335,000, a median of 157 days on market and a median sold-to-list ratio of 95.7%. The 24-month window, the first to reach 10 closings, shows a $299,556 median on 10 sales. We publish no count of Villas purchases we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
For Villas of Fountain Lakes buyers: the first question is the carry, because the association's 2026 budget is $2,126 per unit per quarter, or $8,504 a year, about 2.8 percent of the 24-month median price every year before tax and your own insurance. The second is the roof and reserve schedule in that same budget. The third is the plan, because the roll shows three sizes (967, 1,053 and 1,286 heated square feet) that have not priced the way their square footage suggests.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Villas of Fountain Lakes is narrower and checkable: we tracked every one of the 16 MLS closings recorded here since April 2022, we read the association's 2026 sale packet, budget and reserve schedule, the state's condominium register and the Lee County roll, and we say where the record stops.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Villas of Fountain Lakes buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your carry and your closing date more than any photograph will, and every one is specific to this 49-unit condominium.
Villas of Fountain Lakes buyers can use the links below to jump straight to prices, the approval process, costs, the Timber Lakes comparison or the buyer FAQ. The guide runs in the order most buyers decide: what it takes, what it costs, what the law gives you, and what to check before you offer.
Buying a condo at Villas of Fountain Lakes takes an offer near the recent closings, an approved purchase application filed at least 20 days before the sale date, about $2,650 of association-side cash at closing, a lender who accepts the condominium and a review of the association's documents. The steps run in a fixed order.
The order below is the one we run for every Villas buyer, and each step is explained in the sections that follow.
A Villas purchase needs at least 20 days between filing the application and the sale date, and the packet says an application may take up to 30 days to process. A contract with a 30-day closing has no slack unless the application goes in the first week. We file it that week.
Most Estero neighborhoods are homeowners' associations. This one is a condominium, so the association owns and maintains the roof, structure and exterior, the buyer gets the resale documents and a cancellation window under Chapter 718, and the association approves the purchaser. Each of those changes the contract, and we write it that way.
The Villas of Fountain Lakes market for buyers is thin and slow: one active listing on September 29, 2026 against 5 closings in 12 months, a median of 157 days on market in 2026 and a median 95.5% of final list price over 24 months. That gives a patient buyer room, and a hasty one little choice.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Every figure names its window. The 36-month window is identical to the 24-month window because the MLS recorded no closing here between September 26, 2023 and April 15, 2025.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $301,111 | $279.17 | 157 | 95.7% |
24 months, first window with 10+ | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
36 months | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
60 months | 16 | $330,000 (mean of $325,000 and $335,000) | $302.00 | 49.5 | 97.1% |
Two facts stand out. In the last 24 months five of the 10 sales took 54 days or fewer and five took 108 days or longer, so a buyer can expect either a quick contest or a long wait depending on the flat. And the sales that took 108 days or longer sold at a median of 93.4% of final list price, against 97.2% for the quick ones, so the slow flats are where the negotiation room is.
One active listing against 5 closings a year is about 2.4 months of supply, a tight figure that says few flats come to market, not that they are easy to buy. If your must-haves narrow the field to one plan, you may wait for a flat to list, and we set up alerts so that you see it when it does.
Villas of Fountain Lakes condos sold for $210,000 to $425,000 in the last 24 months, across 10 MLS closings with a $299,556 median, $281.08 per MLS square foot and 81 days on market. Each is listed below by month, plan, final list price, sold price and days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Beds and baths are as the MLS listed them. MLS living area does not always match the county roll, which has only 967, 1,053 and 1,286 heated square feet, so we treat MLS price-per-square-foot figures for this neighborhood as soft.
Closed | Beds and baths | MLS living area | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 2 + den and 2 | 1,200 | $349,900 | $335,000 | 95.7% | 157 |
May 2026 | 2 + den and 2 | 1,286 | $224,900 | $210,000 | 93.4% | 474 |
Mar 2026 | 2 and 2 | 1,050 | $274,888 | $245,000 | 89.1% | 333 |
Feb 2026 | 2 and 2 | 1,053 | $309,900 | $301,111 | 97.2% | 5 |
Jan 2026 | 2 and 2 | 967 | $309,900 | $315,000 | 101.6% | 53 |
Jun 2025 | 3 and 2 | 1,286 | $319,900 | $270,000 | 84.4% | 108 |
May 2025 | 3 and 2 | 1,286 | $250,000 | $225,000 | 90.0% | 51 |
May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | 95.2% | 32 |
Apr 2025 | 2 and 2 | 1,053 | $299,900 | $298,000 | 99.4% | 54 |
Apr 2025 | 2 and 2 | 1,353 | $429,900 | $425,000 | 98.9% | 186 |
Six closings before this window, from April 2022 to September 2023, sold between $325,000 and $399,000, with a $349,000 median in 2022 and $350,000 in 2023, all within 50 days. The MLS shows no closing in 2024, and the 60-month median of $330,000 leans on those earlier sales. A buyer today is not paying those prices.
The May 2025 sale at $335,000 is filed under this neighborhood's label with 1,115 square feet, but the county shows no recorded sale of one of these 49 parcels at that price, and the roll has no unit of that size here. It also appears in the file for The Villas at Timber Lakes. We keep it because our facts file keeps every row that carries the neighborhood's own label; without it the 24-month window would be 9 closings at a $298,000 median. The MLS Sub field does not separate this neighborhood, so we also placed two closings in this window that were filed under the generic Fountain Lakes label by matching each to a Lee County qualified sale of one of the 49 parcels at the same price within 45 days.
Villas of Fountain Lakes has 49 units in nine buildings inside gated Fountain Lakes, a 2026 budget of $2,126 per unit per quarter, a purchase approval of up to 30 days and, on September 29, 2026, exactly one flat for sale, asking $385,000 after 176 days. In a neighborhood where 10 flats closed in 24 months at a $299,556 median, the buyer who knows the record and starts the approval early is the one who closes.
Buying at Villas of Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers, or start with a buyer consultation for Villas of Fountain Lakes.
Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read how we sell a Villas of Fountain Lakes condo.
A Villas of Fountain Lakes condo costs about $299,556 for the 1,053 square foot two-bedroom, two-bath plan and $225,000 for the 1,286 square foot three-bedroom plan on the county's 2025 and 2026 recorded sales, with one 967 square foot sale at $315,000. Every group is small, and condition and position explain the spread.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
The roll's 2026 parcel data shows exactly three heated areas across the 49 units. Sixteen are 967 square feet, two bedrooms and one bath on the roll. Seventeen are 1,053 square feet, two bedrooms and two baths. Sixteen are 1,286 square feet, three bedrooms and two baths. The roll does not name floor plans and neither does the association's public material, so we refer to them by heated area.
Plan (roll) | Units | County qualified sales, 2025 and 2026 | Prices | Median |
|---|---|---|---|---|
967 sq ft, 2 bed | 16 | 1 | $315,000 | $315,000 |
1,053 sq ft, 2 bed and 2 bath | 17 | 4 | $245,000, $298,000, $301,111, $425,000 | $299,556 |
1,286 sq ft, 3 bed and 2 bath | 16 | 3 | $210,000, $225,000, $270,000 | $225,000 |
We cannot see it in public records. Our reading is that floor, position, condition and finishes explain part of it, and that buyers in this price band weigh the dues heavily. For you as a buyer, it means the third bedroom may be the best value in the neighborhood, and we walk the specific unit before we say so.
The MLS shows two-bedroom-plus-den listings at 1,286 square feet, two-bath listings at 967 square feet where the roll carries one bath, and living areas of 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353 that the roll does not have. Confirm the size, bath count and bedroom count from the association's plans or a measured survey for the specific unit, because a listing that overstates the size overstates the price you should pay. Our valuation guide for Villas of Fountain Lakes shows how the plans have priced.
The roll's unit numbering and streets point to nine buildings: two on Cinnamon Lane (10 units), three on Sundancer Court (15 units) and four on Tallwood Court (24 units). That building count is our reading of the roll, not a figure from the recorded declaration. The rules refer to both single-story and two-story units, so a buyer chooses between ground-level and upper-level flats.
On September 29, 2026 the Southwest Florida MLS showed one Villas of Fountain Lakes flat for sale: a two-bedroom, two-bath, 1,053 square foot condo listed at $385,000 with 176 days on market. That is $83,889 above the $301,111 the last 1,053 square foot flat in the MLS record closed at in February 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The ask is $40,000 below the April 2025 sale at $425,000, which the county records at 1,053 heated square feet and the MLS lists at 1,353, and well above every other 1,053 square foot sale. After 176 days it has not found a buyer at that price. A buyer who wants this plan has room to negotiate, and we would start from the recent closings.
With one listing, the next flat to come to market matters. We set up saved searches so that you see new Villas listings the day they list, we watch the neighboring Timber Lakes and Greens listings for a comparable, and we talk to listing agents. Our relationships sometimes surface a flat before it reaches the MLS, and in a 49-unit association we do not promise it. Call Marc at (239) 287-5873 for the live list.
Villas of Fountain Lakes sits at $301,111 on 5 MLS closings, between The Greens at $185,000 and the detached-home neighborhoods of Forest Ridge, Sunrise and Lakeside at $440,000 to $457,500 on 12-month medians. It is the smallest of the seven Fountain Lakes neighborhoods with their own page, at 49 units.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
Medians are 12-month figures from our facts files and carry their own count, because MLS labels hide some sales.
Neighborhood | Units (2026 roll) | Regime | Built (roll) | 12-month median (n) |
|---|---|---|---|---|
143 | Condominium | 1988 | $185,000 (9) | |
135, tract mapping inferred | Homeowners' association | 1994 to 1999 | $440,000 (5) | |
128 | Homeowners' association | 1988 to 2003 | $457,500 (4) | |
86 | Homeowners' association | 1990 to 2004 | $454,000 (3) | |
64 | Regime unresolved | 2000 to 2002 | $522,500 (5) | |
62 | Condominium | 1994 to 1996 | $335,000 (3) | |
Villas of Fountain Lakes | 49 | Condominium | 1989 to 1991 | $301,111 (5) |
The Greens at Fountain Lakes is the entry price: 143 low-rise condominium units of 683 to 980 heated square feet built in 1988, about $116,000 below the Villas at the median. The Villas' units are bigger and have garages. The detached-home neighborhoods of Forest Ridge, Sunrise and Lakeside run $139,000 to $156,000 above the Villas at the median, and a buyer who does not need a detached home pays Villas dues and gets exterior maintenance instead.
Choose Villas of Fountain Lakes for larger three-bedroom options, a private pool and a lower median price, at $299,556 on 10 MLS closings in 24 months; choose The Villas at Timber Lakes for newer 1994 to 1996 two-bedroom flats, faster sales and lower published dues, at a $329,000 median on 6 closings. Both sit behind the same gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both are condominiums under Chapter 718, share the master association and the same manager and are built out with attached garages. The Timber Lakes dues figure is from its 2024 sale packet, the year we read, so the dues gap is indicative and each neighborhood's current estoppel would settle it.
Factor | Villas of Fountain Lakes | The Villas at Timber Lakes |
|---|---|---|
Residential parcels (2026 roll) | 49 | 62 |
Built (roll) | 1989 to 1991, median 1991 | 1994 to 1996, median 1996 |
Bedrooms (roll) | 2 on 33, 3 on 16 | 2 on all 62 |
Heated area (roll) | 967 to 1,286, median 1,053 | 1,092 to 1,115, median 1,094 |
Quarterly dues | $2,126 (2026 budget) | $1,250 (2024 budget) |
Annual dues | $8,504 | $5,000 |
Master capital contribution | $2,500 | $2,500 (2024 packet) |
Application fee | $150 on the 2026 form, $100 in the Q&A | $100 (2024 packet) |
Lease rule | Minimum one month, four a year | Minimum 28 days or one per month, four a year, no pets in leased units (2024 packet) |
MLS, 12 months | 5 closings, $301,111 median (small sample) | 3 closings, $335,000 median (small sample) |
MLS, 24 months | 10, $299,556 | 6, $329,000 (small sample) |
MLS, 36 months | 10, $299,556 | 10, $329,000 |
MLS, 60 months | 16, $330,000 | 16, $335,000 |
Median $ per MLS sq ft, 24 months | $281.08 | $296.48 |
Median days on market, 24 months | 81 | 26.5 |
Median sold-to-list, 24 months | 95.5% | 95.9% |
Active listings, Sep 29, 2026 | 1 at $385,000 (1,053 sq ft) | 0 |
County qualified sales since Sep 29, 2025 | 4, $273,056 median | 4, $340,000 median |
One $335,000 May 2025 closing appears in both neighborhoods' MLS lists, as explained above.
Dues and speed. The Villas' 2026 dues of $8,504 a year are $3,504 above the $5,000 a year in Timber Lakes' 2024 budget, a different year, so the gap is indicative. The Villas' median price is $29,444 lower over 24 months ($299,556 against $329,000), so a buyer who saves that at purchase would be behind after about 8 years of the higher dues (our arithmetic). Timber Lakes' median days on market over 24 months is 26.5 against 81, and its sold-to-list ratio is about the same.
Three-bedroom units (16 of 49 on the roll), a range of three sizes, an association pool, spa and screen room, water, sewer, irrigation and trash inside the dues, and a two-vehicle rule that counts golf carts. Timber Lakes' units are all two-bedroom flats between 1,092 and 1,115 square feet.
Choose Villas of Fountain Lakes if you want the lower purchase price, a third bedroom or a garage flat with the association's pool a short walk away, and you are comfortable with higher dues and a slower resale. Choose The Villas at Timber Lakes if you want a newer building, a single plan size and a faster sales record. The master fee, the gates and the amenities are the same; the neighborhood association, the building and the dues differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Florida law gives a Villas of Fountain Lakes buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, milestone and reserve-study information as applicable and the Frequently Asked Questions and Answers document, plus a right to cancel if the contract clause is not satisfied. That is section 718.503.
Under section 718.503, a buyer who has entered a contract for a condominium resale is entitled, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, an annual financial statement and budget, the inspector-prepared milestone summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report and the Frequently Asked Questions and Answers document required by section 718.504. The buyer must also receive the Division of Condominiums governance form.
Every resale contract must carry a conspicuous clause saying either that you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that you may cancel by written notice within 7 days, excluding those days, after signing and receiving them. A waiver has no effect, you may extend the closing by up to 7 days, and the right ends at closing. A contract that does not conform is voidable by the buyer before closing. We read the clause with you, and we calendar the window.
For contracts entered after December 31, 2024, the contract must also carry a conspicuous statement about whether the association is required to have a milestone inspection or structural integrity reserve study and whether it has completed one. Those rules apply to buildings of three or more habitable stories. The Villas' rules describe single-story and two-story units, which suggests the buildings fall below that line, but we have not confirmed a story count, so we ask the association for a written statement before you waive anything.
Section 689.261 requires a property tax disclosure summary at or before signing, warning that the seller's current taxes are not a reliable guide to yours, because a change of ownership can trigger reassessment. A Florida seller must also disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis. We quote no Villas tax figure, because it depends on the Lee County assessment, exemptions and millage, and we ask the seller's disclosure early.
Our Fountain Lakes community page labels this neighborhood a Chapter 720 homeowners' association, and the state records say otherwise: the condominium register, the corporate name and the association's own packet describe a Chapter 718 condominium. The homeowners' association disclosure summary in section 720.401 says it does not apply to Chapter 718 associations, so your protection is the section 718.503 package. We have not read the recorded declaration page by page, because the association does not post it, and we ask for it in the resale package. This is information, not legal advice.
At Villas of Fountain Lakes, an estoppel certificate states what the seller owes the association, and the association separately approves you through a purchase application filed at least 20 days before the sale date, taking up to 30 days, with a $150 fee on the 2026 form, a signed contract and a background check.
The 2026 purchase application asks you to attach the signed application, a copy of the sales contract and the $150 application fee payable to Pegasus Property Management, and it authorizes the manager to verify employment, income, evictions and criminal history through a background check. You state whether the unit will be a full-time residence, a part-time residence or a rental. The association's Q&A and the June 2023 rules say $100, so we confirm which fee applies.
The packet says applications may take up to 30 days to process. That, with the 20-day filing lead, is why we file in the first week. You then pay the $2,500 capital contribution at closing, and a copy of the recorded deed goes to the association within ten days after closing.
The estoppel is the association's statement of assessments, fees and any special assessment levied or pending. Florida caps a standard estoppel for a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent, and in Lee County the seller customarily pays it, though the contract controls. The certificate is valid for 30 days. Section 718.116 governs it. We read it for the dues balance, any assessment and any master-level items.
The public materials we read do not describe what happens if a purchaser is denied, and we have not read the recorded declaration. We ask, before you offer, what the manager's practice is and what grounds the declaration allows, and we write the contract so that a denial lets you cancel and recover your deposit. That is a negotiation point, not a hypothetical.
Before buying at Villas of Fountain Lakes, inspect the parts the owner maintains: the air conditioning, water heater, wiring, plumbing, windows, doors, screens, garage and lanai, then ask the association for the roof's replacement date, permit and warranty. The association maintains the structure, perimeter walls, roof, gutters and exterior painting.
The rules quote the declaration's unit boundaries: the upper boundary is the underside of the finished ceiling and the lower boundary the upper side of the finished floor, with the interior surfaces of the perimeter walls, windows and doors as the sides. The owner maintains windows, doors, screens, glass, fixtures, wiring, piping, plumbing fixtures and ductwork serving only the unit, along with its air conditioning components. The association maintains the structure, perimeter walls, roof, gutters, exterior painting on a rotating schedule, shrubs and trees and the common areas.
Hire a licensed inspector for the systems you will maintain and ask for a report on the air conditioning, electrical panel, plumbing, water heater and windows. For a flat built in 1989 or 1991, ask for the age of each system and any permits. An inspection of the outside of the building is the association's responsibility, so ask for the association's records instead.
The 2026 schedule gives roofs a 21-year life with 15 years remaining, which implies an installation around 2020 (our arithmetic). Ask for the date, the permit and the warranty. The roof fund is $124,368 against a $747,685 estimated cost, about 17 percent, and the pool and spa equipment item, with one year remaining, comes due soon. We put the schedule in your hands before you offer.
Ask for the recorded declaration and any amendments, the bylaws, the rules dated June 2023 and any later revision, the current budget and reserve schedule, the year-end financial statement, the most recent board minutes, the insurance summary and the estoppel. Minutes and financials are where a special assessment or a roof project would show, and we did not read them, because they are not public.
Ask what permits and approvals the unit has for any change. The rules require written approval from the architectural review committee for garages, lanais, walls, landscaping, patios, awnings, shutters and skylights, and the Village of Estero issues building permits. We have not searched permit history for any specific unit, and we do before you write an offer.
You insure a Villas of Fountain Lakes condo with an HO-6 policy for contents, interior finishes and loss assessment, because the association's master policy, budgeted at $73,500 for 2026, carries the buildings. FEMA shows shaded Zone X at the three street points we checked, so a lender does not require flood insurance on that reading alone.
Section 718.111 governs association insurance and section 627.714 the unit owner's loss assessment coverage. The association carries insurance on the common areas and building structure; it does not insure your personal property or the interior portions that are yours under Florida condominium law. Ask for the master policy summary, the hurricane deductible and the roof age before you price your HO-6.
A wind mitigation inspection, on the state's uniform mitigation verification form, records roof and opening features that can earn insurance credits. For a condominium the credits depend on the building, so ask your insurance agent what the association's records can support. Hurricane shutters are allowed with architectural approval, and the owner maintains them.
At points we geocoded on Cinnamon Lane, Sundancer Court and Tallwood Court, FEMA shows shaded Zone X on the panel effective November 17, 2022. That is a reading at three points, not a survey, and one Zone AE polygon sits within about a third of a mile, so check the exact unit. A lender does not require flood insurance in shaded Zone X, though any lender or insurer may, and any owner can buy it. The 2026 budget carries no flood insurance line, and Citizens publishes its own flood coverage requirement.
Fountain Lakes is about 3.6 miles in a straight line from the Gulf at Lovers Key, and Lee County places it in Evacuation Zone A (storm surge zone 1), so a Villas unit's storm exposure is wind, rainfall flooding and modeled surge in a strong storm. We hold no Villas-specific damage or claims record and do not say the neighborhood was undamaged. The rules ask owners who leave for the season to secure anything that could fly, and to give the board a key so it can check for damage.
You will pay $708.67 a month in condominium dues to own a Villas of Fountain Lakes condo, the $2,126 quarterly assessment averaged over 12 months, plus Lee County property tax, your HO-6 policy and your mortgage if you borrow. The dues include water, sewer, irrigation, common area lighting and trash removal.
Data updated: September 2026 (Villas of Fountain Lakes 2026 adopted budget; Southwest Florida MLS Matrix, pulled September 29, 2026)
The budget covers January 1 to December 31, 2026 for 49 units. Revenue is $339,701.20 in regular assessments plus $76,995.00 in reserve assessments, $416,696.20 in all, which is $2,126.00 per unit per quarter, due on the first day of January, April, July and October. The 2025 budget shows the same $2,126, so dues did not change, though $1,350 shifted from the operating line to the reserve line.
Per unit per quarter the budget allocates $392.83 to reserves, $375.00 to insurance, $370.00 to the master association, $367.86 to utilities, $364.29 to grounds and pool contracts and repairs, $161.74 to building maintenance and $111.39 to the remaining administrative lines. The association's 2026 sale packet lists water, sewer, irrigation and trash as included.
At the 24-month median of $299,556 the $8,504 annual assessment is about 2.8 percent of the price every year. At the $210,000 May 2026 sale it is about 4.0 percent, and at the current $385,000 ask about 2.2 percent, before property tax and your HO-6 policy.
The Fountain Lakes Irrigation Co-op bills a flat $32 a month, collected quarterly at $96, per its own page. The Villas' 2026 budget carries its own irrigation lines, so whether an individual owner also receives a co-op bill is a question for the estoppel.
The 2026 budget spends $420,616 against $416,696 of revenue, a $3,920 gap that equals the master pass-through increase from $350 to $370 a quarter, about 0.9 percent more than it collects. The packet does not say how the gap is covered, and the year-end financials would. We ask for them.
Buyer closing costs at Villas of Fountain Lakes include a $2,500 one-time capital contribution to the master association, a $150 application fee on the 2026 form, lender and title costs, and, if you borrow, note stamps at $0.35 per $100 and intangible tax of $0.002 per $1. In Lee County the seller customarily pays the owner's title policy.
$2,500 plus $150 is $2,650, or $2,600 if the $100 figure in the Q&A applies, before your lender and title costs. A buyer who will rent the flat also files a $150 lease application for each lease. These are fixed, and we tell you before you offer.
On a mortgage the state charges documentary stamps at $0.35 per $100 of the note, capped at $2,450, and a nonrecurring intangible tax of $0.002 per $1 of the mortgage. On a $240,000 loan, which is 80 percent of $300,000, that is $840 in stamps and $480 in intangible tax (our arithmetic on the Department of Revenue's rates). The buyer also pays to record the deed, which costs roughly $18.50 to $35.50 for a typical two-to-four-page deed under section 28.24.
Florida law does not assign closing costs, so custom and the contract decide. In Lee County the seller customarily selects the closing agent and pays the owner's title policy, deed stamps and the estoppel, and the buyer pays the lender's policy and the recording. The contract controls, and we negotiate the split with you.
Association dues are prorated to closing, and Florida property taxes, paid in arrears, are credited to you for the seller's days of ownership. With quarterly dues of $2,126 due on the first of January, April, July and October, the closing agent prepares the numbers, and we check them.
Buyer representation at Villas of Fountain Lakes works under the August 17, 2024 NAR settlement rules: you sign a written agreement with your agent before touring, the agreement states the agent's compensation, compensation is negotiable and not set by law, and offers of buyer-agent compensation are no longer advertised on the MLS.
Before we tour a flat, we sign a written buyer agreement that states the compensation in a specific amount or rate, and says conspicuously that compensation is fully negotiable. We explain it before you sign, and we do not begin touring until it is in place. NAR's guide to written buyer agreements explains the rule.
Compensation is negotiated between you and us. A seller may choose to offer a contribution toward it, off the MLS, and a seller may offer buyer concessions such as help with closing costs, which can still be listed. We tell you in the first conversation what we charge and what a seller's offer would change, in writing.
A Villas buyer gets the closings and the association documents read for you, the purchase application filed in the first week, the contract written around the approval and the cancellation window, and negotiation against the record. In this market, where one flat is for sale, that is most of the work.
You can finance a Villas of Fountain Lakes condo with a lender that accepts the association, and the lender will review the association's budget, reserves, insurance and documents in addition to your own credit and income. We did not research any lender's project approval list, so ask your lender about this specific association before you write an offer.
A lender reviewing a condominium reads the association's budget, reserve funding, insurance, litigation and delinquency information. The association's Q&A states that, as of January 1, 2026, the association was not a party to any court case with potential liability above $100,000, and the 2026 budget shows about 26 percent of replacement cost funded. The lender's own guidelines decide what those numbers mean for your loan.
A cash buyer skips the lender's review but still faces the association's approval, the document package and the inspection. Because so few flats sell, a cash offer with a short inspection period is a real advantage, and it does not change the 20-day filing lead for the application.
Get a pre-approval that names the condominium, ask your lender for its condominium checklist, and send us the results so that the contract dates fit. The Consumer Financial Protection Bureau's owning a home resources explain the loan steps.
We find you the right home at Villas of Fountain Lakes by matching your budget and must-haves to a plan size, setting alerts for new listings, watching the neighboring Timber Lakes and Greens listings, and checking each flat's size, floor, position and documents against the record before you tour. Most of the work is elimination.
If you need three bedrooms, you are looking at the 16 units of 1,286 square feet. If two bedrooms and two baths will do, you are looking at the 17 units of 1,053 square feet. If you want a smaller flat, there are 16 units of 967 square feet. Each has sold at a different price, and we start there.
We bring the closings, the budget and the reserve schedule to the showing. We check the floor, the position against the pool and the garage, the air conditioning and water heater dates, and whether a lease is in place. We arrange gate access, which is barcode-controlled with a call box at the main entrance.
If nothing is listed, we look at the neighbors. The Villas at Timber Lakes has fewer flats, newer buildings and lower published dues, and The Greens has smaller units at a lower price. We tell you honestly whether either meets your list, and we show both on one morning if you like.
We negotiate for you at Villas of Fountain Lakes by anchoring your offer to the closings for the plan, using the 95.5% median sold-to-list ratio as a guide, protecting the approval timeline and the cancellation window, and asking for the roof date and documents before you commit. Price is one part of the contract.
Nine of the 10 closings in the last 24 months sold below their final list price, at a median of 95.5%, and the flats that waited 108 days or longer sold at 93.4%. A flat listed near the recent closings for its plan warrants an offer near the ask. A flat listed well above them, like the $385,000 flat that has waited 176 days, warrants an offer built from the sales.
We write in the approval contingency with a deadline and a refund of your deposit if the association says no, the cancellation window from the contract clause, the inspection period, the financing and insurance dates, and who pays the estoppel and any capital contribution. The contract controls, and we negotiate each with the seller's agent.
Since the NAR settlement, a seller may offer buyer concessions on the MLS, such as a contribution toward closing costs, and offers of buyer-agent compensation are made off the MLS. In a market with five sales a year we ask for a concession only when the record supports it.
The Villas of Fountain Lakes rules that decide whether a home works for you are a one-month minimum lease with four leases a year, no more than two pets and two vehicles, architectural approval for changes, no vacation rentals and no 55-plus restriction. Whichever set of rules, the neighborhood's or the master's, is stricter controls.
Renting is allowed for a minimum of one month and no more than four times a year, with a lease application at least 15 days ahead, a $150 fee and a background check on each tenant over 18. When a unit is rented the owner gives up amenity use. Vacation rentals are out, since the master association prohibits stays under 30 days.
Each unit may have no more than two dogs, or two cats, or one of each, plus up to two small domestic birds and tropical fish, and pit bulls are prohibited. Pets must be leashed outside the unit and are not permitted on the pool deck. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply regardless of the pet policy.
Each unit has exclusive use of its attached garage and the driveway in front of it, and each unit is limited to two vehicles, counting motorcycles and golf carts, unless the board approves a third. Parking on grass or the street is not allowed. Every vehicle needs the community's barcode decal for gate entry, and golf carts must be registered with the master association. If you have two cars and a golf cart, this is the rule to read first.
Written approval from the Villas architectural review committee is needed for garages, lanais, walls, landscaping, patios, awnings, antennas, hurricane shutters and skylights, and some changes need the master committee. Owners can add a block or paver patio at ground level, up to 12 feet out from the wall on single-story units, with written approval first.
The association's own rules say the neighborhood is not a 55-and-older community as defined by Florida and federal law. That is a legal fact about the property, and a buyer of any age can buy here subject to the association's ordinary application and background check.
Villas of Fountain Lakes is right for a buyer who wants a garage flat behind the Fountain Lakes gates at about $300,000, values a small association and included utilities, and accepts higher dues, a purchase approval of up to 30 days and reserves that are about 26 percent funded. It is wrong for anyone who needs a fast, simple closing.
Villas of Fountain Lakes sits about a third of a mile north of the community's main entrance by our geocode, across US-41 from Coconut Point. Approximate off-peak drive times from the main entrance are 6 to 8 minutes to Coconut Point, 5 to 7 minutes to I-75 at Corkscrew Road, 8 to 12 minutes to Miromar Outlets, 12 to 15 minutes to Florida Gulf Coast University, 20 to 24 minutes to Southwest Florida International Airport and 25 to 30 minutes to downtown Naples, according to our earlier community research. Villas of Fountain Lakes addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
McGreevy and Comisar is a top-reviewed Villas of 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 and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A Villas purchase has the association's approval built in, so a smooth closing is the result of a calendar run from the first week. That is the part we handle for you.
★★★★★ "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
In a neighborhood with three plan sizes, two dozen pieces of paper and one active listing, listening is how we decide whether a flat fits before we spend your time.
★★★★★ "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
With one flat for sale, a search here can take months. We keep looking, and we tell you honestly when a neighbor might meet your list better.
You can get a personalized Villas of Fountain Lakes buyer consultation by using the form on this page or calling Marc at (239) 287-5873. We start with your budget, your must-haves and your timeline, then show you the closings for the plan you want, the association's 2026 numbers and the steps from offer to keys, at no cost.
The consultation covers the questions that decide a Villas purchase: which plan fits, what the dues and the roof schedule mean for your carry, how the approval calendar fits your closing date, and how to handle a flat that has waited 176 days at its ask. Use the buyer consultation form on this page, call Marc at (239) 287-5873, or read how we represent buyers. If you need to sell a home first, call Jesse direct at (239) 898-6072.
With one active Villas listing, the day a new flat lists matters. Tell us your plan size and budget and we set up saved searches for Villas of Fountain Lakes, The Villas at Timber Lakes and The Greens at Fountain Lakes, so that you see a new listing when it appears. Call Marc at (239) 287-5873 to start.
Villas of Fountain Lakes specialists matter for a buyer because the facts that decide a purchase live in documents, not a listing feed: a Chapter 718 condominium, a buyer approval of up to 30 days, a master capital contribution, a lease cap, architectural review, a reserve schedule and three plan sizes that do not price by square footage.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the field side of a purchase: showings, gate access, buyer agent conversations, inspections and the walk-throughs that let a seasonal buyer decide without a dozen trips. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and the other half of McGreevy and Comisar. He runs pricing, data and the association and closing paperwork, which for a Villas buyer means the closings, the budget and reserve reading and the contract calendar. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may hand a buyer a homeowners' association summary when the neighborhood is a condominium, file the purchase application in week three of a 30-day closing, quote the MLS square footage when the roll says otherwise, treat the larger three-bedroom flat as worth more per square foot, forget the $2,500 capital contribution, or skip the roof date. None of those mistakes is exotic, and each one costs a buyer time or money.
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Villas of Fountain Lakes buyers with a home to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because we run both sides as one plan, including two closing dates. In 24 months, the same recorded size of flat here closed $56,111 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for the best listing agent for the home you are leaving, or thinking, "I need someone to sell my home so that I can buy at Villas of Fountain Lakes," here is the short version. We price your current home from its own closings, we build its document file before the first showing, and we line up the closing dates so that neither deal waits on the other.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying first? Call Marc at (239) 287-5873 and see how we represent buyers.
It depends on your finances and your flexibility. With one flat listed and five sales a year, a seller may prefer a clean offer, so a contingent offer can be harder to win, and a buyer who sells first can offer with more strength. We map both paths with numbers before you choose.
Often, yes, with planning. The Villas purchase has a 20-day filing lead for the association's approval and up to 30 days of processing, so the sale of your current home needs a closing date that leaves room, and we sequence the two contracts with your closing agent.
Florida's portability rule can carry accumulated savings to a new Florida homestead within the statutory window, up to $500,000, under section 193.155. The January 1 test matters. We are not tax advisors, so confirm the details with yours.
Yes. Our own buyer database and direct agent outreach can handle a sale that needs privacy, though less exposure can mean a lower price, and we will show you both scenarios with numbers.
Ask each team for its comparable set for your neighborhood, its plan for the association documents and its plan for the closing dates. Our Estero agent comparison guide compares teams on the public record.
These are the questions buyers ask most about Villas of Fountain Lakes homes for sale, condos for sale, condo fees and living in Estero, answered from the records cited below. Each answer names Villas of Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
Villas of Fountain Lakes is a 49-unit condominium neighborhood inside the gated Fountain Lakes community in Estero, Florida, on Cinnamon Lane, Sundancer Court and Tallwood Court, with units of 967, 1,053 and 1,286 heated square feet built in 1989 and 1991.
No. It is a different place from The Villas at Timber Lakes, Sungate Villas and the inactive state filing called The Villas of Fountain Lakes Limited Partnership. This page covers The Villas of Fountain Lakes Condominium Association, Inc., filed in 1988, in Estero, Lee County, ZIP 33928.
Villas of Fountain Lakes is inside the Fountain Lakes community, about a third of a mile north of the main entrance at Fountain Lakes Boulevard and US-41 by our geocode, across US-41 from Coconut Point. The state's register carries a South Tamiami Trail address for the project.
The Lee County 2026 roll carries 49 residential parcels, all condominium use, and the state's condominium register lists 49 units, so the two counts agree. The roll's unit numbering and streets suggest nine buildings.
A condominium under Chapter 718, on the state register, the association's corporate name and its own 2026 packet. Our Fountain Lakes hub labelled it a Chapter 720 homeowners' association, which is being corrected. We have not read the recorded declaration itself.
The roll shows three heated areas: 967 square feet (16 units), 1,053 (17) and 1,286 (16). The MLS also shows 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353, which the roll does not carry. Confirm the size on the specific unit.
The roll shows two bedrooms on 33 units and three bedrooms on 16. The 967 square foot units are two-bedroom, one-bath on the roll, though an MLS listing shows two baths. The 1,286 square foot units are three-bedroom, two-bath on the roll.
Per the county roll, nine units in 1989 and 40 in 1991. The state register records the declaration on December 7, 1987, and the association was filed on February 3, 1988. We do not have a source for the builder of the Villas.
On September 29, 2026 the Southwest Florida MLS showed one Villas of Fountain Lakes active: a two-bedroom, two-bath, 1,053 square foot flat at $385,000 with 176 days on market. Call Marc at (239) 287-5873 for the live list.
In the 24 months to September 29, 2026, 10 MLS closings ran from $210,000 to $425,000 at a $299,556 median. In the last 12 months, 5 closed from $210,000 to $335,000 at a $301,111 median. Those are the condos for sale that actually closed.
The 24-month median is $281.08 per square foot of MLS living area and the 12-month median is $279.17, but MLS living areas do not always match the roll, so treat these as soft. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2022 and 2023. The MLS median was $349,000 in 2022 (n = 3), $350,000 in 2023 (n = 3), $298,000 in 2025 (n = 5) and $301,111 in 2026 to date (n = 5); the MLS shows no 2024 closing. Small samples describe direction, not a rate.
The 24-month median is 81 days on market and the 12-month median is 157, with a range of 5 to 474 days. In 2026, one of the five closings took 5 days and the other four took 53 to 474.
The association's 2026 budget is $2,126 per unit per quarter, or $8,504 a year, due January, April, July and October, and it includes a $370 quarterly pass-through to the master association. The budget divides equally across the 49 units, so ask the estoppel how it applies to each plan.
Water, sewer, irrigation, common area lighting and trash removal, per the association's Q&A, plus building insurance, exterior and roof maintenance, grounds, the pool and a reserve contribution of $392.83 per unit per quarter. It does not cover your HO-6 policy or interior items.
A one-time $2,500 capital contribution to the master association and an application fee of $150 on the 2026 form ($100 in the Q&A), plus your lender and title costs and any prorations. A buyer who will rent it out also files a $150 lease application per lease.
The purchase application is due at least 20 days before the sale date and can take up to 30 days to process, with a background check. Marc files it the week the contract is signed.
Under section 718.503 the resale contract must carry a clause that either says you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or lets you cancel within 7 such days after signing and receiving them. A waiver has no effect, and the right ends at closing.
No CDD bond appears on the Fountain Lakes master community, per our hub research, and we confirm it on each parcel's tax bill. The association's packet says a special assessment may occur; we found no published Villas assessment, and the estoppel states any that exist.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill for the unit show the number, and a first bill may differ from the seller's.
No separate club membership is sold. Golf and the other master amenities come with ownership through the master assessment inside the dues, and the course is a private nine-hole par-3 for residents and guests.
No. The association's own rules say it is not a 55-and-older community as defined by Florida and federal law, and that the declaration was filed without age restrictions.
Yes, for a minimum of one month and no more than four leases in a calendar year, with a lease application at least 15 days ahead, a $150 fee and a background check on each tenant over 18. The owner gives up amenity use while the unit is rented.
No. The one-month minimum rules out stays under a month, and the master association prohibits rentals under 30 days, including Airbnb and VRBO.
Up to two dogs, or two cats, or one of each, plus up to two small domestic birds and tropical fish; pit bulls are prohibited, and pets are not allowed on the pool deck. The master limit of three pets is looser, and the stricter Villas rule controls.
Every unit has exclusive use of its garage and the driveway in front of it. Shared spaces are first come, first served, street and grass parking are not allowed, and each unit is limited to two vehicles, including golf carts, unless the board approves a third.
Some might, but we make no view claim without an address, and the Villas are not named for a lake or the course. Verify the view from the specific unit.
At three points geocoded on Cinnamon Lane, Sundancer Court and Tallwood Court, FEMA maps Zone X, 0.2 percent annual chance flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. One Zone AE polygon sits within about a third of a mile. Check the exact unit on FEMA's map service.
A lender does not require it on a shaded Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific unit.
We hold no Villas-specific damage or flood record and do not say the neighborhood was undamaged. Fountain Lakes is inland, where Ian's worst surge fell on the coast and islands; permits and the association's records show what was repaired; Lee County still places it in Evacuation Zone A, storm surge zone 1, the first zone ordered out.
Only if its buildings are three or more habitable stories. The rules describe single-story and two-story units, which suggests not, but we have not confirmed a story count. Ask the association for a written statement.
The 2026 reserve schedule gives roofs a 21-year life with 15 years remaining, which implies an install around 2020 (our arithmetic). Ask the association for the replacement date, permit and warranty.
The 2026 schedule shows $282,083 in the fund against $1,079,252 of estimated replacement cost, about 26 percent, with a 2026 contribution of $76,995. The pool equipment item comes due in about a year.
Villas of Fountain Lakes is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Lee County assigns by choice zone, so confirm current options with the district.
Generally a lender that accepts the association can lend, and it will review the budget, reserves, insurance and documents along with your credit. We did not research any lender's project approval list, so ask your lender about this association before you write an offer.
The Villas is cheaper at $299,556 over 24 months against $329,000, has larger and three-bedroom units and higher dues, and sells more slowly. See our The Villas at Timber Lakes guide and the decision table above.
Ask for the recorded declaration, rules, current budget and reserve schedule, the estoppel, the roof date, the story count and milestone status, the insurance summary, lease and pet rules, and how parking is assigned. Marc runs that list on every buyer's behalf.
You can buy without one, but you would handle the association's application, the document review, the cancellation window and the negotiation yourself. Since the August 17, 2024 NAR settlement, an agent who tours homes with you must have a written agreement with you first.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the budgets for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Fountain Lakes is gated, and showings need guest access through the gate, which we arrange. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour the Villas beside Timber Lakes on one morning if you like.
Pegasus Property Management in Bonita Springs is the association's principal address and registered agent on the state register, and it is the manager named in the association's packets.
These are the questions buyers ask when they need to sell a home to buy at Villas of Fountain Lakes, answered from the record. Each answer names Villas of Fountain Lakes. For a number on the home you are selling, use the free home valuation or Call Jesse direct at (239) 898-6072.
It depends on your finances and flexibility. With one flat listed and about five sales a year, a clean offer can be stronger than a contingent one. We map both paths with numbers.
Start with the Villas timeline: the application is due at least 20 days before the sale date and takes up to 30 days. Then work back from the closing date you want for the sale of your current home, and we sequence the two with your closing agent.
In Lee County the seller customarily pays deed stamps at $0.70 per $100, the owner's title policy and the estoppel, plus a negotiated commission, so a net sheet on your current home tells you your cash. Our selling guide shows the method.
Florida's portability rule can carry accumulated savings to a new Florida homestead within the statutory window, up to $500,000. The January 1 test matters, and we are not tax advisors, so confirm with yours.
The same association and manager handle both sides, so a move between plans is simpler to coordinate. The 1,286 square foot three-bedroom units have sold for less than the 1,053 square foot units in recent county sales, so the step up may cost less than you expect, and we compare the specific flats.
Villas of Fountain 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 checked every recent Villas sale and public record in the neighborhood before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villas of Fountain Lakes 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. The neighborhood itself is written up in full in our Villas of Fountain Lakes neighborhood guide, and the gates around it in our 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. In the last 12 months we tracked every one of the 5 Villas of Fountain Lakes closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2022.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
The reviews above are the record of how we work: pricing advice from closed sales, follow through after the contract, and a team that answers the phone. Read the full set on the McGreevy and Comisar Google Business Profile.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Villas of Fountain Lakes buyer guide traces to a primary record below: the association's published packets, Florida statutes and state records, Lee County and Village of Estero records, FEMA, NAR and federal sources. Sale and parcel facts come from the county roll and the Southwest Florida MLS. No listing portal or IDX feed is cited.
Villas of Fountain Lakes key documents are published by the association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Villas of Fountain Lakes 2026 Sale Packet (purchase application, 2026 budget, reserve schedule, Q&A) | The Villas of Fountain Lakes Condominium Association | 2026 | |
Villas of Fountain Lakes 2026 Lease Packet (lease application and rules) | The Villas of Fountain Lakes Condominium Association | 2026, rules updated June 2023 | |
Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | recorded 2020 | |
Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | recorded 2020 | |
Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | |
The Villas of Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed February 3, 1988 | |
Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | |
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 Villas of Fountain Lakes buyer team today by calling Marc at (239) 287-5873 or by using the consultation form on this page. We start with your budget and your must-haves, pull the closings and the association documents for any flat you like, and tell you plainly whether it fits. There is no cost to talk.
Ready to begin? Use the buyer consultation form on this page, read how we represent buyers, or call Marc at (239) 287-5873. If you own a home you need to sell first, call Jesse direct at (239) 898-6072 and see our Villas of Fountain Lakes seller guide.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.