Estero, Florida
What is your Forest Ridge home in Fountain Lakes worth? McGreevy and Comisar, Top 1% nationally since 2008, value it from the neighborhood's own 18 recorded closings, your size and systems, and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Forest Ridge home is worth what the neighborhood's own recorded sales say a house of its size, age and condition brings, and in the 36 months to September 29, 2026 that was a $452,500 median across 10 Southwest Florida MLS closings inside the gated Fountain Lakes community in Estero, from $365,000 to $642,000. This valuation guide sits beside our full Forest Ridge neighborhood guide, and it shows the arithmetic in the open so you can see how a Forest Ridge number is built.
If you are deciding whether to sell, our Forest Ridge seller guide explains the process, the costs and the association paperwork. If you are also buying, our Forest Ridge buyer guide covers the other side of the table. Owners comparing valuation and listing teams can read our guide to the best real estate agents in Estero, and owners of a Forest Ridge Shores house can use our Forest Ridge Shores valuation guide.
Looking for the whole community? Our Fountain Lakes home valuation guide covers all eleven neighborhoods behind the gate.
McGreevy and Comisar are the best realtor to value a Forest Ridge home because we build the number from the neighborhood's own closings, show every sale beside the median, and say plainly where the record is thin. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy builds the valuation: the closings, the adjustments, the fee stack and the net sheet. Marc Comisar walks the house when an in-person look is needed. You get the two of us, not a template. 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.
It does not claim a Forest Ridge price forecast, a lot-position premium the record cannot show, or a track record we cannot document. It claims what the record supports: in the last 12 months we tracked every one of the 5 Forest Ridge closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has assigned to the neighborhood since November 2021, beside the 34 qualified sales the county recorded here from 2021 through July 29, 2026.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. Those are career honors, not a claim about one neighborhood.
Honors and recognition:
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge owners who read nothing else on this page should know these ten facts about how a house here is valued. Each is sourced in the sections below, and together they explain why a single neighborhood median is a starting point and never the answer.
A Forest Ridge home is worth, on the recent record, somewhere between $365,000 and $517,500 for the houses that closed in the last 12 months, centered near $440,000, and the house's size, roof age and condition decide where inside that range it falls. The honest first answer is a range with reasons, not a single figure.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026)
| Living area (MLS) | 60-month closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 1,500 sq ft or less | 8 | $421,000 | $299.69 | 11.5 | 95.8% |
| 1,501 to 1,999 sq ft | 6 | $472,000 | $245.88 | 27.5 | 97.0% |
| 2,000 sq ft or more | 4 | $482,500 | $236.21 | 107 | 96.5% |
Each row is a small sample from the 18 closings since November 2021, to September 29, 2026. The smaller houses cost less in total and more per square foot, and they sold faster, which is the usual pattern.
The county roll's median heated area is 1,601 square feet. At the 12-month median of $262.40 per MLS square foot, a house of that size works out to about $420,100. At the 24-month median of $248.80 it is about $398,300, and at the 60-month median of $266.24 about $426,300. That spread of about $28,000 comes from the window alone, before a single adjustment for roof, condition or lot. It is an illustration of how the number moves, not a valuation of your house.
The 12-month median of $440,000 sits between a 1,391 square foot house that sold for $365,000 and a 1,447 square foot house that sold for $517,500. Those two houses are 56 square feet apart and $152,500 apart in price. Something other than size decided that gap, and it is exactly what a valuation exists to find.
Start with our free home valuation, and Jesse follows up with a written comparable set from the record. Or call Jesse direct at (239) 898-6072.
A Forest Ridge home is valued in nine steps: confirm the parcel and street, confirm living area, select comparable closings, adjust for time, adjust for condition and systems, adjust for position and setting, read the flood zone, add the fee stack, and test the number against the live competition. We do them in that order and show the work.
The county records Forest Ridge as Tract MN of the Fountain Lakes plat, with 135 single-family parcels on Seashore Circle, Sunland Lane, Bali Lane, Fountain Lakes Boulevard and West Tree Drive. Forest Ridge at Fountain Lakes Neighborhood Association, Inc. is a Chapter 720 homeowners' association, not a condominium, and that decides whose documents a buyer reads.
The roll's heated area for the neighborhood runs from 1,309 to 2,525 square feet with a median of 1,601, and the MLS carries its own living-area figure for each sale. We compare like with like: MLS living area for MLS sales, and the roll's heated area for county records, and we never mix the two in one per-square-foot figure.
We choose the closings closest to your house in size, bedrooms and era, weighting the last 12 to 24 months. With 5 closings a year, a comparable from 2023 can still be useful, but it needs a time adjustment, and a 2021 or 2022 comparable needs a large one.
The record is not flat. Six closings from November 2021 to October 2022 had a median of $432,500 and a median of 2.5 days on the market. Four closings in 2023 had a median of $517,500 and 95.5 days. Eight closings in 2025 and 2026 had a median of $426,000 and 64.5 days. We state the time gap between your comparable and today, and we do not price a house off a 2022 closing without saying what has changed.
A 1994 to 1999 house has roof, air-conditioning, water heater and window systems that are 27 to 32 years old unless replaced, and the recorded declaration makes them the owner's. A written roof date and a permit history are value evidence. An original roof is a deduction the buyer will price.
Some Forest Ridge lots touch a lake, canal or water management area, since the declaration runs each lawn to the waterline where one exists, and the private par-3 golf course belongs to the master association. Our sales file has no lot-position field, so we treat position as an in-person question and do not invent a premium.
FEMA shows Zone X on panel 12071C0587G at the two Forest Ridge addresses we tested, on Fountain Lakes Boulevard and Seashore Circle, and our Fountain Lakes hub describes Zone AE near the lakes and Halfway Creek. We check your address's zone, because a buyer's insurance quote depends on it.
A buyer underwrites $400 a quarter, a $150 application fee and a $2,500 master contribution if the contract puts it on the buyer. None of these moves the value of the house by itself, but a buyer discounts a price for costs they did not expect.
On September 29, 2026 exactly one Forest Ridge house was listed, asking $550,000 after 212 days. It is a ceiling and a warning, not a comparable.
Forest Ridge homes sold for $365,000 to $642,000 across the 10 closings of the last 36 months, and all 18 closings since November 2021 are listed below, newest first, by month, price, bedrooms and area only. The MLS does not separate this neighborhood, so some rows were placed by matching the county's recorded sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
| Closed | Filed under | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| Sep 2026 | Forest Ridge | 3 and 2 | 1,426 | $450,000 | $412,000 | 91.6% | $289 | 17 |
| Apr 2026 | Forest Ridge | 3 and 2, one half bath | 1,977 | $489,000 | $465,000 | 95.1% | $235 | 42 |
| Jan 2026 | Forest Ridge | 3 and 2 | 1,391 | $380,000 | $365,000 | 96.1% | $262 | 136 |
| Dec 2025 | Forest Ridge | 3 and 2 | 1,447 | $549,000 | $517,500 | 94.3% | $358 | 76 |
| Sep 2025 | Forest Ridge | 4 and 2 | 2,056 | $454,900 | $440,000 | 96.7% | $214 | 53 |
| Aug 2025 | Fountain Lakes, generic | 4 and 2 | 2,052 | $477,500 | $465,000 | 97.4% | $227 | 122 |
| Jul 2025 | Forest Ridge | 3 and 2 | 1,481 | $450,000 | $400,000 | 88.9% | $270 | 110 |
| Jun 2025 | Sungate Villas | 3 and 2 | 1,760 | $410,000 | $400,000 | 97.6% | $227 | 10 |
| Nov 2023 | Fountain Lakes, generic | 3 and 2 | 1,793 | $659,000 | $642,000 | 97.4% | $358 | 51 |
| Oct 2023 | Fountain Lakes, generic | 3 and 2 | 1,750 | $599,900 | $525,000 | 87.5% | $300 | 99 |
| Sep 2023 | Fountain Lakes, generic | 4 and 2 | 2,034 | $549,900 | $500,000 | 90.9% | $246 | 142 |
| Mar 2023 | Fountain Lakes, generic | 5 and 3 | 2,044 | $529,900 | $510,000 | 96.2% | $250 | 92 |
| Oct 2022 | Forest Ridge | 3 and 2 | 1,385 | $449,000 | $435,000 | 96.9% | $314 | 4 |
| Jun 2022 | Forest Ridge | 3 and 2 | 1,447 | $579,000 | $560,000 | 96.7% | $387 | 1 |
| Feb 2022 | Forest Ridge | 3 plus den and 2 | 1,867 | $479,900 | $479,000 | 99.8% | $257 | 1 |
| Dec 2021 | Forest Ridge | 3 and 2 | 1,385 | $450,000 | $430,000 | 95.6% | $310 | 6 |
| Dec 2021 | Forest Ridge | 3 and 2 | 1,601 | $380,000 | $367,000 | 96.6% | $229 | 13 |
| Nov 2021 | Fountain Lakes, generic | 3 and 2 | 1,393 | $379,000 | $379,000 | 100.0% | $272 | 0 |
Eleven of the 18 rows carry the Forest Ridge label. Seven were filed under other labels and placed by matching each to a Lee County qualified sale of one of the neighborhood's parcels, at the same price and recorded within 45 days. Five of the seven have a county twin. Two do not: the October 2023 sale at $525,000 and the June 2025 sale at $400,000 filed under Sungate Villas. Without those two, the 12-month median is unchanged at $440,000, and the 36-month median is $452,500.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $440,000 | $262.40 | 53 | 95.1% |
| 24 months | 8 | $426,000 | $248.80 | 64.5 | 95.6% |
| 36 months, first window with 10+ | 10 | $452,500 | $266.24 | 64.5 | 95.6% |
| 60 months | 18 | $452,500 | $266.24 | 46.5 | 96.4% |
The highest of the last 12 months was $517,500 in December 2025 for 1,447 square feet at $358 a square foot, and the lowest was $365,000 in January 2026 for 1,391 square feet at $262. The record does not say why the two differ by $152,500, and condition, updates and lot are the usual reasons. Across all 60 months the range is $365,000 to $642,000.
The county recorded 25 qualified sales at Forest Ridge parcels between November 2021 and July 29, 2026, and 15 have a confirmed MLS twin above. The other 10 are not in our MLS pool under any label, including three in 2024 and a $424,000 recorded sale in July 2025. That is why we show both records and never treat an MLS median as the whole market.
Forest Ridge has 135 homes on the county roll and, on September 29, 2026, exactly one house for sale, asking $550,000 after 212 days. With 10 closings in 36 months at a $452,500 median, your number rests on a few sales, so it rewards a valuation that shows every one of them.
Selling a Forest Ridge home? Get a free Forest Ridge home valuation or Call Jesse direct at (239) 898-6072, and read our Forest Ridge seller guide for the process.
Buying at Forest Ridge? Call Marc at (239) 287-5873, read our Forest Ridge buyer guide, or read how we represent buyers.
A Forest Ridge house is priced first by size, then by time, then by condition, and finally by the sold-to-list pattern: across 60 months a house sold for a median of 96.4 percent of its final list price, so a seller who lists at the number they want to receive should expect to negotiate below it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
The size table above is the first lens: $299.69 a square foot at 1,500 or less, $245.88 in the middle band and $236.21 at 2,000 or more. Bigger houses cost more in total and less per square foot, so pricing a small house off a large house's total is a mistake in either direction.
Thirteen of the 18 closings were three-bedroom, two-bath houses, at a $430,000 median. The three four-bedroom houses closed at $440,000, $465,000 and $500,000, the one five-bedroom, three-bath house at $510,000, and the one three-plus-den house at $479,000. The bedroom count mostly follows size here, and most of the neighborhood is three bedrooms: 95 of 135 parcels.
Two 1,385 square foot houses sold for $430,000 in December 2021 and $435,000 in October 2022, six days and four days on the market. Two 1,447 square foot houses sold for $560,000 in June 2022, after one day, and $517,500 in December 2025, after 76 days. The second pair is $42,500 apart, at 96.7 percent and 94.3 percent of list. The same plan sold for less three years later and took much longer, which is the cleanest evidence in the record of what time does to a Forest Ridge number.
Of the 18 closings, 17 sold below the final list price, one at it and none above. The median gap between final list and sold price was $18,000 over 60 months and $24,000 over the last 12 months, where the five gaps were $38,000, $24,000, $15,000, $31,500 and $14,900. A list price is where a negotiation starts, so we plan the negotiation into the number.
Six sales closed in 10 days or fewer, at a median of 97.2 percent of list. Four took 61 to 120 days and closed at a median of 91.6 percent, the lowest of any band, and three took more than 120 days and closed at 96.1 percent. These are small samples, but the pattern is the common one: a house priced to the market sells quickly and near its list, and a house that sits tends to be repriced below where it started.
The 11 closings under the Forest Ridge label had a $435,000 median and the 7 filed under other labels a $500,000 median. Because the other-label sales include larger and older-era houses matched by the county, we do not read that difference as a premium. It is one more reason to compare by size and street, not by label.
The record carries no condition field, so we do not claim a percentage for updates. We treat year built (1994 to 1999) as a blunt condition proxy and ask for the roof date, air-handler date and permits. Those dates, and the state of the kitchen, baths and floors seen in person, are what move a house within its size band.
Forest Ridge home values rose sharply from the early 2010s to 2023 and have eased since: the county's median qualified sale price was $217,500 in 2013, $510,000 in 2023 and $440,000 in 2025. The direction is clear from the record, and the exact rate is not, because each year holds only a handful of sales.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $415,000 (mean of $365,000 and $465,000) |
| 2025 | 5 | $440,000 |
| 2024 | 3 | $402,000 |
| 2023 | 7 | $510,000 |
| 2022 | 4 | $462,000 (mean of $445,000 and $479,000) |
| 2021 | 13 | $349,000 |
| 2020 | 5 | $295,000 |
| 2019 | 10 | $310,500 |
| 2018 | 9 | $275,000 |
| 2017 | 10 | $292,450 |
| 2016 | 7 | $290,000 |
| 2015 | 5 | $288,500 |
| 2014 | 10 | $253,500 |
| 2013 | 6 | $217,500 |
| 2012 | 10 | $212,000 |
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures. The county file holds 198 qualified sales for these parcels from 1993 to 2026, and we leave the 1993 to 1999 builder-era rows out of the price path.
The 12-month MLS median is $440,000, the 24-month $426,000, and the 36-month and 60-month $452,500. The 24-month figure sits below the 36-month because the 36-month window adds two 2023 sales at $525,000 and $642,000. Read the longer windows as history and the 12-month and 24-month figures as today.
In 2021 and 2022 five of six closings took 6 days or less. In 2023 three of four took more than 90 days. In 2025 and 2026 the median days on market were 76 and 42, at lower prices. The market moved from bidding to negotiating, and a valuation that ignores that shift is a valuation of 2022.
If you bought around 2013, the county's median price has roughly doubled and more (from $217,500 to $440,000 in 2025, about 102 percent). If you bought in 2023 at the median, recent medians sit about 14 percent lower. Small counts move medians, so we describe direction and not a precise rate.
One 2024 recorded sale at $200,000, on Fountain Lakes Boulevard, sits far below every other sale of the period and is flagged qualified by the county. We cannot explain it from the record and we do not build a value on it.
A lake, canal or golf setting may change a Forest Ridge value, but the record cannot state by how much: our sales file carries no lot-position field, the county roll does not say which lots touch water, and the private par-3 course and lakes belong to the master association. We assess position in person and never invent a premium.
The recorded declaration runs each owner's lawn to the roadway edge and to the waterline of any lake, canal or water management area the lot touches. That tells us some lots have water and gives the owner a maintenance duty. It does not tell us which lots, or what a buyer pays for the view.
Fountain Lakes has a private nine-hole par-3 golf course, owned by the master association, for residents and their guests with a recreation permit. Every owner has access, so it is a community amenity that supports the whole neighborhood's price, not a feature of one house. An owner whose home is leased may not use the recreation facilities during the lease term.
We look at the lot, the sight lines, the street and the photographs, compare with closings on the same street when there are any (the county shows 16 qualified sales on Seashore Circle since 2021 against 9 on Fountain Lakes Boulevard), and describe the adjustment we make. If a lake view moves your number, we tell you by how much and why, from the house.
The five streets do not turn over at the same speed, but a street is a description of where sales happened, not a claim that one is worth more. Nine sales on Fountain Lakes Boulevard's 16 parcels is the fastest turnover, and 16 sales on Seashore Circle's 82 the slowest of the larger streets.
Online estimates miss on Forest Ridge homes because an automated model cannot see which Fountain Lakes neighborhood a sale belongs to, the age of a roof or air handler, or the fee stack, and it is trained on a market where this neighborhood sees about 5 closings a year. A model built on blended figures misleads.
An automated valuation model takes public records and recent nearby sales and produces a number. Where a community has hundreds of sales, that can be close. Where a neighborhood has 5 closings in 12 months and 18 in five years, the model is extrapolating from very little.
The MLS carries a Forest Ridge label, a separate Forest Ridge Shores label and a generic Fountain Lakes label, and agents use the generic label for every neighborhood. Our pool was 190 closings under fifteen labels. A model reading the generic label may compare your Forest Ridge house with a villa, a condominium or a Shores house, which sit in different price lanes.
A model does not see the roof date, the air handler, the condition of the kitchen, whether a fence or screen enclosure was approved, the lot's water, the leasing history, the assessment or the master's $2,500 contribution. Each of those changes what a buyer pays.
The county's assessed value is a mass-appraisal figure used for taxation, and it does not reflect the sale price in the market this month. A homestead cap can hold the taxable figure down further. We use the county roll for facts (size, year, bedrooms) and recorded sales for prices, never the assessment as a value.
Treat it as one input, write down the figure, and compare it with the closings that fit your house. If it is far from the range in the table above, ask why, and bring the question to us.
Forest Ridge at Fountain Lakes values sit below Forest Ridge Shores: $452,500 against $525,750 at 36 months, and $440,000 against $522,500 at 12 months, because the Shores' houses are newer, built 2000 to 2002, and slightly larger at the median. The two are separate associations with separate price ladders.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Measure | Forest Ridge | Forest Ridge Shores |
|---|---|---|
| Homes on the 2026 county roll | 135 | 64 |
| Year built on the roll | 1994 to 1999, median 1996 | 2000 to 2002, median 2001 |
| Heated area on the roll | 1,309 to 2,525 sq ft, median 1,601 | 1,346 to 2,202 sq ft, median 1,759 |
| 2026 neighborhood assessment | $400 a quarter | $450 a quarter |
| Governing regime | Chapter 720 homeowners' association | Chapter 720 homeowners' association |
| Leasing | 30 days or more, four leases a year | Six-month minimum, two leases a year |
| 12-month MLS closings and median | 5, $440,000 (small sample) | 5, $522,500 (small sample) |
| 36-month MLS closings and median | 10, $452,500 | 8, $525,750 |
| 60-month MLS closings and median | 18, $452,500 | 16, $552,000 |
| Median $ per MLS sq ft, 60 months | $266.24 | $324.09 |
| Median days on market, 60 months | 46.5 | 28.5 |
| Median sold-to-list, 60 months | 96.4% | 98.5% |
| Active listings, September 29, 2026 | 1, at $550,000 | 0 |
| County recorded sales since September 29, 2025 | 4, median $452,500 | 3, median $475,000 |
Both neighborhoods' MLS closings were assigned by the same county price-and-date method from the same MLS pull. Our roster's Fountain Lakes table shows the Shores' regime as not resolved, and our Forest Ridge Shores neighborhood guide settles it from the recorded documents as a Chapter 720 homeowners' association.
At 36 months the Shores sit $73,250 above Forest Ridge, and at 12 months $82,500, and at 60 months the gap in dollars per square foot is about $58. The Shores' houses are about five years newer at the median, so age and size mix explain part of the gap and address may explain the rest. We do not attribute it to a single cause, and we never value a Forest Ridge house off a Shores sale.
A buyer who wants the widest choice and the lower entry price starts at Forest Ridge, and a buyer who wants a 2000s-era house looks at the Shores, where nothing is listed today. Your valuation should say which buyer your house meets and what that buyer compares it with.
If you own in Forest Ridge, use Forest Ridge closings. If you own in the Shores, our Forest Ridge Shores valuation guide builds the same analysis from that neighborhood's sales. The two names share four words, and a comparable pulled by name alone can be the wrong neighborhood.
Forest Ridge sits mid-ladder among the seven for-sale Fountain Lakes neighborhoods: its $440,000 12-month median on 5 closings is $255,000 above The Greens condominiums and $82,500 below Forest Ridge Shores, and within $17,500 of Sunrise and Lakeside. Every figure is a small sample from the same September 29, 2026 pull.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026; roster counts from our Fountain Lakes hub guide)
| Neighborhood | Homes | Legal form | Built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| The Greens | 143 | Condominium, Chapter 718 | 1988 | 9 | $185,000 |
| Forest Ridge | 135 | Homeowners' association, Chapter 720 | 1994 to 1999 | 5 (small sample) | $440,000 |
| Sunrise | 128 | Homeowners' association, Chapter 720 | 1988 to 2003 | 4 (small sample) | $457,500 |
| Lakeside | 86 | Homeowners' association, Chapter 720 | 1990 to 2004 | 3 (small sample) | $454,000 |
| Forest Ridge Shores | 64 | Homeowners' association, Chapter 720 | 2000 to 2002 | 5 (small sample) | $522,500 |
| Villas at Timber Lakes | 62 | Not resolved in our roster | 1994 to 1996 | 3 (small sample) | $335,000 |
| Villas of Fountain Lakes | 49 | Not resolved in our roster | 1989 to 1991 | 5 (small sample) | $301,111 |
A buyer shopping a $440,000 budget can also look at Sunrise and Lakeside, Chapter 720 associations at $457,500 and $454,000, and a buyer with more to spend can look at the Shores. A buyer who wants an attached home looks at the villas and condominiums, $105,000 to $255,000 lower.
Each neighborhood has its own association, its own fees and its own ladder. A Forest Ridge value is built from Forest Ridge sales, the way a Greens value is built from Greens sales, and blended Fountain Lakes medians mislead everyone. For the whole community, see the Fountain Lakes hub guide linked above.
The live competition says a Forest Ridge house asked above the closings gets ignored: on September 29, 2026 one house was listed, a three-bedroom, two-bath, 1,550 square foot house asking $550,000 after 212 days, which is $32,500 above the highest closing of the last 12 months and 25 percent above the 12-month median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The ask works out to about $355 a square foot against a 12-month median closing of $262.40. We treat an ask as a signal of what a seller hopes, and a closing as a signal of what a buyer pays, and we value from closings.
One active against 5 closings a year is about 2.4 months of supply. That is a tight number that reflects how few houses come to market, not how easily they sell. The 212 days on market says the ask, not the neighborhood, is the obstacle.
Your real competition may include a Forest Ridge Shores house, a Sunrise or Lakeside house and any newer-community resale at a similar price. We show you the closest competing listings on the day you decide, with their price histories.
A Forest Ridge buyer's costs do not lower your house's value directly, but a buyer underwriting a $400 quarterly assessment, a $150 application, a $2,500 master contribution and the roof and exterior costs the association does not carry discounts a price for costs they did not expect. A value that names them in advance holds.
The 2026 assessment is $400 a quarter, $1,600 a year, up from $380 a quarter in 2025. At the $440,000 median that is about 0.36 percent of price a year, and it is low because the association carries no building insurance and no roofs. Of the $400, $370 a quarter is the master association's line.
The 2026 sales packet lists a $2,500 capital contribution to the master association at closing and a $150 non-refundable purchase application fee. The contract decides who pays the contribution, so we put it in writing.
If the house is a member of the Fountain Lakes Irrigation Co-op, the buyer pays $32 a month, billed as $96 a quarter.
Lee County property tax is billed on assessed value, and a buyer's first bill can differ from yours because a change of ownership can trigger reassessment, as section 689.261's disclosure warns. We publish no Forest Ridge tax bill, because it depends on your assessment, exemptions and the year's millage.
A buyer's insurance quote depends on the roof, the age of the house and the flood zone at the address, which is why we check yours and put the answer in your file.
Florida rules shape a Forest Ridge sale price by allocating costs and delaying closings: the seller customarily pays documentary stamps and, in Lee County, the owner's title policy, the section 720.401 summary must go to the buyer before contract, the estoppel takes up to 10 business days, and the NAR settlement changed how buyer-agent compensation is offered.
The documentary stamp tax is $0.70 per $100 of price, rounded up, and by Lee County custom the seller pays it and the owner's title policy, while in Collier County the buyer customarily pays the owner's policy. The contract controls in both counties.
Section 720.401 requires the disclosure summary before the contract is executed, supplied by the parcel owner on a resale, and every contract must carry a conspicuous clause giving the buyer 3 days from receipt, or until closing, to cancel if it was not provided. That right cannot be waived. Ask your attorney about your sale; this is information, not legal advice.
Section 720.30851 requires the association to deliver an estoppel certificate within 10 business days of a written request. The 2024 amendments reset the fee cap to $299 for a current account, plus $119 if expedited within 3 business days and $179 more if delinquent.
Section 689.261 requires a property tax disclosure summary at or before contract, and section 689.302 requires a flood disclosure stating whether the seller knows of flooding, filed a flood insurance claim or received federal assistance for flood damage.
Since August 17, 2024 buyer-broker compensation cannot be advertised on the MLS, a buyer's agent needs a written agreement before touring a home, and commissions are negotiable. A seller may still offer compensation or concessions, off the MLS, and that choice belongs in your net sheet.
The number moves most for a Forest Ridge home when the seller settles what an inspector will flag, refreshes what a buyer sees first, gathers the association papers and clears unapproved exterior work. On a 1994 to 1999 house, a written roof date and a complete document file are the two inexpensive things that most often protect a price.
Ask a licensed roofer for a condition report and the last replacement's permit date, service the air handler and keep the receipt, and test the water heater and electrical panel. A house that arrives with those answers meets a shorter negotiation.
Paint, lighting, the entry, the garage and the lawn to the roadway edge, which the declaration makes the owner's job. An overgrown lot is a visible defect.
The recorded declaration and 2022 restatement, the 2026 budget and sales packet, the master rules, the lease history if the house has been rented, architectural approvals and permits. A buyer who can read the leasing limits, the pet limit and the assessment on day one negotiates on the house.
Leases of 30 days or more, four a year with approval, three pets, two-level architectural review, and fences only where they exist or meet standards. Each is a limit on how a buyer can use the house, so we present them plainly.
A pool, screen enclosure, generator, fence or roof color that never had committee approval is a problem to correct before you list.
A Forest Ridge seller nets the price less commission, doc stamps, the owner's title premium, closing and lien-search fees, the estoppel and prorations: at $440,000, before payoff and prorations, an estimated $409,871 with a 2.5 percent buyer-agent offer or $420,871 without one. These are estimates, and the contract controls.
| Price point | Where it comes from | Doc stamps at $0.70 per $100 | Owner's title premium (promulgated) | Stamps and title together |
|---|---|---|---|---|
| $365,000 | Lowest of the 36-month closings | $2,555 | $1,900 | $4,455 |
| $412,000 | September 2026 closing | $2,884 | $2,135 | $5,019 |
| $440,000 | 12-month median | $3,080 | $2,275 | $5,355 |
| $452,500 | 36-month and 60-month median | $3,167.50 | $2,337.50 | $5,505 |
| $517,500 | Highest closing of the last 12 months | $3,622.50 | $2,662.50 | $6,285 |
| $642,000 | Highest closing of the 36-month window | $4,494 | $3,285 | $7,779 |
| Line | Estimate at $440,000 | Basis |
|---|---|---|
| Listing commission, example 2.75% | $12,100 | Negotiated |
| Buyer-agent compensation, example 2.5%, if you offer it | $11,000 | Optional, off the MLS |
| Deed documentary stamp tax | $3,080 | $0.70 per $100 |
| Owner's title premium | $2,275 | Promulgated schedule |
| Title search and settlement fee, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Varies |
| Estoppel certificate, current account | $299 | Statutory cap |
| Estimated total | $30,129 | About 6.8% of price with a buyer-agent offer |
| Estimated net before payoff and prorations | $409,871 | Price minus the total |
Without a buyer-agent offer the total is $19,129, about 4.3 percent, and the net is $420,871. The sheet leaves out the property tax proration and any mortgage payoff, and it is a part of the valuation: the number that matters to you is the net, not the price.
Two offers at the same price can net different amounts once the contribution, the roof credit and the closing date are added. We build the net sheet with you before you list, so you can decide on the number that lands in your account.
You can rent a Forest Ridge home, but only on the association's terms: a written lease of 30 days or more, no more than four leases a year, prior approval, a $150 lease application fee and 30 days' notice, with no short-term rentals. A valuation helps you compare the rent you could collect against the price you could sell for.
The 2026 lease application requires a signed application and a copy of the lease, and tenants receive access to the common areas subject to the rules, though an owner whose home is leased may not use the recreation or parking facilities during the lease term. Rentals under 30 days, including Airbnb and VRBO, are not permitted.
We compute the net you would receive from a sale today and set it beside the seasonal or annual rent you could plausibly achieve under a four-lease cap, so you can see whether holding or selling serves you. Call Jesse direct at (239) 898-6072 and we will run both scenarios, then walk you through a sale in our Forest Ridge seller guide.
The best time to have a Forest Ridge home valued is before you decide, and again whenever a new closing lands: with about 5 closings a year, one sale can move the median. Our record is too thin to claim a seasonal advantage, so we update your number when the record changes rather than on a calendar.
Eighteen closings in five years are too few to show a seasonal pattern, and we do not publish one. Days on market across the 36-month window ranged from 10 to 142, so timing your listing to your own readiness matters more than the month.
A yearly valuation is enough for most owners, and a fresh one is worth having when a Forest Ridge house closes, when the one active listing changes, or when you make a major repair such as a roof. We update your file when the record changes.
If a roof replacement is coming, we value the house both ways, with the old roof and with a new one, so you can see whether the repair returns its cost in price or only in the inspection.
Forest Ridge owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the closed sales that fit your house, placed on the neighborhood's ladder, with your fee stack, association papers and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the Forest Ridge closings closest to your house in size, bedrooms and condition, with dates and days on market, a per-square-foot analysis on MLS living area, the live competition, your position on the neighborhood's ladder with reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a neighborhood where a few houses close each year and two 1,447 square foot houses sold $42,500 apart, the number decides the sale. We would rather you see the evidence before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
We have been Top 1% Real Estate Agents Nationally Since 2008, and the valuation is written by the two people whose names are on this page.
Forest Ridge sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 135-home neighborhood where 10 houses closed in 36 months rewards a price built from its own closings and a documents file ready on day one. We tracked every one of those closings.
Data updated: September 2026
If you are searching for a Forest Ridge listing agent, or thinking, "I need to know what my Forest Ridge house is worth before I sell," here is the short version. We place your house on the neighborhood's ladder of closed sales, build the association file before the first showing, and negotiate every offer ourselves.
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listing. Call Jesse direct at (239) 898-6072, text or call. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Our closings are too few to show a seasonal pattern, and we do not publish one. Days on market across the 36-month window ranged from 10 to 142, so list when the house, the documents and the price are ready.
Yes, on the record. Over 60 months, houses of 2,000 square feet or more closed at a $236.21 median per square foot, against $299.69 for houses of 1,500 or less. In total dollars the larger houses sell higher.
Compare your ask with the closings that fit your size. The one active listing asks $550,000 after 212 days, well above every closing of the last 12 months. Reprice to the closings and refresh the presentation before you blame the market.
No, the valuation comes first. When you decide to list, ordering the estoppel and assembling the packet on day one starts the buyer's review early.
Yes. A valuation is a private conversation, and it creates no listing and no obligation.
Ask each agent to price a specific Forest Ridge house from its own recent closings, and to show the sold-to-list pattern and the estoppel timeline. If they cannot, they are guessing.
McGreevy and Comisar is a top-reviewed Forest Ridge realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong comparables or missing the papers a buyer needs. Repricing to the right closings is often what changes the outcome.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is only as good as the follow-through that turns it into a sale.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Some Forest Ridge sales are handled by families settling an estate. We coordinate the house, work with the estate's attorney when there is one, and keep the family informed at every step.
A Forest Ridge specialist matters for a valuation because the facts that decide a number live in documents and recorded sales, not in a listing feed: a neighborhood and a master association, a $2,500 contribution, an owner-carried roof, two Forest Ridges in one gate, and a market of 10 sales in 36 months.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He builds the closings ladder, the adjustments, the estoppel plan and the net sheet. Reach him direct at (239) 898-6072 and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the house when an in-person look is needed. Reach him at (239) 287-5873 and read his profile on the Marc Comisar agent page.
A general agent may value a Forest Ridge house off a Fountain Lakes median, pull a Forest Ridge Shores comparable, ignore the roof date, quote a flood zone for the whole community, or forget that the master association's $2,500 contribution changes what a buyer pays. Each mistake moves the number.
Forest Ridge owners who are buying their next home can time both closings from one plan. Our Forest Ridge buyer guide covers buying in this neighborhood, and our guide to buying a home in Estero covers the rest of the village.
We build a net sheet for the house you are selling and a budget for the house you are buying, so you know what the first will fund before you make an offer on the second.
Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
These are the questions Forest Ridge owners ask most about valuing a home here, answered from the records cited below. Each answer names Forest Ridge and points to the section above that holds the detail. Where a record is not public, the answer says so.
On the recent record, the houses that closed in the last 12 months went from $365,000 to $517,500 at a $440,000 median, a small sample. Your size, roof age and condition place you inside that range. For a specific number, request a free home valuation.
Be cautious. An automated model reads blended Fountain Lakes sales, cannot see roof age or condition, and works from about 5 closings a year in this neighborhood. Use it as one input and compare it with the closings that fit your house.
Thirteen of the 18 closings since November 2021 were three-bedroom houses, at a $430,000 median and $288.92 a square foot. Your house's size and systems move it above or below that.
Three four-bedroom houses closed at $440,000, $465,000 and $500,000, and one five-bedroom, three-bath house at $510,000. Four sales are a small sample, so we look at your house's size and era.
The 12-month median is $262.40 on MLS living area, the 36-month and 60-month median $266.24, and the 24-month $248.80. Smaller houses cost more per square foot and larger houses less.
The county's median qualified price was $510,000 in 2023 and $440,000 in 2025, and days on market rose from a median of 2.5 days in 2021 and 2022 to 64.5 in 2025 and 2026. The market moved from bidding to negotiating. Small counts limit how precisely we can say how far.
Yes, on the county record: from $217,500 in 2013 to $440,000 in 2025, about 102 percent, though the path was not straight and recent medians are below 2023's. Each year holds only a handful of sales.
Ten is a comfortable base, which is why we widen the window until it reaches 10 closings, and here that is 36 months. With fewer, we list every sale instead of leaning on a median.
Closings in the same neighborhood of similar size, bedrooms and era, weighted to the last 12 to 24 months. We show you each one, with days on market and sold-to-list.
A written valuation follows your request, and an in-person visit adds condition and position. Call Jesse direct at (239) 898-6072 and tell him whether you want the desk version or the in-person version first.
No. The written valuation is free, and the first conversation carries no obligation.
A lender's appraiser values a specific house for a specific loan, on the same closings. A valuation from us is a market opinion for a seller who is deciding on a list price, with a net sheet and negotiation room.
No. The county's assessed value is a mass-appraisal figure for taxation, and a homestead cap can hold the taxable figure below market. We use the county roll for size, year and bedrooms, and recorded sales for prices.
The buyer's first tax bill can differ from yours because a change of ownership can trigger reassessment, as the section 689.261 disclosure warns. We publish no Forest Ridge tax bill because it depends on your assessment, exemptions and millage.
The 2026 assessment is $400 a quarter, $1,600 a year, about 0.36 percent of the $440,000 median. A buyer weighs it against the roof and exterior costs the association does not carry, so a written roof date protects your price.
It can. The 2026 packet lists it as collected at closing, and the master declaration words it as the transferring owner's obligation, so who pays is a contract question. We put it in writing.
The nine-hole par-3 course belongs to the master association and every owner may use it with a recreation permit, so it supports the whole neighborhood's price and is not a feature of one house.
Some lots touch a lake, canal or water management area, and a view may matter to a buyer. Our sales file has no lot-position field, so we cannot state a premium from the record and we assess your lot in person.
They can, but the record has no condition field and too few sales to isolate a kitchen or bath. We compare closings of the same size and adjust from your photographs and the inspection.
FEMA shows Zone X at the two Forest Ridge addresses we tested, and the Fountain Lakes hub notes Zone AE near lakes and Halfway Creek. A buyer's insurance quote depends on your address's zone, so we check it.
Yes. The houses were built 1994 to 1999, and the owner carries the roof, exterior and air-conditioning. A written roof date and permit history are among the strongest value evidence you can provide.
Any time you are deciding is a good time, and a new closing is a reason to refresh. On September 29, 2026 there was one active listing and 5 closings in 12 months, about 2.4 months of supply.
Yes. Leases of 30 days or more, four a year with approval, are allowed, and an owner whose house is leased may not use the recreation facilities. We compare the net from a sale with the rent you could collect.
At the $440,000 median, doc stamps of $3,080 and an owner's title premium of $2,275 total $5,355, before commission, closing fees, estoppel and prorations. Our net sheet shows an estimated $409,871 with a buyer-agent offer.
In Lee County the seller customarily pays the owner's policy and picks the closing agent, and in Collier County the buyer customarily does. The contract controls in both.
Yes. Section 720.401 calls for the summary before the contract is executed, supplied by the owner on a resale, and a buyer may cancel within 3 days of receipt or before closing if it was not provided. Ask your attorney about your sale.
An estoppel states the assessment, any amount owed and whether approval is required. The seller requests it in writing, section 720.30851 gives the association 10 business days, and the fee is capped at $299 for a current account.
Known material defects that are not readily observable, the section 689.261 tax summary, the section 689.302 flood disclosure and the section 720.401 summary. Roof, air handler, insurance claims and flood history are the usual items.
Since August 17, 2024 buyer-broker compensation cannot be advertised on the MLS, and commissions are negotiable. You may still offer compensation or concessions, and that choice belongs in your net sheet.
Federal rules on gain from a home sale are in IRS Publication 523 and Topic 701, and Florida has no personal income tax. Ask a CPA about your situation.
Florida law allows a homestead owner to transfer part of the accumulated benefit to a new Florida homestead, within the statute's limits. Read section 193.155 and ask the Lee County Property Appraiser about your case.
Yes. Jesse handles the pricing and paperwork, and Marc handles showings, inspections and contractors on site, which lets an owner in another state sell without flying down.
The roof, air-handler and water-heater dates, permits, approvals for any addition, fence or pool, your last association statement and your sense of what you have updated. We can start without them.
Use our free home valuation or call Jesse direct at (239) 898-6072, and we will send the closings that fit your house.
Forest Ridge owners work with Jesse McGreevy and Marc Comisar of Domain Realty because the team read every recent Forest Ridge sale and the recorded documents before writing this guide, and works from an office in Bonita Springs a short drive from the US-41 entrance. Learn more about our team.
If you are thinking about the value of a Forest Ridge house, the work begins with the closings: the 5 of the last 12 months, the 10 of 36, the 18 since November 2021. It continues with the roof, the air handler and the association file. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities, including the Fountain Lakes master community. In the last 12 months we tracked all 5 Forest Ridge closings, and we tracked all 18 since November 2021. Read more about McGreevy and Comisar on our about page, and see the whole neighborhood on our Forest Ridge neighborhood guide.
McGreevy and Comisar is a top-reviewed Forest Ridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every Forest Ridge fact on this page traces to a primary source below: the Fountain Lakes associations and their recorded documents, Florida statutes and state records, Lee County and Village of Estero records, and FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, listed last. Accessed September 30, 2026.
Forest Ridge's key documents are published by the Fountain Lakes associations, the State of Florida and the federal government, and the table links each to its issuing authority so you see the official, current version. Recorded instruments are also available through the Lee County Clerk's official records.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Forest Ridge 2026 Sales Packet | Forest Ridge Neighborhood Association | 2026 | Sales packet, PDF |
| Forest Ridge 2026 Lease Application | Forest Ridge Neighborhood Association | 2026 | Lease application, PDF |
| Forest Ridge Amended and Restated Documents | Forest Ridge Neighborhood Association | recorded 2022 | Declaration, articles and bylaws, PDF |
| Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | 2020 | Master declaration, PDF |
| Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | 2020 | Master bylaws, PDF |
| Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | Recorded rules, PDF |
| Barcode and Key Fob procedures | Fountain Lakes Community Association | current file | Gate procedures, PDF |
| Florida Statute 720.30851, estoppel certificates | Florida Legislature | current statute | Statute |
| Florida Statute 720.401, disclosure summary | Florida Legislature | current statute | Statute |
| Florida Statute 689.261, property tax disclosure | Florida Legislature | current statute | Statute |
| Documentary stamp tax overview | Florida Department of Revenue | current page | Doc stamp tax |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
You reach the Forest Ridge valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full neighborhood picture stays on our Forest Ridge neighborhood guide, the Fountain Lakes picture on our Fountain Lakes community guide, and buyers can start with how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.