Estero, Florida
Find out what your Forest Ridge Shores home is worth with a free valuation from McGreevy and Comisar. We price from the neighborhood closed sales by size and condition, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Forest Ridge Shores home is worth what a buyer will pay for a detached house of its size, age and condition on one of 64 lots inside the gated community of Fountain Lakes in Estero, and the record for that is 16 MLS closings in 60 months, 5 of them in the last 12. This guide shows how to read those sales. The full picture of the place, its documents and its amenities is in our Forest Ridge Shores neighborhood guide, and this page is the valuation companion to it.
If you already know you want to sell, our Forest Ridge Shores seller guide covers pricing strategy, costs and the buyer approval, and our Forest Ridge Shores buyer guide shows what the other side of your sale is reading. Owners comparing valuation and listing teams across the village can see the options in our guide to the best real estate agents in Estero.
Two neighbors need a word. Forest Ridge is a separate, larger neighborhood, and its owners have their own Forest Ridge home valuation guide. Owners elsewhere in the gates have the Fountain Lakes home valuation guide. Marsh Landing on Forest Ridge Drive is an unrelated community outside the gates.
McGreevy and Comisar are the best realtor for valuing a Forest Ridge Shores home because we read all 16 recorded closings one by one, match your house to the sales that fit it by size and date, and show our work in writing. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy writes and signs the valuation, and Marc Comisar handles the walk-through when one is needed. 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. Call Jesse direct at (239) 898-6072.
Recent Forest Ridge Shores market record (12 months to September 29, 2026): 5 MLS closings, a $522,500 median sold price, a range of $470,000 to $610,000, a median of 44 days on market and a median 95.9% of final list price. The 60-month record has 16 closings at a $552,000 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Honors and recognition:
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. We do not name a lake or golf premium, because the MLS extract we used carries no water, golf or view field for these sales. And we do not publish an automated estimate, because with 16 sales in five years an algorithm has very little to work with. In the last 12 months we tracked all 5 closings by hand.
This page values; the seller guide plans the sale; the neighborhood guide documents the place. Use whichever question you have first.
Selling your Forest Ridge Shores home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Forest Ridge Shores owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They explain why a neighborhood median cannot price your house and what a written valuation adds.
The Essentials: What Is My Forest Ridge Shores Home Worth? · How Is a Forest Ridge Shores Home Actually Valued? · What Have Forest Ridge Shores Homes Sold For in the Last 60 Months? · How Have Forest Ridge Shores Home Values Changed Over Time? · How Does the Sold-to-List Pattern Price a Forest Ridge Shores Home? · Why Do Online Estimates Miss on Forest Ridge Shores Homes? · Forest Ridge Shores vs Forest Ridge: How Do Their Values Compare?
The Details: How Do Forest Ridge Shores Values Compare With the Other Fountain Lakes Neighborhoods? · What Does the Live Competition Say About a Forest Ridge Shores Value? · When Is the Best Time to Have a Forest Ridge Shores Home Valued? · What Do a Forest Ridge Shores Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Forest Ridge Shores Sale Price? · What Moves the Number Before You List a Forest Ridge Shores Home? · What Will You Net From a Forest Ridge Shores Sale?
Costs, Law and Rules: Should You Rent or Sell Your Forest Ridge Shores Home? · How Do You Get a Free Forest Ridge Shores Home Valuation? · Thinking of Selling Your Forest Ridge Shores Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Forest Ridge Shores Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Forest Ridge Shores
Questions, Contacts and Sources: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Forest Ridge Shores Valuation Team Today?
A Forest Ridge Shores home is worth between about $470,000 and $610,000 if it resembles the houses that closed in the last 12 months, and the middle of that range is $522,500. Where your house lands depends on its size, bedrooms and baths, condition and the ask, and we show how in the sections below.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Sorting all 16 closings by MLS living area: six houses under 1,600 square feet had a median of $500,000 (n = 6, mean of $490,000 and $510,000); five between 1,600 and 1,999 had a median of $650,000 (n = 5), though three of them closed in 2022; and five at 2,000 or more had a median of $607,000 (n = 5). Each band is a small sample and each median describes and does not forecast.
By the MLS bedroom count, nine houses were listed as three-bedroom (median $529,000, median $334.24 per square foot), four as three bedrooms plus a den (median $564,750, median $315.48 per square foot) and three as four-bedroom (median $610,000, median $293.27 per square foot). The higher totals for larger houses come with lower prices per square foot, which is normal and is why price per square foot is a check and not a rule.
The 60-month median of $552,000 blends a 1,460 square foot house that sold for $470,000 in June 2026 with a four-bedroom, three-bath house that sold for $610,000 two months later, and with 2022 sales at up to $699,000. A median tells you the middle of the record, not your house.
You can start with our free home valuation form in about a minute. We follow up with a written opinion of value and the sales behind it, and Jesse walks you through it at (239) 898-6072.
A Forest Ridge Shores home is valued by matching it to the neighborhood's closed sales, adjusting for time, condition and position, and testing the result against the live market and the buyer's total cost. With so few sales, each step is a judgment we explain, and we do not hide it in a formula.
Forest Ridge Shores is a Chapter 720 homeowners' association of 64 lots, not a condominium, and it is not Forest Ridge. We confirm the address is one of the 64 lots on Springside Drive, Snaptail Court or Fountain Lakes Boulevard before choosing comparables, because the MLS label alone can mislead.
The county roll shows heated area from 1,346 to 2,202 square feet with a median of 1,759, and the MLS shows its own living-area figure. We use the MLS figure for price per square foot and the county figure only to cross-check, and we never mix them in one calculation.
We start with the closings of similar size, then bedrooms and baths, then date. In a neighborhood of 16 sales the set is often three to six houses, and we say plainly when a house has no close match.
Prices moved a lot across the record: the 2022 median was $650,000 (n = 5), 2023 was $585,000 (n = 3), 2025 was $529,000 (n = 3) and 2026 is $522,500 (n = 5). A 2022 sale is a weak comparable for a 2026 house unless the adjustment is explicit.
The houses date from 2000 to 2002, so the roof and the air conditioner may be replacements or originals, and a buyer's insurance quote will ask. Updated kitchens and baths, flooring and impact protection move a value, and we weigh them against what the record shows and not against a rule of thumb.
Fourteen lots carry the recorded west-line fence easement. Some addresses sit on Fountain Lakes Boulevard rather than the two interior streets. We record these features, and where the MLS extract has no field for water, golf or view we say we cannot measure a premium and do not invent one.
We queried FEMA's National Flood Hazard Layer at five street points. Two returned Zone X and three returned Zone AE, on panel 12071C0587G effective November 17, 2022. We check your address, because a buyer with a federally backed mortgage must insure a house in a Special Flood Hazard Area.
Dues of $450 a quarter, a $2,500 capital contribution and a $150 application sit under every price, and a buyer weighs them. We put them beside the number.
On September 29, 2026 there was no Forest Ridge Shores active. The competition for your buyer is the neighboring Forest Ridge (one active at $550,000) and the rest of Fountain Lakes, so we test the number against those too.
Forest Ridge Shores homes sold 16 times in the MLS in the 60 months to September 29, 2026, from $420,000 to $699,000, at a $552,000 median, $324.09 per MLS square foot, and a median 28.5 days on market. That is the first window with 10 or more closings, so it is the base of every valuation here.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS does not separate this neighborhood cleanly, so we assigned closings two ways: rows carrying the neighborhood's own label (12 of the 16), plus closings filed under the generic Fountain Lakes label whose price and date match a county-recorded sale of one of the 64 lots (4 of the 16). Six Fountain Lakes closings after the county file ends on July 29, 2026 could not be tested, so a recent sale under another label could be missing.
| Closed | Beds and baths | MLS living area (sq ft) | Sold price | $ per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 and 2 | 1,785 | $570,000 | $319 | 95.0% | 14 |
| Aug 2026 | 4 and 3 | 2,080 | $610,000 | $293 | 102.6% | 126 |
| Jun 2026 | 3 and 2 | 1,460 | $470,000 | $322 | 95.9% | 91 |
| Apr 2026 | 3 plus den and 2 | 1,559 | $522,500 | $335 | 100.0% | 44 |
| Mar 2026 | 3 plus den and 2 | 2,047 | $475,000 | $232 | 95.0% | 36 |
| Aug 2025 | 3 and 2 | 1,559 | $529,000 | $339 | 100.0% | 21 |
| Jul 2025 | 4 and 2 | 2,032 | $534,000 | $263 | 90.7% | 74 |
| Apr 2025 | 3 and 2 | 1,466 | $510,000 | $348 | 92.7% | 250 |
| Jul 2023 | 3 and 2 | 1,461 | $420,000 | $287 | 95.5% | 174 |
| May 2023 | 3 and 2 | 1,793 | $585,000 | $326 | 99.2% | 45 |
| Apr 2023 | 3 plus den and 2 | 2,052 | $607,000 | $296 | 97.9% | 6 |
| Nov 2022 | 3 and 2 | 1,749 | $699,000 | $400 | 100.0% | 3 |
| Nov 2022 | 3 and 2 | 1,466 | $490,000 | $334 | 93.3% | 12 |
| Jun 2022 | 4 and 2 | 2,100 | $650,000 | $310 | 108.4% | 3 |
| May 2022 | 3 plus den and 2 | 1,745 | $650,000 | $372 | 104.0% | 3 |
| Mar 2022 | 3 and 2 | 1,765 | $695,000 | $394 | 115.9% | 3 |
Every one of the 16 is a marketed MLS sale, and none was entered after closing. The 60-month total is $9,016,500.
Forest Ridge Shores, the 64-lot neighborhood inside Fountain Lakes, had 5 MLS closings in the last 12 months at a $522,500 median (a small sample), and no active listing on September 29, 2026. Request a free Forest Ridge Shores home valuation and Jesse will match your house to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The top of the record is $699,000 (November 2022, 1,749 square feet, 3 days) and the lowest is $420,000 (July 2023, 1,461 square feet, 174 days). Within the last 12 months the top is $610,000 and the bottom is $470,000. Each house at either end is a reason to ask what the record cannot show: the condition, the updates, the roof and the ask.
Fifteen of the 16 sales are two-bath houses, and the one three-bath house closed at $610,000, the highest of 2026. A fourth bedroom mattered too: the three four-bedroom sales sold at $534,000, $610,000 and $650,000. The county roll shows 57 two-bath and 7 three-bath houses among the 64.
We can show every sale in this table, the county's recorded price for each, and the ask history on any house. We cannot show what we did not represent: no Forest Ridge Shores sale of ours is on file, and we do not present a public-record sale as our own.
Forest Ridge Shores MLS medians fell from $650,000 in 2022 to $585,000 in 2023, $529,000 in 2025 and $522,500 in 2026, on samples of 5, 3, 3 and 5 closings, and none in 2024. The county's recorded sales show the same rise and fall over a longer period.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $522,500 | $319.33 | 44 | 95.9% |
| 24 months | 8 (small sample) | $525,750 | $320.62 | 59 | 95.5% |
| 36 months | 8 (small sample) | $525,750 | $320.62 | 59 | 95.5% |
| 60 months | 16 | $552,000 | $324.09 | 28.5 | 98.5% |
The 24-month and 36-month windows are the same eight sales, because none closed between August 2023 and March 2025.
| Year | MLS closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (March to November) | 5 | $650,000 | $372 | 3 | 104.0% |
| 2023 | 3 | $585,000 | $296 | 45 | 97.9% |
| 2024 | 0 | none | none | none | none |
| 2025 | 3 | $529,000 | $339 | 74 | 92.7% |
| 2026 to September 29 | 5 | $522,500 | $319 | 44 | 95.9% |
In 2022 four of five houses sold in 3 days and three sold above list. In 2025 two of three sold below list after 74 and 250 days. In 2026 the median is 44 days and 95.9% of list. The market moved from a seller's to a negotiated one, and the ask now has to be earned by the house.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $475,000 |
| 2025 | 3 | $529,000 |
| 2024 | 0 | none |
| 2023 | 3 | $585,000 |
| 2022 | 7 | $545,000 |
| 2021 | 7 | $417,000 |
| 2020 | 5 | $332,400 |
| 2019 | 4 | $322,500 |
| 2018 | 2 | $332,950 |
| 2017 | 3 | $375,000 |
| 2016 | 2 | $372,500 |
| 2015 | 1 | $320,000 |
| 2014 | 2 | $277,500 |
| 2013 | 3 | $230,000 |
| 2012 | 1 | $255,000 |
| 2011 | 2 | $192,500 |
| 2010 | 3 | $242,900 |
| 2009 | 4 | $245,250 |
County figures are recorded deed prices flagged as qualified arm's-length sales and are never mixed with MLS square-foot figures. The county file also holds 52 qualified sales from 1999 to 2001, at $34,800 to $174,000 each, which we read as lot or builder-stage transfers while the neighborhood was built.
The 2022 sales were the run-up: $650,000 to $699,000 for houses of 1,745 to 2,100 square feet. By 2026 the mix included smaller houses (1,460 and 1,559 square feet) and the median moved with them. Excluding 2022, the other 11 sales have a median of $529,000 and a median of $319.33 per square foot, so the change from 2023 onward is smaller than the headline.
The county's median for 2020 is $332,400 (n = 5), for 2021 $417,000 (n = 7) and for 2022 $545,000 (n = 7). The 2026 county and MLS medians sit above each of those years' medians, but we do not know what you paid or how you have maintained the house, and a written valuation shows where yours stands.
Selling your Forest Ridge Shores home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Forest Ridge Shores sold-to-list ratios ran from 90.7% to 115.9% across the 16 closings, with a 98.5% median over 60 months and 95.9% over the last 12. Four sold above the final list price, three at it and nine below, so the ask is a claim the market tests and often trims.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
In 2022 the median ratio was 104.0%, in 2023 97.9%, in 2025 92.7% and in 2026 95.9%. The three highest ratios (115.9%, 108.4%, 104.0%) are all 2022 sales, and the only sale above its final list since then is the August 2026 four-bedroom, three-bath house at 102.6%. A 2026 seller should expect to sell a few points under the final list unless the house has an unusual feature.
Two sizes appear twice, and they show what time, condition and the ask do. Houses of 1,559 square feet closed in August 2025 at $529,000 (listed at $529,000, 21 days) and in April 2026 at $522,500 (listed at $522,500, 44 days), $6,500 apart eight months apart. Houses of 1,466 square feet closed in November 2022 at $490,000 (12 days, 93.3% of list) and in April 2025 at $510,000 (250 days, 92.7% of list). Houses of 1,460 and 1,461 square feet closed at $420,000 in July 2023 after 174 days and $470,000 in June 2026 after 91 days.
The 250-day sale was listed at $549,900 and closed at $510,000. The 174-day sale was listed at $440,000 and closed at $420,000. Both were the slowest sales in their years, and both closed under 96 percent of list. The lesson for valuation is that a defensible list price is worth more than a high one, because the days on market did not buy a higher price.
This is an illustration from the record, not a valuation of any house. The two same-size sales bracket $522,500 to $529,000, and both closed at their list price. A house of the same size in average condition would start from that bracket, and then we adjust for the roof, the air conditioner, updates, the flood zone and the fence line, and check it against the 24-month median of $525,750.
Online automated estimates miss on Forest Ridge Shores homes because they are built from many sales across large areas, and this neighborhood has only 16 in five years, across sizes from 1,346 to 2,202 square feet. They cannot see a roof, an updated kitchen, a fence line or a flood zone that changes by address.
It is a statistical model that weighs recent sales and public-record fields. It works best where sales are frequent and homes are alike. Forest Ridge Shores has neither, and a single 2022 sale at $699,000 can pull a model's output well above what a 2026 buyer will pay.
Condition, roof age, air-conditioner age, updates, the position on the street, whether the house is on the fence line, and whether the seller's flood file is complete. It also cannot see the buyer's cost: $450 a quarter, $2,500 and $150.
The county roll is built for taxation and carries the year built, heated area and use for all 64 parcels, which we use as facts. Its assessed value is not a price, and Section 689.261 warns a buyer not to rely on a seller's taxes because a change of ownership can trigger reassessment.
Keep it as one number and ask what sales it used. Then compare it with the sale table above. If it sits outside the range for houses of your size in the last 24 months, the model is probably reaching.
Forest Ridge Shores homes carry higher values than Forest Ridge homes: a $552,000 60-month median against $452,500, and a $522,500 12-month median against $440,000, on newer houses (2000 to 2002 against 1994 to 1999) with a larger median heated area. Both are Chapter 720 associations, and neither is a comparable for the other.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Question | Forest Ridge Shores | Forest Ridge |
|---|---|---|
| Lots on the county roll | 64 | 135 |
| Year built | 2000 to 2002, median 2001 | 1994 to 1999, median 1996 |
| Heated area on the roll | 1,346 to 2,202 sq ft, median 1,759 | 1,309 to 2,525 sq ft, median 1,601 |
| MLS closings, 12 months | 5, median $522,500 (small sample) | 5, median $440,000 (small sample) |
| Median $ per MLS sq ft, 12 months | $319.33 | $262.40 |
| MLS closings, 60 months | 16, median $552,000 | 18, median $452,500 |
| Median $ per MLS sq ft, 60 months | $324.09 | $266.24 |
| Median days on market, 60 months | 28.5 | 46.5 |
| Median sold-to-list, 60 months | 98.5% | 96.4% |
| Active listings, September 29, 2026 | 0 | 1, at $550,000 |
| County qualified sales since September 29, 2025 | 3, median $475,000 | 4, median $452,500 |
The 12-month gap is $82,500 and the 60-month gap is $99,500, with a price-per-square-foot difference of about $58 at 60 months. Age explains part of it: five years of median build year and a larger median heated area. The rest is condition and timing that only a house-by-house review shows.
A buyer who wants a newer house and stricter leasing looks at Forest Ridge Shores. A buyer who wants a lower entry price and 135 houses of variety looks at Forest Ridge. Owners here should expect buyers to compare both.
Do not use Forest Ridge sales as comparables for a Forest Ridge Shores house, or the reverse. Use them to understand the buyer's alternative and to explain, in one sentence, why your house is priced above.
Forest Ridge Shores is the fifth largest of seven for-sale Fountain Lakes neighborhoods at 64 lots, and its $522,500 12-month median is well above The Greens, where 9 closings had a $185,000 median. Its closest value neighbor is Forest Ridge, and the other neighborhoods are attached villas or condominiums.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Regime | Year built | MLS closings, last 12 months |
|---|---|---|---|---|
| The Greens | 143 | Condominium, Chapter 718 | 1988 | 9 |
| Forest Ridge | 135 | Homeowners' association, Chapter 720 (inferred) | 1994 to 1999 | 5 |
| Sunrise | 128 | Homeowners' association | 1988 to 2003 | 1 by label |
| Lakeside | 86 | Homeowners' association | 1990 to 2004 | 0 by label |
| Forest Ridge Shores | 64 | Homeowners' association, Chapter 720 | 2000 to 2002 | 5 |
| Villas at Timber Lakes | 62 | Condominium use on the county roll | 1994 to 1996 | 3 |
| Villas of Fountain Lakes | 49 | Homeowners' association per the community; a state extract lists a condominium | 1989 to 1991 | 4 |
Closings are by MLS label from our sub-community roster, and the counts for Sunrise, Lakeside and the Villas of Fountain Lakes run lower than a county match would give, so treat the small counts as rough.
A single-family buyer comparing neighborhoods will read Forest Ridge and Sunrise, and a buyer wanting a lower entry price will read The Greens. Our Fountain Lakes community guide covers the whole community.
The gate contains a condominium ladder and a single-family ladder, and Forest Ridge Shores is on the upper rung of the single-family one. That is a fact about position, and your house's own features decide where on the rung it sits.
The live competition for a Forest Ridge Shores value on September 29, 2026 was thin: no active listing under the neighborhood's own label, and one active at Forest Ridge, a three-bedroom, two-bath house of 1,550 square feet at $550,000 after 212 days. An empty shelf helps a well-priced house, and a stale ask next door is a warning.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The Forest Ridge listing asks $550,000 for 1,550 square feet, about $355 per square foot on the ask. That is above the Forest Ridge 12-month median of $440,000 and above every Forest Ridge closing in the last 12 months, and it has been listed 212 days. Asks are not values.
Our own record shows why: the 250-day Forest Ridge Shores sale listed at $549,900 and closed at $510,000, and the 174-day sale listed at $440,000 and closed at $420,000. When we value a house we compare the ask history to the sale history.
For a Forest Ridge Shores house, the real competition is any Fountain Lakes single-family listing in the same price range. An active filed under the generic Fountain Lakes label would not show in our neighborhood-level pull, so a live check with Jesse or Marc is part of the valuation.
The best time to value a Forest Ridge Shores home is before you decide to list, and again before you list, because the 16 closings cluster from March to August and the record moved from a $650,000 median in 2022 to $522,500 in 2026. Value it in winter if you want to list for spring.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
March 2, April 3, May 2, June 2, July 2, August 3 and November 2. None closed in January, February, September, October or December. All eight closings in the last 24 months fell between March and August.
With 16 sales this is a pattern, not a rule. But a valuation done in winter uses the last spring and summer's sales and the current asks, and it gives you time to fix items before the spring buyers arrive.
With few sales, one new closing can move the picture. We suggest a fresh look after each new Forest Ridge Shores closing, and before any major repair or sale decision.
A Forest Ridge Shores buyer weighs the price against the whole cost of ownership: $450 a quarter in dues ($1,800 a year), a $2,500 capital contribution, a $150 application, insurance, property tax and possibly flood coverage. Those costs do not change the sale price directly, but they set what a buyer will pay.
Data updated: September 2026 (2026 adopted association budget)
| Layer | Amount | Basis |
|---|---|---|
| Neighborhood regular assessment | $450 per quarter, $1,800 per year | 2026 adopted budget |
| Of which, master pass-through | $370 per quarter, $1,480 per year | 2026 budget line |
| Purchase application | $150, non-refundable | 2026 sales packet |
| Capital contribution | $2,500 (a second $2,500 may apply) | 2026 sales packet |
| Mortgagee questionnaire | Up to $150 | 2026 sales packet |
| Community development district | None found | Fountain Lakes plan and 2026 budget |
The 2026 budget is $116,096.25 for 64 units and has no reserve line. A buyer's agent will ask how a large repair would be paid. Dues rose from $430 to $450 a quarter in a year, all of it from the master's $20 increase.
A buyer's property tax is set on the buyer's own assessment after a change of ownership, so the seller's bill is not the buyer's bill. Section 689.261 requires the buyer to be told so, and buyers use the county's estimator.
Three of five street points returned Zone AE. A buyer's flood and wind insurance quote is part of the affordability calculation, and a house whose zone and elevation are documented sells with less friction.
Florida rules that shape a Forest Ridge Shores sale are the seller's documentary stamps and, in Lee County by custom, the owner's title policy; the Section 720.30851 estoppel; the Section 720.401 disclosure summary; and the tax and flood disclosures. Each changes what you net, not the market price, and the contract controls the split.
Documentary stamps are $0.70 per $100, or $3,657.50 at $522,500. The owner's title policy premium is set by rule and is about $2,687.50 at that price, and in Lee County the seller customarily pays it. Nothing in the statutes decides it, and the contract controls.
Section 720.401 requires the disclosure summary before the buyer signs, supplied by the parcel owner on a resale, with a 3-day cancellation right that cannot be waived if it was not provided. The section does not apply to associations under Chapter 718, and Forest Ridge Shores is a Chapter 720 association, whatever the community website's label says. This is information, not legal advice.
Section 720.30851 gives the association 10 business days to issue the estoppel and caps the fee at $299, with $119 for delivery within 3 business days and $179 for a delinquent account.
Section 689.261 requires the property tax disclosure summary at or before contract, and Section 689.302 requires a written flood disclosure at or before contract that asks about known flooding, flood claims and flood assistance.
Since August 17, 2024 buyer-agent compensation cannot be advertised on the MLS and buyers sign a written agreement before touring. Compensation is negotiable, and a seller may still offer to contribute off the MLS.
Four things move a Forest Ridge Shores number before listing: what an inspector will flag, what a buyer sees first, the documents a buyer will ask for, and the rules a buyer will read. Fix the first, refresh the second, gather the third and understand the fourth before you set the price.
For 2000 to 2002 houses that usually means the roof, the air conditioner, water heater and any exterior work done without approval. Roof replacement needs association approval, so the paper trail matters.
Paint, lighting, landscaping and a clean garage. The 2,047 square foot house that sold for $475,000 in March 2026 shows size alone does not carry price, and we do not recommend a remodel without testing it against the closings.
The 2021 declaration, the 2026 budget, the sales packet, the master rules, a current estoppel, architectural approvals and permits, the flood zone and a wind-mitigation report.
Two leases a year, a six-month minimum, three pets, fences on only 14 lots, 48-hour vehicle limit. The rules narrow the buyer pool, and the pool sets the price.
A Forest Ridge Shores seller at a $552,000 sale, the 60-month median, has fixed costs of $6,998 in documentary stamps, the owner's policy and the estoppel cap, and roughly 4.27 percent of price in total costs before any buyer-agent offer. The net sheet below shows the arithmetic and its limits.
| Sale price | Documentary stamps | Owner's title policy | Estoppel cap | Total of the three |
|---|---|---|---|---|
| $470,000 | $3,290.00 | $2,425.00 | $299 | $6,014.00 |
| $522,500 | $3,657.50 | $2,687.50 | $299 | $6,644.00 |
| $552,000 | $3,864.00 | $2,835.00 | $299 | $6,998.00 |
| $610,000 | $4,270.00 | $3,125.00 | $299 | $7,694.00 |
| Line at $552,000 | Estimate |
|---|---|
| Listing commission (example 2.75%) | $15,180.00 |
| Buyer-agent compensation, if offered (example 2.5%) | $13,800.00 |
| Documentary stamps | $3,864.00 |
| Owner's title policy | $2,835.00 |
| Title search and closing fee (estimate) | $1,200 |
| Municipal lien search (estimate) | $175 |
| Estoppel (cap) | $299 |
| Total without a buyer-agent offer | $23,553.00 (4.27% of price) |
| Net before payoff and prorations | $528,447.00 |
| Total with a 2.5% buyer-agent offer | $37,353.00 (6.77% of price) |
| Net before payoff and prorations | $514,647.00 |
The table leaves out any mortgage payoff, tax and dues prorations and concessions. It is an illustration from statutory and rule figures and our shared cost-of-selling research, and commission is negotiable. Your written valuation replaces the estimates.
A Forest Ridge Shores owner weighing rent against sale faces tight leasing rules: two leases a calendar year, a six-month minimum, one year maximum, no renewal option, no subleasing and a natural-person lessee for the whole house. Short-term rental is not possible, so the rental case is a year-round or seasonal lease.
The 2026 lease application charges $150 plus a $50 background check for each adult applicant and occupant and must be filed at least 30 days before the lease begins. A lease and a transfer are subject to the master association's approval procedure.
A valuation gives the sale number and the fixed costs, so you can compare a sale with a lease of at most a year. We do not estimate rent, because we have no rental data for this neighborhood in this pull.
Forest Ridge Shores 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 neighborhood's closed sales in your size range, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation, and the Home Valuation form sits at the top of this page.
Data updated: September 2026
You receive the recent closed sales that fit your house with dates and days on market, a per-square-foot check on MLS living area, the live competition and asking-price histories, your house's position among the 16 sales with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. If you are ready to plan the sale, continue to the Forest Ridge Shores seller guide.
Where a same-size house sold for $490,000 in 12 days in 2022 and $510,000 after 250 days in 2025, the number decides the sale. We would rather you see the evidence before you commit, and many owners use the valuation to decide whether to sell this season or next.
McGreevy and Comisar are the Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. In the last 12 months we tracked every Forest Ridge Shores closing in the MLS.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Forest Ridge Shores sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 64-lot neighborhood with five closings a year rewards a price set from every recorded sale and a documents file ready on day one.
Data updated: September 2026
If you are searching for the best Forest Ridge Shores listing agent, or thinking, "I need to sell my home in Forest Ridge Shores," the valuation above is the first step and the listing is the second. We place your house among the 16 recorded sales and build the documents file before the first showing.
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.
Not necessarily. All eight closings in the last 24 months fell between March and August, so a winter listing meets spring buyers, but eight sales are a pattern and not a rule. The valuation tells you where you stand either way.
No. The 2,047 square foot house that sold in March 2026 closed at $475,000, or $232 per square foot, the lowest on record, while the 1,749 square foot house that sold in November 2022 closed at $699,000.
Compare your list price with the closed sales in your size range. The 250-day sale in 2025 listed at $549,900 and closed at $510,000, and a price that fits the record is worth more than the days spent waiting.
No. A valuation needs only your address and a description. The documents matter when you list, and we help you order them then.
Yes. A valuation is private, and nothing is listed or shared.
Ask each team for its comparable set for your size range and for its plan for the buyer approval and estoppel.
McGreevy and Comisar is a top-reviewed Forest Ridge Shores 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 our Google profile.
★★★★★ "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
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A Forest Ridge Shores specialist matters for a valuation because the value depends on 16 sales a generalist may not have read, on the difference between Forest Ridge Shores and Forest Ridge, and on a Chapter 720 status the community website blurs. Jesse and Marc read the record before they meet you.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296) and writes the valuation. His agent page is Jesse McGreevy.
Marc is a Broker Associate with Domain Realty (license BK3060671) and handles the walk-through and the field side. His agent page is Marc Comisar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate.
The neighborhood's own sixteen sales, the age gap with Forest Ridge, the mixed flood map and the buyer approval clock.
Forest Ridge Shores owners who are also buying can use the same team for both sides: we time the sale and the purchase and keep the association clocks in step. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
A valuation tells you what you will have to spend. Start there, then read the Forest Ridge Shores buyer guide if you are staying in the neighborhood.
Our Estero buyer guide covers the village.
These are the questions owners ask most when valuing a home in Forest Ridge Shores in Fountain Lakes, Estero, answered from the records cited below. Each answer names Forest Ridge Shores and points to the section with the detail. Where a record is not public, the answer says so.
If it resembles the houses that closed in the last 12 months, between about $470,000 and $610,000, with a $522,500 median on 5 closings, a small sample. Your size, condition and roof decide where. A free home valuation gives your number.
Less accurate than usual, because the neighborhood has only 16 sales in five years and sizes from 1,346 to 2,202 square feet. An estimate cannot see roof age, updates or flood zone.
Nine MLS closings were listed as three-bedroom, with a $529,000 median and $334.24 per square foot, and four as three bedrooms plus a den, with a $564,750 median. Each is a small sample.
Three closings were listed as four-bedroom, at $534,000, $610,000 and $650,000, a median of $610,000. The $610,000 house was the only one with three baths.
The median is $324.09 per MLS square foot over 60 months and $319.33 over 12, with sales from $232 to $400.
The 2022 sales were the run-up ($650,000 median, four of five sold in 3 days). Since then medians were $585,000 in 2023, $529,000 in 2025 and $522,500 in 2026, all small samples, and the smaller houses in the recent mix pull the median down.
The 60-month median is $552,000 and the 12-month median $522,500, so the recent record is below the five-year one. The county's longer series shows a $332,400 median in 2020 and $475,000 in 2026 to date.
The 60-month window is the first with 10 or more closings, and we read all 16. For your house we use the three to six that fit best and say when there is no close match.
Closings of similar size, bedrooms, baths and date in Forest Ridge Shores. Forest Ridge sales are background, not comparables.
The online form takes about a minute, and Jesse follows up with a written valuation. A walk-through takes longer if we need to see the house.
No. It is free, with no obligation.
An appraiser values a house for a lender at a point in time under fixed rules. A valuation from us is a sales opinion with a recommended list price, and it is not an appraisal.
No. The county roll is built for taxation, and Section 689.261 warns buyers not to rely on a seller's taxes.
Your buyer's taxes are set on the buyer's own assessment after a change of ownership. Taxes are prorated at closing, with the seller crediting the buyer for the days owned.
Dues are $450 a quarter ($1,800 a year) in 2026, up from $430, and a buyer weighs them with the $2,500 capital contribution and the $150 application.
They add to the buyer's cost at purchase, so buyers may bid less. Whether the master association's own $2,500 also applies is unresolved in the documents we read.
The private nine-hole par-3 course belongs to the Fountain Lakes master association and is part of membership. Our MLS extract has no golf field, so we cannot measure a premium.
We cannot measure it from the 16 sales because the extract has no water or view field, and we do not guess. We note the view at the walk-through.
They can, but the record does not isolate them. The 2,047 square foot house that sold at $475,000 shows size alone does not set price.
It affects the buyer's insurance cost. Three of five street points returned Zone AE and two Zone X, so your address's zone belongs in the valuation.
Yes, because the houses date from 2000 to 2002 and a buyer's insurance quote asks for roof age. Keep approvals and permits on file.
Yes, if you might sell in the next year. There were no active listings on September 29, 2026 and the last 24 months' sales fell between March and August.
Yes. Leases are limited to two a year at six months to one year, so a valuation helps you weigh a lease against a sale.
At $522,500 the fixed items are $6,644: $3,657.50 in stamps, about $2,687.50 for the owner's policy and the $299 estoppel cap, plus negotiated commission.
By custom the seller, and the contract controls.
Yes. It is a Chapter 720 association, and the seller supplies the Section 720.401 summary before the buyer signs. The condominium exception does not apply.
It states what is owed to the association. The seller requests it, the association must issue it within 10 business days, and the fee is capped at $299 for a current account.
The HOA summary, the property tax summary, the flood disclosure under Section 689.302 and any known material defects.
Commission is negotiable, buyer-agent compensation cannot be advertised on the MLS and buyers sign written agreements. The effect on any one price is a negotiation.
That is a question for a tax adviser. The IRS explains the rules in Publication 523.
Yes. Marc coordinates showings and inspections and closings can be handled remotely.
Your address, dues statement, roof and air-conditioner dates, permits, any elevation certificate and a list of updates.
Use the form on this page, request a free home valuation, or call Jesse direct at (239) 898-6072.
Forest Ridge Shores owners 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 Forest Ridge Shores sale and public record before writing this guide. Learn more about our team.
A valuation here starts with your house: its size, its roof, its position and where it sits among 16 closings. In the last 12 months we tracked all 5 closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate 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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Forest Ridge Shores 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 in Forest Ridge Shores? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Forest Ridge Shores facts on this page rest on primary sources: the neighborhood's and the master association's own recorded documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS pull. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Forest Ridge Shores owners can pull the documents behind this valuation directly from the authority that issues each one. The recorded set is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
| Document | What it proves | Official authority |
|---|---|---|
| 2021 Amended and Restated Declaration, Articles and Bylaws | The neighborhood's covenants, one vote per lot, leasing, pet, fence and architectural rules | Forest Ridge Shores association (PDF) |
| Original restrictions and supplement (1999) | That the association is not intended to be a condominium association | Forest Ridge Shores association (PDF) |
| Recorded fence agreement (2000) | The west-line fence easement on 14 lots and who maintains the fence | Lee County Clerk record, posted by the association (PDF) |
| 2026 Sales Packet and budget | The $450 quarterly assessment, the $2,500 capital contribution and the $150 application | Forest Ridge Shores association (PDF) |
| 2026 Lease Application | The lease approval process, fees and timing | Forest Ridge Shores association (PDF) |
| Fountain Lakes master Amended and Restated Declaration | The master covenants and assessments | Fountain Lakes Community Association (PDF) |
| Fountain Lakes master Rules and Regulations (2025) | Leasing, pet, parking and gate rules at the master level | Fountain Lakes Community Association (PDF) |
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state, its 10-business-day deadline and fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | National Association of Realtors |
| FEMA Flood Map Service Center | The flood zone and panel for your exact address | FEMA |
| Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | Internal Revenue Service |
| Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Association manager, listed on the association site |
You reach the Forest Ridge Shores 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 neighborhood picture stays on our Forest Ridge Shores neighborhood 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.