Estero, Florida
Find out what your Fountain Lakes home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own neighborhood and size range, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Fountain Lakes homes sold for $155,000 to $610,000 in the last 12 months, so the honest answer to "what is my home worth" starts with which of the community's eleven neighborhoods it sits in. This valuation guide sits beside our full Fountain Lakes community guide, which covers the history, amenities, schools and storm record, and it shows how we turn 40 closed sales in the Southwest Florida MLS into a number for one address. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Fountain Lakes seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Fountain Lakes buyer guide shows the other side of the table.
Owners elsewhere in the village can see the same method applied in our home valuation guide for Estero and our Meadows of Estero valuation guide. Ready for a written number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Fountain Lakes home because we price each of the community's eleven neighborhoods against its own recent closings, not against a community median or a portal estimate. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy builds the comparable set, the per-square-foot analysis and the net sheet, and Marc Comisar walks the home and reads the details a database cannot see. 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. Our office is in Bonita Springs, a short drive south of the US-41 gate.
Recent Fountain Lakes market record (12 months to September 29, 2026): 40 closed sales · $13,793,511 in total volume · $335,000 median sold price · $239 median price per square foot of living area · a range of $155,000 to $610,000 · a median 63.5 days on market · a median 95.3% of list price · 16 active listings on September 29, 2026, about 4.8 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Fountain Lakes community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Fountain Lakes is narrower and checkable: every figure below traces to a dated MLS pull or a recorded document, and where we could not verify something we say so.
We do not publish a county-recorded sales series for Fountain Lakes, because our match of Lee County parcels to the community's 900 lots fell short of the accuracy we require, so every sale figure here comes from the MLS. We do not print neighborhood association dues as a community-wide number, because they are not published community-wide; they appear on each neighborhood's estoppel. And we do not quote a premium for any feature, from a golf-course view to a renovated kitchen, that the recent record cannot support.
This page answers "what is it worth." Our seller guide answers "how do we sell it," and our buyer guide answers "what does it cost to own." For the process itself, our Estero seller guide and Estero buyer guide cover the process, and Jesse at (239) 898-6072 covers the specifics.
Fountain Lakes owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your valuation more than any online estimate will.
Fountain Lakes owners can use the links below to jump straight to the price by neighborhood, the method, the sales record, the Estero Place comparison or the valuation FAQ. The guide runs in the order most owners ask: the answer first, then the method, then the evidence.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Fountain Lakes · Key Takeaways
The Essentials: What Is My Fountain Lakes Home Worth? · How Is a Fountain Lakes Home Actually Valued? · What Have Fountain Lakes Homes Sold For in the Last 12 Months? · How Have Fountain Lakes Home Values Changed Over Time? · Which Neighborhood Differences Change a Fountain Lakes Value? · Why Do Online Estimates Miss on Fountain Lakes Homes? · Fountain Lakes vs Estero Place: How Do Their Values Compare?
The Details: How Do Fountain Lakes Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Fountain Lakes Value? · When Is the Best Time to Have a Fountain Lakes Home Valued? · What Do a Fountain Lakes Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Fountain Lakes Sale Price? · What Moves the Number Before You List a Fountain Lakes Home? · What Will You Net From a Fountain Lakes Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Fountain Lakes Home? · How Do You Get a Free Fountain Lakes Home Valuation? · Thinking of Selling Your Fountain Lakes Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Fountain Lakes Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Fountain Lakes
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Fountain Lakes Valuation Team Today?
Most Fountain Lakes homes are worth between $155,000 and $610,000, and where yours falls depends on its neighborhood and size. The 40 closed sales in the 12 months to September 29, 2026 had a $335,000 median, but that number describes no single home, so the tables below split it by neighborhood and by living area.
Data updated: September 2026
Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
The Greens | 9 | $185,000 | $206 | 62 | 4 | 51 | $200,000 |
Fountain Lakes (main MLS label) | 7 | $389,000 | $236 | 112 | 8 | 61 | $500,000 |
Forest Ridge | 5 | $440,000 | $262 | 53 | 1 | 11 | $435,000 |
Forest Ridge Shores | 5 | $522,500 | $319 | 44 | 0 | 12 | $552,000 |
Villas of Fountain Lakes | 4 | $308,056 | $283 | 105 | 1 | 12 | $335,000 |
Villas at Timber Lakes | 3 | $335,000 | $300 | 21 | 0 | 14 | $335,000 |
The Manors at Fountain Lakes | 2 | $246,000 | $188 | 4 | 0 | 2 | $246,000 |
Sungate Villas | 2 | $304,950 | $199 | 117.5 | 1 | 8 | $340,000 |
Fountain Lakes Tract H | 1 | $445,000 | $233 | 65 | 0 | 1 | $445,000 |
Fountain Lakes Tract I | 1 | $430,000 | $246 | 187 | 0 | 1 | $430,000 |
Seabreeze | 1 | $515,000 | $255 | 69 | 0 | 2 | $515,000 |
Sunrise | 0 | none sold | none sold | none sold | 1 | 6 | $547,500 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings inside Fountain Lakes by MLS subdivision field, pulled September 29, 2026. [Source: Fountain Lakes community guide]
Every neighborhood in the table has fewer than 10 closings in 12 months, so a median alone is thin evidence and we read the individual sales. The Greens carried 9 sales at $185,000, the main Fountain Lakes label 7 at $389,000, Forest Ridge 5 at $440,000 and Forest Ridge Shores 5 at $522,500, which is a range of nearly $340,000 between medians.
Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
Under 1,000 sq ft | 11 | $185,000 | $209 | $155,000 | $315,000 |
1,000 to 1,399 sq ft | 10 | $310,556 | $271 | $210,000 | $365,000 |
1,400 to 1,799 sq ft | 12 | $442,000 | $270 | $289,900 | $570,000 |
1,800 to 2,199 sq ft | 6 | $470,000 | $234 | $440,000 | $610,000 |
2,200 sq ft and up | 1 | $542,500 | $236 | $542,500 | $542,500 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes in the 12 months to September 29, 2026; living area is the MLS field. [Source: Fountain Lakes community guide]
Size does most of the sorting. Sales under 1,000 square feet had a $185,000 median and a $209 per-foot median, homes of 1,000 to 1,399 square feet $310,556 and $271, and homes of 1,400 to 1,799 square feet $442,000 and $270. Only one home of 2,200 square feet or more sold, at $542,500. Per-foot values are similar across the middle bands and lower at both ends, which is why we never apply one per-foot number to the whole community.
Half the sales in the record are below $335,000 and half above, but 20 of the 40 came from the five smaller-format neighborhoods at a $220,000 median and 20 from the rest at $459,500. A $335,000 estimate is therefore too high for a Greens condo and far too low for a Forest Ridge Shores home, and both owners would be misled by it.
Start with the free home valuation form, or call Jesse direct at (239) 898-6072. We reply with a written opinion of value: the sales that match your neighborhood and size, your position on the ladder, the live competition and a recommended range.
A Fountain Lakes home is valued by matching it to recent closed sales in the same neighborhood and a similar size, then adjusting for condition, roof and air conditioning age, position, flood zone and approved improvements. We use nine steps, and the last one tests the result against the homes competing with yours today.
The neighborhood label sets the product, the dues and the rules a buyer reads. The Greens, The Manors, Forest Ridge Shores, Seabreeze, Southshore, Sungate Villas and The Villas at Timber Lakes are condominiums under Chapter 718, and Forest Ridge, Lakeside, Sunrise and Villas of Fountain Lakes are homeowners associations under Chapter 720, per the association's neighborhood documents [Source: Fountain Lakes neighborhoods page]. We confirm which applies before we choose comparables.
The MLS living-area field drives the per-foot math, and it can differ from a builder floor plan, a county record or an owner's memory. We check the figure against the sales we use, because a 100-square-foot error moves a $270-per-foot number by about $27,000.
We choose closed sales in the same neighborhood and within roughly 20% of your living area, from the last 12 months, and widen to 24 or 36 months only when fewer than 10 sales qualify. Windows are counted back from the valuation date so old sales are labeled as old.
A sale from 30 months ago belongs to a different market. The medians by 12-month block ran from $349,000 to $435,000 to $335,000 over five years, so we adjust older sales for the direction of the market and say in the valuation which sales carry the least weight.
The age of the roof, air conditioning, water heater and windows, the kitchen and bath condition and any hurricane protection change what a buyer and an inspector will accept. Two Forest Ridge Shores homes sold at $475,000 and $610,000 five months apart, and a valuation has to explain a gap like that home by home.
Backing to the golf course, a lake, a preserve or a road changes the buyer's afternoon. We record position in the valuation and say how much weight the recent record can support, which is often less than an owner hopes.
FEMA's map shows Zone AE near the lakes and Halfway Creek and Zone X on higher ground, on panel 12071C0587G effective November 17, 2022 [Source: FEMA National Flood Hazard Layer]. A buyer with a federally backed mortgage in Zone AE must carry flood insurance, so the zone is a cost we price in.
The buyer underwrites the master assessment, irrigation, neighborhood dues and the one-time capital contribution. A home whose neighborhood carries higher dues has to price lower to give the buyer the same monthly cost.
Sixteen homes were listed on September 29, 2026, and we read each one's neighborhood, size and price history. We then set your range where it wins the comparison on the first day, not where it merely matches it.
If you would like these nine steps applied to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Fountain Lakes has 900 residential lots across eleven neighborhoods, so a number built from your own neighborhood's sales is worth far more than an estimate. Get a free Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. If you are also buying, start your home search with Marc or Call Marc at (239) 287-5873.
Fountain Lakes homes sold for $155,000 to $610,000 in the 12 months to September 29, 2026, with 40 closings, a $335,000 median and $13,793,511 in total volume. Because no neighborhood had 10 closings on its own, the table lists every sale with its date, size, price and days on market.
Data updated: September 2026
Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
Sep 22, 2026 | Forest Ridge | 3 Bed/2(0) | 1,426 | $412,000 | $289 | 17 | 91.6% |
Sep 16, 2026 | Fountain Lakes Tract I | 3 Bed/2(0) | 1,745 | $430,000 | $246 | 187 | 95.6% |
Sep 14, 2026 | Fountain Lakes Tract H | 3+Den/2(0) | 1,913 | $445,000 | $233 | 65 | 89.0% |
Aug 25, 2026 | Forest Ridge Shores | 3 Bed/2(0) | 1,785 | $570,000 | $319 | 14 | 95.0% |
Aug 25, 2026 | Villas of Fountain Lakes | 2+Den/2(0) | 1,200 | $335,000 | $279 | 157 | 95.7% |
Aug 24, 2026 | Forest Ridge Shores | 4 Bed/3(0) | 2,080 | $610,000 | $293 | 126 | 102.6% |
Jul 2, 2026 | The Greens | 1 Bed/1(0) | 684 | $170,000 | $249 | 11 | 95.2% |
Jun 30, 2026 | Forest Ridge Shores | 3 Bed/2(0) | 1,460 | $470,000 | $322 | 91 | 95.9% |
Jun 25, 2026 | Fountain Lakes (main MLS label) | 4 Bed/2(1) | 2,300 | $542,500 | $236 | 70 | 95.4% |
Jun 22, 2026 | Villas at Timber Lakes | 2 Bed/2(0) | 1,115 | $335,000 | $300 | 2 | 96.0% |
May 27, 2026 | Sungate Villas | 3 Bed/2(0) | 1,697 | $289,900 | $171 | 56 | 97.6% |
May 26, 2026 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,689 | $454,000 | $269 | 421 | 94.6% |
May 21, 2026 | Villas of Fountain Lakes | 2+Den/2(0) | 1,286 | $210,000 | $163 | 474 | 93.4% |
May 15, 2026 | Seabreeze | 3 Bed/2(0) | 2,021 | $515,000 | $255 | 69 | 97.2% |
Apr 15, 2026 | The Greens | 2 Bed/2(0) | 980 | $185,000 | $189 | 14 | 94.9% |
Apr 8, 2026 | Forest Ridge | 3 Bed/2(1) | 1,977 | $465,000 | $235 | 42 | 95.1% |
Apr 8, 2026 | The Greens | 1 Bed/1(0) | 684 | $165,000 | $241 | 260 | 89.2% |
Apr 6, 2026 | The Manors at Fountain Lakes | 3 Bed/2(0) | 1,351 | $262,000 | $194 | 8 | 90.7% |
Apr 3, 2026 | Villas at Timber Lakes | 2 Bed/2(0) | 1,094 | $320,000 | $293 | 45 | 97.3% |
Apr 1, 2026 | Forest Ridge Shores | 3+Den/2(0) | 1,559 | $522,500 | $335 | 44 | 100.0% |
Mar 24, 2026 | Forest Ridge Shores | 3+Den/2(0) | 2,047 | $475,000 | $232 | 36 | 95.0% |
Mar 9, 2026 | The Greens | 1 Bed/1(0) | 684 | $155,000 | $227 | 116 | 91.2% |
Mar 2, 2026 | Fountain Lakes (main MLS label) | 2 Bed/2(0) | 1,050 | $245,000 | $233 | 333 | 89.1% |
Mar 2, 2026 | The Greens | 2 Bed/2(0) | 980 | $202,000 | $206 | 62 | 96.2% |
Feb 27, 2026 | Fountain Lakes (main MLS label) | 1 Bed/1(0) | 684 | $172,000 | $251 | 43 | 95.6% |
Feb 23, 2026 | Villas of Fountain Lakes | 2 Bed/2(0) | 1,053 | $301,111 | $286 | 5 | 97.2% |
Jan 30, 2026 | Villas of Fountain Lakes | 2 Bed/2(0) | 967 | $315,000 | $326 | 53 | 101.6% |
Jan 30, 2026 | The Greens | 2 Bed/2(0) | 980 | $205,000 | $209 | 10 | 91.1% |
Jan 28, 2026 | The Greens | 2 Bed/2(0) | 980 | $199,000 | $203 | 602 | 100.0% |
Jan 27, 2026 | Forest Ridge | 3 Bed/2(0) | 1,391 | $365,000 | $262 | 136 | 96.1% |
Jan 7, 2026 | The Greens | 2 Bed/2(0) | 980 | $195,000 | $199 | 20 | 98.0% |
Dec 29, 2025 | Fountain Lakes (main MLS label) | 2+Den/2(1) | 1,664 | $370,000 | $222 | 90 | 96.1% |
Dec 23, 2025 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,782 | $485,000 | $272 | 116 | 88.2% |
Dec 19, 2025 | Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,664 | $389,000 | $234 | 112 | 90.5% |
Dec 11, 2025 | Forest Ridge | 3 Bed/2(0) | 1,447 | $517,500 | $358 | 76 | 94.3% |
Dec 10, 2025 | Sungate Villas | 3 Bed/2(0) | 1,407 | $320,000 | $227 | 179 | 97.3% |
Dec 9, 2025 | Villas at Timber Lakes | 2 Bed/2(0) | 1,140 | $345,000 | $303 | 21 | 93.5% |
Oct 2, 2025 | The Greens | 2 Bed/1(0) | 812 | $160,000 | $197 | 95 | 88.9% |
Sep 30, 2025 | Forest Ridge | 4 Bed/2(0) | 2,056 | $440,000 | $214 | 53 | 96.7% |
Sep 29, 2025 | The Manors at Fountain Lakes | 2 Bed/2(0) | 1,263 | $230,000 | $182 | 0 | 88.5% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes, September 29, 2025 to September 29, 2026, pulled September 29, 2026. [Source: Fountain Lakes community guide]
The highest sale was $610,000 for a 4-bedroom, 3-bath, 2,080-square-foot Forest Ridge Shores home on August 24, 2026, at 102.6% of list after 126 days. The lowest was $155,000 for a 684-square-foot Greens condominium. Between them the sales fall into five bands.
Sold price band (last 12 months) | Closed sales | Share of the 40 |
|---|---|---|
Under $200,000 | 8 | 20% |
$200,000 to $299,999 | 7 | 18% |
$300,000 to $399,999 | 10 | 25% |
$400,000 to $499,999 | 9 | 22% |
$500,000 and up | 6 | 15% |
Source: Southwest Florida MLS (Matrix), 40 closed residential sales, 12 months to September 29, 2026. [Source: Fountain Lakes community guide]
Beds / baths (MLS) | Closed sales, last 12 months | Median sold price | Lowest | Highest |
|---|---|---|---|---|
3 Bed/2(0) | 13 | $430,000 | $262,000 | $570,000 |
2 Bed/2(0) | 12 | $237,500 | $185,000 | $345,000 |
1 Bed/1(0) | 4 | $167,500 | $155,000 | $172,000 |
3+Den/2(0) | 3 | $475,000 | $445,000 | $522,500 |
2+Den/2(0) | 2 | $272,500 | $210,000 | $335,000 |
2 Bed/1(0) | 1 | $160,000 | $160,000 | $160,000 |
2+Den/2(1) | 1 | $370,000 | $370,000 | $370,000 |
3 Bed/2(1) | 1 | $465,000 | $465,000 | $465,000 |
4 Bed/2(0) | 1 | $440,000 | $440,000 | $440,000 |
4 Bed/2(1) | 1 | $542,500 | $542,500 | $542,500 |
4 Bed/3(0) | 1 | $610,000 | $610,000 | $610,000 |
Source: Southwest Florida MLS (Matrix), 40 closed residential sales, 12 months to September 29, 2026; bed and bath counts are the MLS field. [Source: Fountain Lakes community guide]
The 3-bedroom, 2-bath homes sold at a $430,000 median across 13 sales and the 2-bedroom, 2-bath homes at $237,500 across 12. Most other configurations had one to four sales, so we use them as a sanity check on a valuation and not as its foundation.
We have not verified a McGreevy and Comisar closing inside Fountain Lakes for this page, so it draws on the public MLS record and says so. That is deliberate: an owner deserves a valuation whose evidence they can check, and every sale above can be looked up by its address and date on the MLS.
Fountain Lakes' median sold price ran $349,000 in the oldest 12-month block of the last 60 months, peaked at $435,000 four years back and was $335,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 5 to 63.5 over the same five years.
Data updated: September 2026
Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 40 | $335,000 | $239 | 63.5 | 95.3% |
Last 24 months | 72 | $367,500 | $256 | 63.5 | 95.4% |
Last 36 months | 101 | $370,000 | $270 | 60 | 95.6% |
Last 60 months | 187 | $379,000 | $283 | 26 | 97.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes, pulled September 29, 2026; windows are counted back from that date. [Source: Fountain Lakes community guide]
12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
Year 1: the latest 12 months | 40 | $335,000 | $239 | 63.5 | 95.3% |
Year 2: months 13 to 24 back | 32 | $409,500 | $271 | 64 | 95.7% |
Year 3: months 25 to 36 back | 29 | $405,000 | $292 | 54 | 97.2% |
Year 4: months 37 to 48 back | 37 | $435,000 | $309 | 22 | 97.2% |
Year 5: months 49 to 60 back | 49 | $349,000 | $289 | 5 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Fountain Lakes, pulled September 29, 2026; blocks are counted in 365-day steps back from that date. [Source: Fountain Lakes community guide]
The oldest block shows 49 sales at a 5-day median and 100.0% of list. By the latest block the median time on market was 63.5 days and the sold-to-list ratio 95.3%. Prices did not collapse, and a buyer who once competed now negotiates.
The latest $335,000 median sits about 18% below the prior year's $409,500. Part of that is mix: The Greens, the smallest homes in the record, accounted for 9 of the latest 40 sales and 3 of the prior 32. Without The Greens the medians are $389,000 and $418,000, a drop of about 7%.
If you bought within the last five years, the record shows medians between $335,000 and $435,000, but your own outcome depends on your neighborhood and condition. An owner in The Greens should compare with $185,000 to $205,000 sales, and an owner in Forest Ridge Shores with $470,000 to $610,000 sales. A community-wide series can only tell you the direction.
Neighborhood differences change a Fountain Lakes value more than any renovation. In the 12 months to September 29, 2026, the median sold price ran from $185,000 in The Greens to $522,500 in Forest Ridge Shores, and the median price per square foot from $188 in The Manors to $319 in Forest Ridge Shores.
Data updated: September 2026
Five 2-bedroom, 2-bath homes of 980 square feet sold in The Greens in the last 12 months: $185,000 in 14 days, $195,000 in 20 days, $199,000 in 602 days, $202,000 in 62 days and $205,000 in 10 days. That is a $20,000 spread, about 11%, and the 602-day listing sold for less than the 10-day one. It is the record's clearest picture of what pricing does.
Forest Ridge Shores had 5 sales from $470,000 to $610,000 at the highest per-foot median in the community, $319. Forest Ridge had 5 sales from $365,000 to $517,500 at a $440,000 median, and one listing at $550,000 that had been on the market 212 days.
Villas of Fountain Lakes had 4 sales with a $308,056 median, Villas at Timber Lakes 3 at $335,000, Sungate Villas 2 at $304,950 and The Manors 2 at $246,000. Villas at Timber Lakes sold in a 21-day median and The Manors in 4 days, both faster than the 63.5-day community median.
The MLS's main label had 7 closings from $172,000 to $542,500, a $389,000 median and a 112-day median on market, against 8 active listings asking $479,900 to $649,900. Only one of the seven sales cleared $500,000, while every one of the 8 asks did but one, so a single-family owner who prices off the asks is reading the wrong column.
Sunrise had no closing in the last 12 months but 6 in 60 months at a $547,500 median and one listing at $574,900 today. Seabreeze, Tract H and Tract I each had one closing, at $515,000, $445,000 and $430,000. With one sale, we treat the number as a data point and a valuation for these addresses leans on the 60-month record and on adjustments.
Online estimates miss on Fountain Lakes homes because they blend $155,000 condominiums and $610,000 homes into one automated number, without the neighborhood label, flood zone, roof age or fee layers. A buyer sees the same estimate you do, so the gap between it and your list price has to be explained.
Data updated: September 2026
An automated valuation model is statistical software that guesses a price from public records and recent sales, and its accuracy is a range. Portals publish a median error rate, and errors are larger where homes in one area differ a lot, which describes this community.
The Zestimate, like other portal estimates, works from a home's recorded facts and nearby sales. In a community where the 12-month sales range from $155,000 to $610,000 and identical Greens plans sold $20,000 apart, a model cannot know whether your unit is the 10-day sale or the 602-day one. That knowledge lives in the listing photos, the condition and the documents.
The Lee County Property Appraiser sets a just value for taxes each year, and for a homestead the assessed value grows under the Save Our Homes cap, so it can lag the market for years [Source: Florida Statutes 193.155]. It is a tax number, and a buyer's lender will not use it to price your home. You can look up your parcel on the Lee County Property Appraiser site.
Keep it as one data point, write down the address's neighborhood and living area, and compare the estimate with the closed sales in this guide. If the estimate is far from those sales, ask for a written valuation, because your buyer's appraiser will use sales and not the estimate.
Fountain Lakes and Estero Place are both gated Estero communities with no CDD, but Fountain Lakes sells a bundled golf and amenity package at a $335,000 median across 900 lots, while Estero Place sells newer single-family homes at a $694,000 median across 102. A Fountain Lakes owner's buyer has likely seen both.
Data updated: September 2026
Question a buyer asks | Fountain Lakes | |
|---|---|---|
What am I buying? | Single-family homes, attached villas and low-rise condominiums across eleven neighborhoods | 102 single-family homes |
When was it built? | Kraus-Anderson from 1987, mostly late 1980s to early 2000s | Neal Communities, about 2014 to 2018 |
What has sold recently? | 40 closings, $335,000 median, $155,000 to $610,000 (12 months to Sept 29, 2026) | 11 closings, $694,000 median, $533,000 to $814,000 (12 months to Sept 29, 2026) |
Price per square foot | $239 median | $317 median |
Time on market and list ratio | 63.5 days, 95.3% of list | 56 days, 96.0% of list |
Supply on Sept 29, 2026 | 16 active, about 4.8 months | 1 active, about 1.1 months |
Recurring master fee | $370 per quarter ($1,480 per year) plus sub-association dues and $32 per month irrigation | About $1,050 per quarter (about $4,200 per year), one master HOA |
One-time fees at closing | $2,500 capital contribution | $4,000 transfer fee and $250 application fee |
Golf and amenities | Bundled 9-hole par-3 course, two pools, fitness, tennis, pickleball, bocce | No clubhouse, pool, fitness, tennis or pickleball; boardwalk and Three Oaks path |
CDD | None | None |
Flood zone | Mix of AE and X, panel 12071C0587G | Mix of X with an AH pocket, panel 12071C0591H |
Sources: Fountain Lakes figures from the Fountain Lakes community guide and the September 29, 2026 Southwest Florida MLS pull; Estero Place figures from the Estero Place community guide and the same pull; both communities' fee lines as each association publishes them. [Source: Fountain Lakes Community Association] [Source: Estero Place community guide]
The $359,000 gap between the two medians is mostly a product gap: newer single-family homes on preserve and lake lots against a mix that includes $155,000 condominiums. A Fountain Lakes single-family home at $500,000 to $600,000 is closer to Estero Place's $533,000 to $814,000 range than to its own community's median, and that buyer compares age, lot and fees.
Fountain Lakes suits the buyer who wants the most house per dollar inside a gate, will use the golf and the amenity center, and values variety. Estero Place suits the buyer who wants a newer single-family home in a small 102-home enclave and is comfortable without a clubhouse or pool. Your valuation should say which buyer your home meets.
We state the fee stack, the square footage and the bundled golf plainly, then let the buyer do the arithmetic. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Fountain Lakes sits below most named Estero neighbors on price and above most on supply. Its $335,000 median for the 12 months to September 29, 2026 compares with $270,000 to $694,000 across the neighbors below, and its 4.8 months of supply compares with 1.1 to 3.1 for six of them.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
11 | $694,000 | $317 | 56 | 96.0% | 1.1 | |
43 | $420,000 | $250 | 36 | 96.3% | 2.8 | |
119 | $447,510 | $224 | 56 | 97.5% | 2.1 | |
36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 | |
31 | $270,000 | $190 | 88 | 96.2% | 3.1 | |
31 | $390,000 | $212 | 79 | 94.9% | 6.2 | |
50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Villagio at Estero sees a $270,000 median, and your listing answers with the bundled par-3 course and a $370 master quarter. A buyer who toured Stoneybrook or Rapallo sees $420,000 and $395,000 medians with 36 and 40.5 days on market, so your first valuation range has to be right.
Six of the seven neighbors turn over faster on months of supply, at 1.1 to 3.1, and only The Vines runs higher at 6.2. More listings per closing means more direct competition for your buyer's afternoon, which is why we read every active listing's neighborhood, size and history.
Sixteen Fountain Lakes homes were listed on September 29, 2026, at asking prices from $169,900 to $649,900 with a $532,000 median, about 4.8 months of supply against the last year's closings. Asking prices are not values, and the gap between the two is where a valuation earns its keep.
Data updated: September 2026
Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
The Greens | 1 Bed/1(0) | 684 | $169,900 | 12 |
The Greens | 2 Bed/1(0) | 919 | $194,900 | 212 |
The Greens | 1 Bed/1(0) | 684 | $215,000 | 28 |
The Greens | 2 Bed/2(0) | 980 | $219,999 | 37 |
Sungate Villas | 3 Bed/2(0) | 1,760 | $324,900 | 3 |
Villas of Fountain Lakes | 2 Bed/2(0) | 1,053 | $385,000 | 176 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,364 | $479,900 | 56 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 2,086 | $525,000 | 113 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,610 | $539,000 | 4 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,958 | $539,000 | 95 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,908 | $539,500 | 24 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 1,900 | $539,900 | 109 |
Forest Ridge | 3 Bed/2(0) | 1,550 | $550,000 | 212 |
Sunrise | 3 Bed/2(0) | 1,734 | $574,900 | 117 |
Fountain Lakes (main MLS label) | 3 Bed/2(0) | 2,047 | $589,900 | 128 |
Fountain Lakes (main MLS label) | 3+Den/2(1) | 2,232 | $649,900 | 213 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Fountain Lakes, pulled September 29, 2026. [Source: Fountain Lakes community guide]
The eight main-label listings ask a $539,250 median, while the seven closings under that label had a $389,000 median. The four Greens listings ask $169,900 to $219,999 against the neighborhood's $185,000 median sale, and one Greens 2-bedroom has been listed for 212 days. When a valuation says a home is worth less than the neighbors' asks, this table is the reason.
Your real competition is the listing in your own neighborhood and size band, not the cheapest or the most expensive home in the gate. We read each one's price history, days on market and condition, and we tell you which ones a buyer will tour on the same afternoon as yours.
The best time to have a Fountain Lakes home valued is one to two seasons before you plan to sell, because April, May and June carried 69 of the 187 closings in the last 60 months. A valuation in the fall gives you time to prepare, and one in January puts you on the market for the spring buyers.
Data updated: September 2026
Closing month | Closed sales, last 60 months (to Sept 29, 2026) |
|---|---|
January | 14 |
February | 10 |
March | 18 |
April | 22 |
May | 27 |
June | 20 |
July | 15 |
August | 14 |
September | 13 |
October | 7 |
November | 11 |
December | 16 |
Source: Southwest Florida MLS (Matrix), 187 closed residential sales inside Fountain Lakes, 60 months to September 29, 2026, counted by closing month. [Source: Fountain Lakes community guide]
May led with 27 closings, April had 22 and June 20, while October had 7. Closings trail contracts by 30 to 60 days, so the spring peak reflects winter and early spring contracts. A valuation dated in October reflects the quieter months and a valuation in March the busier ones, and we label which season each sale belongs to.
The market moved from a 5-day median in the oldest year block to 63.5 days in the latest, so a valuation older than six months deserves a refresh. It costs nothing, and it keeps a sale, a refinance or an insurance conversation from starting with stale numbers.
A Fountain Lakes buyer prices your home net of what it costs to own, so the master assessment of $370 per quarter, the $96 quarterly irrigation bill, neighborhood dues, a $2,500 capital contribution and insurance all move the price a buyer will pay. There is no CDD line on the tax bill.
Data updated: September 2026
Layer | Amount | Period | Who owes it | Source |
|---|---|---|---|---|
Master assessment | $370 per quarter ($1,480 per year) | Quarterly, due January, April, July and October | Owner, from closing forward | |
Capital contribution | $2,500, effective December 2023 | One time, at closing | Incoming owner, per the sales packet | |
Irrigation co-op | $32 per month, billed $96 per quarter | Quarterly | Owner of record | |
Neighborhood association dues | Vary by neighborhood, not published community-wide | Usually quarterly | Owner, shown on the estoppel | |
Community Development District | None | None | No CDD assessment on the tax bill | |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record | |
Insurance, including flood where required | Quote-dependent | Annual | Buyer |
Neighborhood dues are not published in one place for the whole community, and we do not print a number from any source other than the estoppel or the neighborhood's own budget. We ask for the estoppel at the start of a valuation so your buyer's monthly cost is in the analysis [Source: Fountain Lakes Documents page].
A change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay, and showing that math is part of a credible valuation.
Fountain Lakes is in Lee County Evacuation Zone A (storm surge zone 1), and its flood map splits between Zone AE near the lakes and Halfway Creek and Zone X on higher ground [Source: FEMA National Flood Hazard Layer]. The Village of Estero's Class 6 rating in FEMA's Community Rating System provides a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System]. We print the address's zone in every valuation.
Florida rules shape a Fountain Lakes sale price through who delivers which documents and who pays which closing costs. HOA sellers deliver the section 720.401 summary before contract, condominium sellers deliver the section 718.503 documents, and in Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 documentary stamp tax.
At the $335,000 median, doc stamps at $0.70 per $100 are $2,345 and the promulgated owner's premium is $1,750 [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003]. That is $4,095 before commission, and it belongs in your net sheet from the first day.
Section 720.401 requires the seller in a mandatory homeowners association to give the buyer the disclosure summary before the buyer signs, with a 3-day cancellation right if it was not provided [Source: Florida Statutes 720.401]. Section 720.401(2) excludes associations regulated under chapters 718, 719, 721 and 723, so a condominium seller delivers the section 718.503 resale documents instead, with the buyer's 7-day window, excluding weekends and holidays, at the seller's expense [Source: Florida Statutes 718.503]. The covenant half, whether the recorded 2020 declaration restates the duty, we have not confirmed, and we say so.
The HOA estoppel is governed by section 720.30851 and the condominium estoppel by section 718.116, each with a fee cap, a 30-day validity and a refund if the sale does not close [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116]. The base cap is $250 for a current account, adjusted to $299 in our cost research.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Under Johnson v. Davis, known material defects must be disclosed as well [Source: Johnson v. Davis, Florida Supreme Court, 1985].
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. A valuation therefore shows the net at several commission and buyer-agent scenarios, not one.
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your net sheet built, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Before you list a Fountain Lakes home, condition, documents and price position move the number most. Two Forest Ridge Shores homes sold at $475,000 and $610,000 five months apart, and five identical Greens units sold from $185,000 to $205,000, so preparation and pricing move value by a five- or six-figure amount.
Roof, air conditioning, water heater, windows, plumbing leaks and electrical panels are the items a buyer's inspector reads first. We list the ages and approvals in your valuation and tell you which to repair before you list and which to credit at contract.
Paint, flooring, lighting, landscaping and the entry matter more than a full remodel in this price range. In a community where a home under 1,000 square feet sold at a $185,000 median, a $60,000 kitchen has to be weighed against what the neighborhood's buyers will pay.
Order the estoppel, the neighborhood's sales packet and the governing documents, and collect architectural approvals for exterior work, since the Architectural Review Committee must approve essentially all exterior changes [Source: 2025 Rules and Regulations, recorded]. A buyer who gets a complete file on day one negotiates with more confidence.
Leases must run at least 30 days, no home may be rented more than 4 times per calendar year and rentals under 30 days are prohibited [Source: 2025 Rules and Regulations, recorded]. Those rules narrow your buyer pool, which is part of the value.
At the $335,000 Fountain Lakes median, the fixed seller costs are $2,345 in doc stamps and $1,750 in the owner's title premium, plus an estoppel of up to $299 each, title search and settlement, a lien search and the tax proration. Commission is negotiated, and each 1% of price is $3,350.
Data updated: September 2026
Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Each 1% of price |
|---|---|---|---|
$200,000 (a Greens-size home) | $1,400 | $1,075 | $2,000 |
$335,000 (12-month median) | $2,345 | $1,750 | $3,350 |
$500,000 | $3,500 | $2,575 | $5,000 |
$610,000 (top sale of the year) | $4,270 | $3,125 | $6,100 |
Sources: Florida Statutes 201.02; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Your own net sheet uses your contract price, your tax bill and your closing date. For the statewide breakdown of every line, see our guide to seller closing costs in Florida, and ask Jesse at (239) 898-6072 for yours.
A Fountain Lakes owner deciding between renting and selling faces a 30-day minimum lease, a cap of 4 leases per home per year, a ban on short-term rentals and lease approval before occupancy. Those rules shape the rental income you can plan on, and they shape the buyers who will pay for your home if you sell.
The recorded 2025 rules allow leases of at least 30 days, no more than 4 per calendar year, with association approval and the lease application [Source: FLCA Lease Application]. Short-term rentals such as Airbnb and VRBO are prohibited. Occupants of a leased home generally may not use the recreation facilities during the lease.
A valuation shows what you would net today and what your neighborhood's buyers pay, and you set that against a realistic seasonal or annual rent. Neighborhood documents may add further limits, so check yours before you decide. Call Jesse direct at (239) 898-6072 and we will run both scenarios.
Fountain Lakes 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 closed sales in your own neighborhood and size range, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its neighborhood's ladder with the 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 community where similar homes sold for $185,000 and $610,000 in one year and the same plan sold for $199,000 after 602 days and $205,000 after 10, the number decides the sale. We would rather you see the evidence before you commit to anything, and many Fountain Lakes owners use the valuation to decide whether to sell this season or next.
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. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Fountain Lakes owners who plan to sell get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 900-lot community with eleven neighborhoods and two legal regimes rewards neighborhood-level pricing. In one year, similar homes sold $425,000 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home in Fountain Lakes," here is the short version of everything above. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves. Our Estero seller guide covers the process step by step.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Not by itself, but listing before the new year meets the spring buyers first. Our tabulation shows 69 of the 187 closings in the last 60 months in April, May and June, which means contracts written in winter and early spring [Source: Fountain Lakes community guide].
In the last 12 months, the five smaller-format neighborhoods had a $218 median per square foot and the other neighborhoods $253, per the MLS record. In total dollars the single-family homes sell much higher, and a view, a renovation or a quiet position is how a villa closes the gap.
Read the closed sales in your neighborhood and size range, then compare your list price with them. The five Greens sales show a $20,000 spread for the same plan and a 602-day listing that sold for less than a 10-day one.
No, but it helps. A homeowners association seller owes the section 720.401 summary before the buyer signs, and a condominium seller owes the section 718.503 documents at the seller's expense [Source: Florida Statutes 718.503]. The estoppel also gives us your dues for the valuation.
Yes. A valuation is a private conversation, and no listing, sign or portal entry is created. Many owners use it to plan, to settle an estate or to decide between renting and selling.
Ask each team for its comparable set for your neighborhood, its explanation of the master and neighborhood fee layers and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Fountain Lakes 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.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is the reason an owner asks for a valuation, and a number that holds up at the negotiating table comes from comparable sales, not from an estimate. That is the standard we hold ourselves to.
★★★★★ "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 useful if it is followed by advice and communication. We stay in touch with ideas and feedback through the sale.
★★★★★ "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
Owners who list with us receive showing feedback and open house updates. The same discipline goes into a valuation: you always know what we found and why.
Fountain Lakes specialists matter for a valuation because the facts that decide value live in documents, not in a listing feed: two legal regimes, a master association over eleven neighborhoods with their own dues, a capital contribution, a lease cap, an architectural review process, a flood map that splits by parcel and a price range from $155,000 to $610,000.
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 runs pricing, marketing, data and the association and closing paperwork, which in Fountain Lakes means the neighborhood ladders, the estoppels 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 runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Greens condo off the community median, hand the buyer an HOA summary when the neighborhood is a condominium, quote a flood zone for the whole community, forget the $2,500 capital contribution or ignore the 30-day and 4-lease limits. None of those mistakes is exotic, and each one costs a seller time or money.
Fountain Lakes owners often buy again in Southwest Florida, sometimes inside the same community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, and we sequence both closings around it.
Our Estero buyer guide and our page on how we represent buyers in Estero cover the purchase side. Call Marc at (239) 287-5873.
Fountain Lakes owners ask these questions before they order a valuation, and each answer below is a single paragraph with its source. They cover method, price, estimates, timing, documents and cost.
Data updated: September 2026
Most Fountain Lakes homes sold between $155,000 and $610,000 in the 12 months to September 29, 2026, with a $335,000 median across 40 sales, per the Southwest Florida MLS. Your home's neighborhood and living area decide where it falls, and a free written valuation places it.
It is a statistical estimate with a margin of error, and the margin is wider where homes behind one gate range from $155,000 to $610,000. It cannot see your roof, view, flood zone or neighborhood dues. A valuation built from closed sales in your neighborhood is the better guide.
Condominium sales in The Greens had a $185,000 median across 9 sales in the last 12 months, per the Southwest Florida MLS, and Forest Ridge Shores single-family homes a $522,500 median across 5. Size and neighborhood drive the range, and sales of the same plan sold $20,000 apart.
Single-family homes sold under the main Fountain Lakes label at a $389,000 median across 7 sales and in Forest Ridge at $440,000 across 5, per the Southwest Florida MLS. Asking prices run higher: the eight main-label listings ask a $539,250 median.
The median was $239 per square foot of living area over the last 12 months, per the Southwest Florida MLS, ranging from $188 in The Manors to $319 in Forest Ridge Shores. We calculate it from the sales that match your home.
The median fell from $409,500 to $335,000, partly because The Greens' smaller homes were 9 of the latest 40 sales. Without The Greens the medians are $418,000 and $389,000, about a 7% drop, per the Southwest Florida MLS.
Not on the community median: the 12-month blocks ran $349,000, $435,000, $405,000, $409,500 and $335,000 from oldest to newest, per the Southwest Florida MLS. Your neighborhood may differ, and Forest Ridge Shores' 60-month median is $552,000.
We prefer at least 10 closed sales in your neighborhood and size range, and we widen the window when a neighborhood has fewer. No Fountain Lakes neighborhood had 10 sales in the last 12 months, so we read individual sales and use 60-month history for context.
Comparable sales are closed sales in your neighborhood, within roughly 20% of your living area, from the last 12 months where possible. We then adjust for time, condition, systems, position and flood zone, and we explain each adjustment in writing.
We send a written opinion of value within one to two business days of a request, and an in-person visit adds a few hours. Call Jesse at (239) 898-6072 if you need it faster for a specific decision.
No. It is free and carries no obligation to list, and we keep your address and details private.
An appraiser is hired by a lender or a court, follows a form and values the property as of one date. We value it for a decision, and our number includes the market's direction, the live competition and what you would net. A buyer's lender will order its own appraisal on the contract price.
No. The Lee County Property Appraiser sets just value for taxes, and a homestead's assessed value can lag it under the Save Our Homes cap [Source: Florida Statutes 193.155]. It is a tax figure, not a market price.
For the buyer, yes. A change of ownership resets a homestead's assessed value to just value as of the next January 1, and Save Our Homes savings do not transfer with the home, so the buyer's bill can be higher than yours [Source: Florida Statutes 689.261].
A buyer underwrites the whole monthly cost, so a home in a neighborhood with higher dues has to price lower to give the same payment. The master assessment is $370 per quarter, irrigation $96 per quarter and neighborhood dues vary, so the estoppel is the source.
Yes, as a cost at closing. The contribution is $2,500, effective December 2023, and the Forest Ridge sales packet shows it paid by the incoming owner [Source: Forest Ridge Sales Packet 2025]. Confirm the allocation in the contract.
The private 9-hole, par-3 course is included in the master assessment, so a buyer gets play without a separate membership. We treat it as part of the value proposition and do not publish a premium, because the recent sales do not isolate one.
Probably, but the sales record does not let us quantify it, and we do not quote a premium we cannot support. We note position in the valuation and compare it with the sales of the same neighborhood.
They add value when they match what the neighborhood's buyers pay for. Two Forest Ridge Shores homes sold at $475,000 and $610,000 five months apart, but a $60,000 kitchen in a $185,000 Greens condo is unlikely to return its cost. We advise before you spend.
It affects the buyer's insurance cost. Homes in Zone AE need flood insurance with a federally backed mortgage, while Zone X homes do not, and Estero's Class 6 rating gives a 20% discount on National Flood Insurance Program premiums [Source: Village of Estero, Community Rating System].
Yes. A buyer's insurer and inspector both look at them, and a roof past its insurable age can force a credit or a price cut. We record the ages in your valuation and estimate the effect.
Yes if you might sell in the next year. In the 12 months to September 29, 2026, 40 homes closed and 16 were listed, about 4.8 months of supply, a balanced market. A valuation now sets your plan before the spring buyers arrive.
Yes. Leases must run at least 30 days with a cap of 4 per year and no short-term rentals, so rental income is limited, and a valuation shows what selling would net for comparison [Source: 2025 Rules and Regulations, recorded].
At the $335,000 median, doc stamps are $2,345 and the promulgated owner's title premium is $1,750, both customarily paid by the Lee County seller, plus estoppels, prorations and the negotiated commission [Source: Florida Department of Revenue, documentary stamp tax].
By custom the seller does, and Collier County's custom is the reverse. The contract controls, so we confirm the allocation in writing [Source: Florida Administrative Code Rule 69O-186.003].
No. Section 720.401(2) excludes associations regulated under chapters 718, 719, 721 and 723, so a condominium seller delivers the section 718.503 documents instead [Source: Florida Statutes 720.401]. Confirm your neighborhood's regime with your closing agent.
It is a statement of what you owe your association and any fees at transfer, ordered from the association or its manager, valid for 30 days under the statutes, with a capped fee [Source: Florida Statutes 720.30851]. We order it early.
Known material defects under Johnson v. Davis, the property tax summary under section 689.261 and the flood disclosure under section 689.302 [Source: Florida Statutes 689.302]. This is not legal advice, so confirm with your closing agent or attorney.
It did not set a price, but it changed how buyers and their agents are paid. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS and commissions are negotiable [Source: National Association of REALTORS, settlement FAQs].
Possibly. An owner who used the home as a main home for two of the five years before the sale can exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly [Source: IRS Publication 523]. Ask your tax adviser.
Often, yes. Portability lets a homestead owner transfer up to $500,000 of the difference between just value and assessed value to a new Florida homestead if the statutory timing is met [Source: Florida Department of Revenue, PT-112 portability guide].
Yes. Documents are signed electronically or with a mobile notary, and Marc manages showings, vendor visits and storm checks on site. Foreign sellers should review FIRPTA withholding early [Source: IRS, FIRPTA withholding].
Your address and living area, the ages of the roof, air conditioning and water heater, any architectural approvals and permits, your most recent association statement, and any insurance or flood documents. The more you bring, the tighter the range.
Use our free home valuation request or call Jesse direct at (239) 898-6072. We answer with a written opinion of value.
Fountain Lakes owners work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks 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 a valuation in Fountain Lakes, the work begins with the neighborhood: a 684-square-foot Greens condo or a 2,080-square-foot Forest Ridge Shores home, and where your home sits on that neighborhood's ladder of closed sales. It continues with the estoppel, the sales packet and the flood file. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of work 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 Fountain Lakes realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Fountain Lakes? 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 Estero.
Fountain Lakes facts on this page rest on primary sources: the association and its published documents, Lee County's Property Appraiser and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Fountain Lakes owners can pull the documents behind this valuation directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your neighborhood association.
Document | What it proves for a Fountain Lakes owner | Official authority |
|---|---|---|
Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | |
Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | |
Florida Statutes 193.155 | Save Our Homes assessment limits and the tax reset after a sale | |
Lee County Property Appraiser | Your parcel's just value, assessed value and recorded sales | |
Property tax information for taxpayers | Tax calendar, exemptions and payment schedule | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
FEMA Flood Map Service Center | The flood zone and panel for your address | |
2020 Amended and Restated Declaration (Lee County instrument 2020000080583) | The master covenants, assessments and restrictions | |
2025 Rules and Regulations, recorded (instrument 2025000113140) | Leasing, pet, architectural, sign and gate rules | |
Forest Ridge Sales Packet 2025 | The 2025 Forest Ridge budget and the $2,500 capital contribution (2026 master line: $370 per quarter) | |
Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through the association's management company, listed on the association site |
You reach the Fountain Lakes 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 community picture stays on our Fountain Lakes community guide, and buyers can start with how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.