Estero, Florida
Find out what your Greens at Fountain Lakes condo is worth with McGreevy and Comisar, Top 1% nationally since 2008. Values built from your plan's own closed sales, the discount pattern and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A Greens at Fountain Lakes condo is worth what recent buyers paid for the same plan, and this page shows how that number is built. The Greens is a condominium neighborhood of 143 flats in nine buildings on Seasons Way inside gated Fountain Lakes in Estero, and it sits beside our full The Greens at Fountain Lakes neighborhood guide. In the 24 months to September 29, 2026, twelve flats closed on the Southwest Florida MLS at a $180,000 median, five one-bedroom flats at $165,000 and five two-bedroom, two-bath flats at $199,000, so the plan you own sets your starting range.
If you want the full process of pricing, marketing and closing a sale, read our The Greens at Fountain Lakes seller guide. If you are also weighing a purchase, our The Greens at Fountain Lakes buyer guide shows the same closings from the other side of the table. The community-wide view is our Fountain Lakes home valuation page, and the nearest condominium rival has its own Villas of Fountain Lakes home valuation page. We tracked all 51 marketed Greens closings in the Southwest Florida MLS since November 2021 before writing a word, and every figure below names its window.
McGreevy and Comisar are the best realtor to value a Greens condo because we build the number from your own floor plan's closed sales, show the window and the adjustments, and run the net sheet before you decide. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Owners comparing valuation teams can also read our guide to the best real estate agents in Estero.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. A Greens valuation from us is a written comparable set, a recommended range, a net sheet and a documents checklist, and the comparable set comes from the MLS record and the county's recorded sales, not from an algorithm. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
The MLS extract we pulled does not name listing or buyer offices, and we do not claim any of the Greens closings below as our own sales. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we do claim is checkable: we tracked all 51 marketed closings and all 324 county-recorded qualified sales on file for the neighborhood's parcels, and we read the state's condominium register and the master association's recorded documents.
Recent Greens record (24 months to September 29, 2026, Southwest Florida MLS): 12 closed sales, a $180,000 median (the mean of $175,000 and $185,000), a range of $155,000 to $220,000, $2,196,000 in total volume, a median of 43 days on market and a median sold-to-final-list ratio of 93.1 percent. Four flats were for sale on September 29, 2026, asking $169,900 to $219,999.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Greens is narrower: we know which of three plans you own, what each has closed for and how the discount pattern works.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greens owners who read nothing else should know these ten facts about value, each sourced in the sections below. They explain why two flats in the same building can sell $30,000 apart and why an automated estimate rarely matches a closing.
Greens owners can use the links below to jump straight to the value ranges by plan, the sold-to-list pattern, the long view, the association and rule differences, the Villas of Fountain Lakes comparison, the net sheet or the valuation FAQ. The guide runs in the order most owners ask: what is it worth, how is that built, and what do I keep.
A Greens at Fountain Lakes condo is worth what recent buyers paid for the same plan: in 24 months five one-bedroom flats closed at a $165,000 median and five two-bedroom, two-bath flats at $199,000, against a neighborhood median of $180,000 on twelve closings, so your plan sets your range and condition sets your place in it.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
The $180,000 median blends flats that closed at $155,000 with flats that closed at $220,000, and it describes no flat that exists. A 683 square foot one-bedroom, an 812 square foot two-bedroom, one-bath and a 980 square foot two-bath flat are three products with three price histories, and a valuation that starts from the median starts in the wrong place.
For a one-bedroom flat of about 684 square feet, the last 24 months' five closings ran $155,000 to $175,000 with a $165,000 median. For a two-bedroom, two-bath flat of 980 square feet, five closings ran $185,000 to $205,000 with a $199,000 median. For a two-bedroom, one-bath flat of 812 square feet, two closings ran $160,000 and $220,000, too few for a median. These are ranges for orientation, not valuations of any specific flat.
Condition, floor, view of a lake or the course, updates, the age of the air handler and water heater, the association's dues and how fast you need to sell. We adjust from your flat in person, and we tell you which adjustments are arithmetic and which are judgment.
In January 2026 three 980 square foot two-bath flats closed within one month: $205,000 after 10 days on a $225,000 list, $199,000 at list after 602 days and $195,000 after 20 days on a $199,000 list. The spread of $10,000 among three flats of the same plan is the room condition, floor, view and pricing strategy occupy. We would want to walk each one before saying which of the three yours resembles.
A Greens at Fountain Lakes home is valued by comparing it with closed sales of the same plan in the recent past, adjusting for what differs, and testing the result against the neighborhood's discount pattern and its live competition. The steps below show what we use and what we refuse to use.
The county roll records three plans: 683 square feet with one bedroom (71 flats), 812 with two bedrooms and one bath (36) and 980 with two bedrooms and two baths (36). The MLS shows four slightly different living-area figures for the one-bedroom flats (673, 678, 683 and 684), all within a few square feet of the roll, so we treat them as one plan.
We use the shortest window that gives a plan enough sales. Ten closings in 12 months is the neighborhood-wide test, and this neighborhood reaches it at 24 months. A plan with five closings in 24 months is a small sample, so we say so, and a plan with two is a story and not a statistic, so we widen to 36 or 60 months and name the window beside every figure.
Size within the plan, floor, view, condition, updates, furniture and lease status. The record does not carry these fields, so the adjustments come from your flat, and we show each one with its reason.
In 24 months ten of twelve closings were below their final list price, with a median gap of $12,450 across all twelve. A number that assumes a list price the market will not pay is not a value, so we test every range against what buyers actually negotiated.
Four flats were listed on September 29, 2026, asking $169,900 to $219,999. We compare your range with them, because a buyer touring your flat has read those four listings.
We do not use the county's assessed value as a price, we do not use the 1999 to 2005 bulk-deed figures, and we do not use a neighborhood median as a value. The county's assessment is a tax figure, the bulk deeds repeat one price across dozens of parcels, and the median blends three plans.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes condos closed nine times in the Southwest Florida MLS in the 12 months to September 29, 2026, from $155,000 to $205,000 at a $185,000 median, a median of 62 days on market and a median sold-to-final-list ratio of 94.9 percent. Nine is a small sample, so we list every sale.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS subdivision field does not separate The Greens from the rest of Fountain Lakes in every listing, so we assigned each closing filed under another Fountain Lakes label by matching it to a Lee County qualified sale of a Greens parcel at the same price within 45 days, and six closings after July 29, 2026 cannot yet be matched to the county file.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market | $ per MLS sq ft |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 1 and 1 | 684 | $178,500 | $170,000 | 95.2% | 11 | $249 |
| Apr 2026 | 2 and 2 | 980 | $195,000 | $185,000 | 94.9% | 14 | $189 |
| Apr 2026 | 1 and 1 | 684 | $185,000 | $165,000 | 89.2% | 260 | $241 |
| Mar 2026 | 1 and 1 | 684 | $169,900 | $155,000 | 91.2% | 116 | $227 |
| Mar 2026 | 2 and 2 | 980 | $209,999 | $202,000 | 96.2% | 62 | $206 |
| Jan 2026 | 2 and 2 | 980 | $225,000 | $205,000 | 91.1% | 10 | $209 |
| Jan 2026 | 2 and 2 | 980 | $199,000 | $199,000 | 100.0% | 602 | $203 |
| Jan 2026 | 2 and 2 | 980 | $199,000 | $195,000 | 98.0% | 20 | $199 |
| Oct 2025 | 2 and 1 | 812 | $179,900 | $160,000 | 88.9% | 95 | $197 |
Three one-bedroom flats closed at $155,000, $165,000 and $170,000, one two-bedroom, one-bath flat at $160,000 and five two-bedroom, two-bath flats at $185,000 to $205,000. Volume was $1,636,000. The three one-bedroom sales are $15,000 apart and the five two-bath sales $20,000 apart, which is the width of a defensible range for each plan.
If you want a number for your own flat, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing the neighborhood, call Marc at (239) 287-5873 and read how we represent buyers.
Three further closings in months 13 to 24 complete the 24-month record: a two-bedroom, one-bath flat at $220,000 in May 2025 after 47 days on a $249,900 list, a one-bedroom flat at $165,000 in May 2025 after 34 days and a one-bedroom flat at $175,000 in March 2025 after 39 days, which sold $100 above its final list price. The $220,000 sale is the highest of the 24 months, and it was 88.0 percent of list.
One further transaction, in February 2022, was entered in the MLS after closing at $150,000 for a one-bedroom flat. It was not marketed, has no days on market and is excluded from every median here.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The three Greens at Fountain Lakes plans have separate value ladders: over 60 months the 27 one-bedroom sales had a $190,000 median, the 13 two-bedroom, one-bath sales $220,000 and the 11 two-bedroom, two-bath sales $235,000, so the plan with two baths has held the highest median over the 24-month and 60-month windows.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Plan (county roll) | Flats | 12 months | 24 months | 36 months | 60 months |
|---|---|---|---|---|---|
| One-bedroom, one bath, 683 sq ft | 71 | 3 sales, $165,000 median | 5 sales, $165,000 median | 9 sales, $175,000 median | 27 sales, $190,000 median |
| Two-bedroom, one bath, 812 sq ft | 36 | 1 sale, $160,000 | 2 sales, $160,000 and $220,000 | 4 sales, $241,250 median | 13 sales, $220,000 median |
| Two-bedroom, two baths, 980 sq ft | 36 | 5 sales, $199,000 median | 5 sales, $199,000 median | 8 sales, $203,500 median | 11 sales, $235,000 median |
The one-bedroom plan is the affordable rung and the deepest market: 27 of the 51 marketed closings in five years. The two-bath plan is the premium rung, with a $34,000 median premium over the one-bedroom plan in 24 months (about 21 percent) and $45,000 in 60 months (about 24 percent). The 812 square foot plan sits between them at 60 months but has had few recent sales, so its current value needs a closer look at each comparable.
The 24-month median is $241.23 per MLS square foot for one-bedroom flats and $203.06 for two-bath flats, and over 60 months $277.86 against $239.80. A smaller flat costs more per foot, and per-foot values are useful only for comparing flats of the same plan. We never apply a neighborhood per-foot figure to a flat.
Over 60 months the median days on market were 12 for one-bedroom flats, 11 for the 812 square foot plan and 20 for the two-bath plan, while over 24 months the two-bath plan was the quickest at 20 days against 39 for one-bedroom flats. Speed changes with the market and the price, so we read it beside the sold-to-list ratio and not alone.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Greens at Fountain Lakes values rose about fivefold in the county's recorded sales from a $43,000 median in 2009 to $215,000 in 2022, held there through 2023, and fell to $172,500 in 2026 through July, while marketed closings show $215,000 in 2022 and 2023, $210,000 in 2024, $170,000 in 2025 and $190,000 in 2026.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS, pulled September 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 7 | $172,500 |
| 2025 | 5 | $174,900 |
| 2024 | 9 | $206,000 |
| 2023 | 9 | $215,000 |
| 2022 | 20 | $215,000 |
| 2021 | 21 | $146,500 |
| 2020 | 17 | $126,900 |
| 2019 | 13 | $127,000 |
| 2018 | 23 | $120,000 |
| 2017 | 19 | $105,000 |
| 2016 | 19 | $105,000 |
| 2015 | 9 | $79,900 |
| 2014 | 10 | $64,500 |
| 2013 | 7 | $60,000 |
| 2012 | 9 | $52,000 |
| 2011 | 11 | $43,000 |
| 2010 | 8 | $42,500 |
| 2009 | 10 | $43,000 |
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures. A county year can differ from an MLS year because the county counts by recording date and stops at July 29, 2026.
| Year | One-bedroom | Two-bedroom, one bath | Two-bedroom, two baths |
|---|---|---|---|
| 2021 (from November 4) | 4 sales, $164,388.50 | 1 sale, $160,100 | none |
| 2022 | 11 sales, $200,000 | 4 sales, $225,000 | 3 sales, $250,000 |
| 2023 | 3 sales, $190,000 | 5 sales, $245,000 | 1 sale, $255,000 |
| 2024 | 4 sales, $205,000 | 1 sale, $285,000 | 2 sales, $271,000 |
| 2025 | 2 sales, $170,000 | 2 sales, $190,000 | none |
| 2026 to September 29 | 3 sales, $165,000 | none | 5 sales, $199,000 |
Every cell is a small sample, and a cell with two sales shows their mean. The table shows the same pattern as the county: a peak in 2022 to 2024, when two-bedroom flats sold at $250,000 to $285,000, and a lower band in 2025 and 2026.
A seller who bought before 2021 is almost certainly selling above cost. A seller who bought in 2022 or 2023 at $215,000 may be selling near or below it, because the county's 2026 median is $172,500 through July, which is why we run the net sheet before we discuss a list price.
The county file also carries three large recorded deeds that are not resale prices: $6,200,000 recorded against six Greens parcels in October 1999, $6,750,000 against 29 parcels in April 2004 and $12,890,000 against 63 in June 2005. Each deed carries one price that the county repeats on every parcel it covers, so a yearly median for those years would show millions of dollars per flat. We leave them out, and so should any valuation you are shown.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The sold-to-list ratio changes a Greens at Fountain Lakes value because a list price is a hope and a closing is a fact: over 24 months the median flat closed at 93.1 percent of its final list price, ten of twelve closed below it, and the flats that closed fastest gave up the least.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Group (24 months) | Closings | Median sold-to-list | Median gap from final list |
|---|---|---|---|
| Closed in 30 days or fewer | 4 | 95.1% | $9,250 |
| Closed in 31 to 99 days | 5 | 88.9% | $19,900 |
| Closed in 100 days or more | 3 | 91.2% | $14,900 |
| All twelve | 12 | 93.1% | $12,450 |
Waiting did not buy a better price. The five that closed in 31 to 99 days gave up the most, a median of $19,900, which suggests that a flat that misses its first two weeks is usually repriced twice before it sells.
Over 60 months, 36 of 51 closings took 30 days or fewer and closed at a median of 98.4 percent of final list with a median gap of $2,925, while the five that took 100 days or more closed at 94.6 percent with a median gap of $14,900. Nine of the 51 closed above list and six at list, so 36 closed below it. The peak years of 2021 and 2022 are why the long-window ratio (97.6 percent) is higher than today's (93.1 percent).
A value is the price a buyer will actually pay, not the price a seller hopes to list at. If a flat's honest comparable range is $185,000 to $205,000, a list price of $209,999 has already been tested by the March 2026 sale, which closed at $202,000 after 62 days, and a list price of $225,000 has been tested by the January 2026 sale, which closed at $205,000. We use the discount pattern to set the launch price, and we do not treat a listing as a value. Our team, the Top 1% Real Estate Agents Nationally Since 2008, shows the pattern before it names a price.
The four active flats ask $169,900 to $219,999. The $215,000 one-bedroom flat is $45,000 above the highest one-bedroom closing of the last 12 months, and the $219,999 two-bath flat is $14,999 above the highest closing of that plan. Asking prices are evidence of a seller's hope, not of a market value, and we never use them as comparables.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Lake, golf and floor position can change what a buyer pays for a Greens at Fountain Lakes condo, but the record we cite does not carry those fields, so they are adjustments made from your flat in person and not statistics; any valuation that quotes a precise lake or golf premium here is inventing it.
The MLS extract carries beds, baths, living area, list and sold price, days on market and status. The county roll carries use, year built, heated area and bedrooms. Neither carries floor, view, lake or golf frontage, and the roll has no story count for these parcels. We say so plainly and adjust from the flat.
Which of the nine buildings on Seasons Way, which floor, the outlook from the windows or balcony, the distance to the pools and the clubhouse, the light, the noise and the condition of the finishes. The community has lakes and Halfway Creek, but we do not claim a view for any flat without the address in hand.
Every Greens owner has the same access to the private nine-hole par-3 course through the master association, so golf is a community feature and not a per-flat premium, and the recorded rules require a recreation permit for every player. An owner who leases loses use of the recreation and parking facilities during the lease, which is a difference between an owner-occupied and a leased flat, so we ask about lease status.
We tell you the adjustment, the reason and the comparable that supports it, and we mark it as arithmetic or as judgment. A buyer's agent will do the same, and a valuation that shows its reasoning survives the conversation.
Association dues and rules change a Greens at Fountain Lakes value mainly through dues and paperwork, not through the county record: the condominium association's dues are unpublished, the master assessment is published at $380 a quarter in a sister neighborhood's budget, and buyers price the monthly cost and any special assessment dollar for dollar.
The master association's assessment is $380 per quarter ($1,520 a year) in the 2025 Forest Ridge sales packet, due January, April, July and October under the recorded 2020 declaration, and we found no Greens budget showing how it reaches a condominium owner. The condominium association's own dues are not published. A higher fee lowers what a buyer can pay, and the estoppel is where the number is.
The Greens at Fountain Lakes Condominium Association, Inc. is a Florida not-for-profit corporation filed July 12, 2005 and active, and the state's register lists the project as approved and recorded on November 3, 2005 with 144 units. Its manager of record is Pegasus Property Management of Bonita Springs, which also manages the master association, and its own website did not resolve on September 30, 2026.
The county roll dates every unit to 1988, about 38 years old in 2026. The milestone inspection and reserve study rules apply only to buildings of three or more habitable stories, and the story count is open, so a buyer who worries will price the risk. A flat whose association can show a current reserve study or a written statement that none is required is easier to value.
The master rules set a 30-day minimum lease, no more than four leases a year, a lease registration and no short-term rentals. Those limits narrow the investor pool, so an owner-occupant or seasonal buyer sets the price for most flats. We ask the condominium for its own lease rules before we finalize a number.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Automated online estimates miss on Greens at Fountain Lakes homes because the neighborhood mixes three plans of 683 to 980 square feet under one name, prices moved about 20 percent from 2023 to 2026, and an algorithm cannot see floor, view, condition or the dues a buyer will pay.
An automated estimate averages nearby sales. In this neighborhood the 60-month median is $190,000 for a one-bedroom flat, $220,000 for a two-bedroom, one-bath flat and $235,000 for a two-bath flat, so an average of nearby sales lands between them and describes none.
The county median fell from $215,000 in 2023 to $172,500 in 2026 through July. An estimate trained on the earlier prices overstates a 2026 value, and one trained on the latest sales may understate a well-kept flat.
The bulk deeds of 1999, 2004 and 2005 repeat one price across dozens of parcels, and one active listing shows 919 square feet for a plan the county roll records at 812. Data like that feeds automated estimates, and it is why we check each figure against the roll before we use it.
The county's just value is an assessment for tax purposes, and the sale price is what a buyer paid. County qualified sales for The Greens had a $172,500 median in 2026 through July, and that is the number to compare with a sale price, not the assessment.
We show the closings, the window, the adjustments and the net sheet, and you can check every line against the public record.
The Greens at Fountain Lakes values sit about $120,000 below Villas of Fountain Lakes: a $180,000 24-month median on 12 closings against $299,556 on 10, with $217.90 per square foot against $281.08, so the neighboring condominium is a different product at a different price inside the same gate.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Decision point | The Greens at Fountain Lakes | Villas of Fountain Lakes |
|---|---|---|
| Homes on the roll | 143 condominium flats | 49 attached villas |
| Regime (state register) | Chapter 718 condominium, 144 units, recorded November 3, 2005 | Chapter 718 condominium, 49 units, recorded December 7, 1987 |
| Built (county roll) | 1988 | 1989 to 1991 |
| Sizes (roll heated area) | 683, 812 and 980 sq ft | 967 to 1,286 sq ft, median 1,053 |
| MLS closings, 12 months | 9, median $185,000 | 5, median $301,111 |
| MLS closings, 24 months | 12, median $180,000 | 10, median $299,556 |
| Median $ per MLS sq ft, 24 months | $217.90 | $281.08 |
| Median days on market, 24 months | 43 | 81 |
| Median sold-to-list, 24 months | 93.1% | 95.5% |
| Active listings, September 29, 2026 | 4, from $169,900 to $219,999 | 1, at $385,000 |
| Months of supply, 12-month pace | 5.3 | 2.4 |
| County qualified sales, 2026 to July 29 | 7, median $172,500 | 4, median $273,056 |
If you own a 980 square foot two-bath flat at a $199,000 24-month median, a buyer stretching for a larger home is looking at Villas at about $300,000 and will not pay villa money for a flat of 980 square feet or less. If you own a one-bedroom flat, the comparison is with the $165,000 median of your own plan, not with Villas. The Villas valuation page linked in the opening of this page shows the other side of the same gate.
Buyers compare. A gated address with a private par-3 course is the product both neighborhoods sell, and the buyer who sees both will ask what the extra $120,000 buys. Your valuation should have an answer, or an honest note that the answer is your price.
The Greens at Fountain Lakes is the largest of the seven Fountain Lakes neighborhoods with their own pages, at 143 of 667 homes, and the lowest priced, at $185,000 on 9 MLS closings in 12 months against $301,111 to $522,500 for the others, so a Greens value should never be benchmarked against a detached-home neighborhood.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Neighborhood | Units on the roll | Regime | Built (roll) | 12-month closings (our assignment method) | 12-month median sold |
|---|---|---|---|---|---|
| The Greens at Fountain Lakes | 143 | Condominium | 1988 | 9 | $185,000 (n = 9) |
| Forest Ridge | 135 (inferred) | Homeowners' association | 1994 to 1999 | 5 | $440,000 (n = 5) |
| Sunrise at Fountain Lakes | 128 | Homeowners' association | 1988 to 2003 | 4 | $457,500 (n = 4) |
| Lakeside at Fountain Lakes | 86 | Homeowners' association | 1990 to 2004 | 3 | $454,000 (n = 3) |
| Forest Ridge Shores | 64 | Not settled in our roster | 2000 to 2002 | 5 | $522,500 (n = 5) |
| The Villas at Timber Lakes | 62 | Condominium | 1994 to 1996 | 3 | $335,000 (n = 3) |
| Villas of Fountain Lakes | 49 | Condominium | 1989 to 1991 | 5 | $301,111 (n = 5) |
Every median in the last column is a small sample, and closings are assigned to neighborhoods by matching each to a county qualified sale, because the MLS label does not separate them all. The Fountain Lakes community guide covers the other neighborhoods in the gate.
The four detached-home neighborhoods run roughly 2.4 to 2.8 times The Greens' median, and the two other condominium neighborhoods sit at $301,111 and $335,000. A Greens value belongs to the entry rung of Fountain Lakes, and it should be built from Greens closings only.
The live competition says a Greens at Fountain Lakes condo priced near the recent closings for its plan is priced against four listings: on September 29, 2026 four flats were for sale at a $204,950 median ask, about 5.3 months of supply at the 12-month pace, and the two newest listings had sat 12 and 28 days.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
| Status | List price | Beds and baths | Living area (MLS) | Days on market |
|---|---|---|---|---|
| Active | $219,999 | 2 and 2 | 980 | 37 |
| Active | $215,000 | 1 and 1 | 684 | 28 |
| Active | $194,900 | 2 and 1 | 919 | 212 |
| Active | $169,900 | 1 and 1 | 684 | 12 |
The $169,900 one-bedroom flat is $100 below the July 2026 closing of $170,000 and $14,900 above the plan's lowest closing in 24 months ($155,000), so it sits inside the band. The $215,000 one-bedroom flat is above every one-bedroom closing in 24 months (the highest was $175,000), and the $219,999 two-bath flat is $14,999 above the highest closing of its plan ($205,000). The $194,900 two-bedroom, one-bath flat sits between the plan's two 24-month sales, and it has sat 212 days. Two of the four are priced above every recent closing of their plan, and buyers see that.
A flat priced to the closings looks like a bargain beside three asks above them. That does not make the asks a market, but it does mean your list price is being compared on the same screen as those listings. We set your range from closings and then choose a list price that stands next to them.
The best time to have a Greens at Fountain Lakes home valued is before you decide to list, again before you set a price, and once a year if you are holding, because the county median moved from $215,000 in 2023 to $172,500 in 2026 through July and the record does not repeat itself.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
A valuation before a decision costs nothing and shows what a sale would net. It lets you choose to list, rent or hold with numbers in front of you, and the net sheet below is part of it.
A second look at the last 12 months' closings the week you list catches any sale that closed since your first look. In a neighborhood with nine closings a year, one new closing can move a median.
Of the 51 marketed closings, 20 fell in January to April at a $200,000 median and 31 in the other eight months at $206,000. The record shows no strong seasonal pattern, so time a valuation to your decision, not to the calendar.
An owner who holds should refresh the number annually. It informs insurance, refinancing and the decision to sell, and it costs nothing.
A buyer's costs change a Greens at Fountain Lakes value because buyers price the whole stack: the master assessment at $380 a quarter in a sister neighborhood's budget, unpublished condominium dues, a master resale contribution of at least $300 by the declaration and possibly $2,500, an irrigation charge if it applies, property tax and insurance.
Data updated: September 2026 (Fountain Lakes association documents; Southwest Florida MLS, pulled September 29, 2026)
The master assessment is $1,520 a year if a condominium owner pays it directly, about $127 a month, and the Fountain Lakes Irrigation Co-op bills $32 a month ($96 a quarter) if condominium flats are billed, for about $159 a month together (our arithmetic). Neither figure includes the condominium association's dues.
The recorded 2020 declaration sets the master resale working-capital contribution at not less than $300 for a condominium, and the 2025 Forest Ridge packet states $2,500 effective December 2023. If $2,500 applies, it is about 1.4 percent of a $180,000 price. We found no Greens document naming today's figure, so a valuation should carry both possibilities until Pegasus answers.
A buyer stretching to a $180,000 flat is really stretching to $182,500 in cash needs if the $2,500 applies, before lender and title charges. The lower a flat's price, the larger these fixed charges are as a share, which is one reason entry-price flats reward tidy paperwork.
The condominium association's dues, budget and any special assessment are the missing pieces. The estoppel certificate states them, and we want it in hand before we finalize any number.
Florida rules shape a Greens at Fountain Lakes sale price through disclosure and paperwork: section 718.503 gives a buyer seven days to review the condominium documents, section 718.116 caps the estoppel fee at $299, and milestone and reserve rules can apply if a building is three stories or more.
A resale contract for a condominium unit must state either that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the contract is voidable by written notice within 7 such days after signing and receipt. Documents that raise a question can lower a price inside that window.
Florida caps the estoppel fee at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent, under section 718.116, and the certificate is valid for 30 days, or 35 if sent electronically. It states the dues, any special assessment and any amount owed.
Each contract entered into after December 31, 2024 for the sale of a residential unit must carry a statement about the association's milestone inspection and structural integrity reserve study, whether it is required and completed or not required. We have not confirmed the story count for any Greens building, so a valuation should carry that as an open question.
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, so a buyer's first bill can differ from the seller's under section 193.155.
Four things move a Greens at Fountain Lakes number before you list: the documents file, the condition of the systems a buyer will inspect in a 1988 building, the price you choose against the last 24 months of closings, and how quickly you can close.
A seller who hands the buyer's agent the estoppel, the master transfer paperwork, the budget and the milestone and reserve status answers questions before they turn into price requests.
The air handler, water heater, plumbing supply lines, windows, sliders and electrical panel are the items a buyer will inspect in a building of this age. Document dates and service records. We tell you which repairs return more than they cost.
Of the twelve closings in 24 months, the four that closed in 30 days or fewer gave up a median of $9,250, and the five that closed in 31 to 99 days gave up $19,900. A launch price near the record beats a hopeful price you cut later.
An owner who must sell by a date should price from the fast group's closings. An owner who can wait should still price to the record, because the master and condominium dues keep running while the flat waits.
A Greens at Fountain Lakes seller at the $180,000 24-month median nets roughly $166,016 to $171,866 before proration and any mortgage payoff, after about 4.5 to 7.8 percent in costs. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Florida Department of Revenue rates; our arithmetic)
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $180,000 | The 24-month median |
| Listing commission (example 2.75%) | $4,950 | Negotiated; an example, not a rate |
| Buyer-agent compensation, if offered (example 2.5%) | $4,500 | Optional and off the MLS; an example, not a rate |
| Deed documentary stamp tax | $1,260 | 1,800 units at $0.70 per $100 |
| Owner's title insurance premium (Lee County, seller pays) | $975 | $575 plus $400 on the promulgated schedule |
| Settlement fee | $500 to $1,500 | Varies by title company |
| Title search and municipal lien search | $150 to $500 | Varies by title company |
| Condominium estoppel (current account) | up to $299 | Statutory cap |
| Total costs without a buyer-agent offer | $8,134 to $9,484 | About 4.5% to 5.3% |
| Total costs with a buyer-agent offer | $12,634 to $13,984 | About 7.0% to 7.8% |
| Net without an offer | $170,516 to $171,866 | Before proration and payoff |
| Net with an offer | $166,016 to $167,366 | Before proration and payoff |
Every figure is an estimate. The commission lines are examples, not rates: commissions are negotiable and no rate is set by law. We do not estimate the property tax proration because the annual bill on your flat is not in the records we cite.
| Sale price | Deed stamps | Owner's title premium | Net without an offer | Net with an offer |
|---|---|---|---|---|
| $155,000 | $1,085 | $850 | $146,504 to $147,854 | $142,629 to $143,979 |
| $165,000 | $1,155 | $900 | $156,109 to $157,459 | $151,984 to $153,334 |
| $199,000 | $1,393 | $1,070 | $188,766 to $190,116 | $183,791 to $185,141 |
| $205,000 | $1,435 | $1,100 | $194,529 to $195,879 | $189,404 to $190,754 |
Each row uses the same example commissions and fee ranges as the table above, and the two fixed lines follow section 201.02 and Florida Administrative Code Rule 69O-186.003.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, commissions are negotiable, and a seller may still offer compensation to a buyer's agent off the MLS. The two net lines above show both choices.
Want to know what your Greens condo is worth? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Renting or selling a Greens at Fountain Lakes condo depends on your carrying cost and the rules: the master rules set a 30-day minimum lease, no more than four leases a year and a lease registration with a $100 application fee, and the condominium may be stricter, so get the written rule before comparing rent with a sale's net.
The master assessment of about $127 a month if it applies, the condominium dues, property tax, insurance, the $100 non-refundable lease application fee, any condominium application fee and the vacancy between tenants. An owner who leases also loses use of the recreation and parking facilities during the lease.
About $166,016 to $171,866 at the 24-month median, before proration and payoff, per the net sheet above. Compare that with the rent you could collect, less the costs above, over the time you would hold.
We run both numbers for your flat and your holding period, and we tell you which the record supports. We do not publish a rental rate because rental listings are not a source we cite.
The Greens at 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 plan and size range, set against the four current listings and the nearest rival, with a net sheet and a documents checklist.
Start with our free home valuation, or read how a sale is priced, marketed and negotiated in our The Greens at Fountain Lakes seller guide. The valuation is free and carries no obligation.
A written comparable set, a recommended list price and range, a net sheet, a documents checklist for the two associations and a marketing plan.
Your plan and square footage, any updates, the age of your air handler and water heater, and whether the flat is leased. Call Jesse direct at (239) 898-6072, text or call.
Greens at Fountain Lakes owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a neighborhood of three plans and 51 recent closings rewards plan-level valuation and a documents file ready on day one. In 24 months, closings ran $65,000 apart.
Data updated: September 2026
If you are searching for a Greens at Fountain Lakes listing agent, or thinking, "I need to know what my Greens condo is worth," here is the short version. We place your flat on its own plan's ladder of closed sales, adjust for condition, test the number against what buyers negotiate and show you the net.
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.
The reverse. In 24 months the median was $241.23 per square foot of MLS living area for one-bedroom flats and $203.06 for the two-bath plan, because smaller flats cost more per foot. A comparable set built from your own plan is the only fair test.
Read the closed sales in your plan and compare your list price with them. The 260-day sale at $165,000 and the 116-day sale at $155,000 show what waiting costs, and a repriced, documented listing usually beats a stale one.
Not for a first number, but your estoppel shows your dues, and buyers price the dues. Ordering the section 718.503 documents at the start avoids a delay later.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set by plan, its window, its adjustments and its net sheet. A number without those is an opinion.
McGreevy and Comisar is a top-reviewed Greens at 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.
★★★★★ "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
Showing feedback is how a price gets corrected early. We report it to you as it arrives, and we tie any price change to the closings in your plan.
★★★★★ "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
Follow through in a Greens sale means the estoppel ordered, the master paperwork in hand and every buyer question answered from a file, not from memory.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
A valuation is the start of a relationship, and owners who sell more than once are the best measure of whether the first number was honest.
A Greens at Fountain Lakes specialist matters for a valuation because the facts that decide value here live in plans and documents, not in a listing feed: three floor plans, two associations, unpublished dues, bulk deeds that pollute estimates and a market that pays a fast price and punishes a slow one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at The Greens the credential that matters is the record. In the last 12 months we tracked all nine closings and the four active listings, we tracked every one of the 51 marketed closings in five years and the 324 county-recorded qualified sales on file.
Where the public record stops, we name the document that would answer the question, as our full The Greens at Fountain Lakes neighborhood guide does: the recorded condominium declaration, the association's budget, the certificate of occupancy and the reserve study.
Because we also represent buyers, as the Top 1% Real Estate Agents Nationally Since 2008 do, we know how a buyer's agent will value your flat. Read our The Greens at Fountain Lakes buyer guide to see the same closings from the buyer's side.
If you are valuing a Greens condo because you plan to buy next, Marc Comisar coordinates the purchase around your closing date, with a written buyer agreement and a plan for the overlap. Call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
The two closings can be timed so the sale funds the purchase, or a contingency can protect one against the other. We lay out both options with numbers, including the carrying cost of the master and condominium dues while both homes are yours.
If you are thinking of trading up within Fountain Lakes, the Villas of Fountain Lakes and Forest Ridge neighborhood guides show what the next rung costs.
Owners in The Greens at Fountain Lakes ask the same questions about value, comparables, timing and costs. The answers below come from the Southwest Florida MLS record pulled September 29, 2026, the county's recorded sales through July 29, 2026 and the public documents cited in the sources.
It depends on plan, size, condition and floor. The 24-month median is $180,000 on twelve closings, but one-bedroom flats ran $155,000 to $175,000 and two-bedroom, two-bath flats $185,000 to $205,000. Ask Jesse for a comparable-backed number at (239) 898-6072.
The 24-month median is $217.90 per MLS square foot across all twelve closings, $241.23 for one-bedroom flats and $203.06 for two-bath flats. Compare flats only within a plan, because smaller flats cost more per foot.
Against the five one-bedroom closings of the last 24 months, $155,000 to $175,000 at a $165,000 median, adjusted for condition, floor and view, and tested against the 12-month window's three closings at $155,000, $165,000 and $170,000.
Against the five 980 square foot two-bath closings of the last 24 months, $185,000 to $205,000 at a $199,000 median with a 20-day median on market, adjusted for condition and floor.
Against a wider window, because only two closed in 24 months ($160,000 and $220,000). Over 60 months thirteen closed at a $220,000 median, and we read each one before choosing a range.
Marketed closings of the same plan in the shortest window that gives enough sales, with sales entered after closing and bulk deeds excluded. We show the window beside every figure.
No. Asking prices are evidence of a seller's hope. We use them only to show what your buyer will compare you with: four flats asked $169,900 to $219,999 on September 29, 2026.
The county's just value is an assessment for tax purposes and not a sale price. County qualified sales for The Greens had a $172,500 median in 2026 through July, and that is the number to compare with a sale price.
They average nearby sales across three plans, they cannot see floor, view, condition or dues, and they may use data that includes bulk deeds or a 919 square foot figure the roll does not carry for any Greens plan.
Both. The county's recorded median rose from $43,000 in 2009 to $215,000 in 2022 and 2023, and fell to $172,500 in 2026 through July, a 20 percent drop from 2023.
In the marketed record since November 2021, $285,000 for a two-bedroom, one-bath flat in January 2024 after 60 days on a $310,000 list. The highest two-bath sale was $282,000 in May 2024, and the highest in the last 24 months was $220,000.
$147,000 for a one-bedroom flat in November 2021. In the last 24 months the lowest was $155,000 for a one-bedroom flat in March 2026 after 116 days on market.
The median is 43 days over 24 months and 62 over the last 12 months, with a range of 10 to 602 days in 24 months. The two-bath plan sold faster, at a 20-day median.
Ten of twelve closings in 24 months were below final list price, with a median gap of $12,450 and a median sold-to-list ratio of 93.1 percent. The four fastest closed with a median gap of $9,250.
Two layers. The master assessment is $380 per quarter in a 2025 sister-neighborhood budget, and the condominium association's own dues are not public. The estoppel certificate states the current figures and any special assessment.
Yes. A buyer's payment includes the dues, so a higher fee lowers what a buyer can pay. That is why we want the estoppel before we finalize any number.
It changes what buyers inspect and ask. The county dates every unit to 1988, so air handlers, water heaters, plumbing and windows are late-1980s systems unless replaced, and documenting replacements supports your number.
They can. They apply to buildings of three or more habitable stories, we have not confirmed the story count, and a buyer will ask for the association's answer. A current reserve study or a written statement that none is required supports value.
Possibly, but the record does not carry views, so we adjust from your flat in person. Every owner has the same access to the par-3 course and amenities through the master association.
The buyer takes the lease, and an owner who leases loses use of the recreation and parking facilities during the lease. Whether that changes price depends on the lease and the buyer, so we ask for the lease terms.
They narrow the investor pool: a 30-day minimum lease, no more than four leases a year and no short-term rentals. Owner-occupants and seasonal buyers set the price for most flats.
Villas of Fountain Lakes had a $299,556 median on 10 closings in 24 months, about $120,000 above The Greens, with larger plans of 967 to 1,286 square feet. The two neighborhoods sell to different budgets inside the same gate.
At the $180,000 median, about $8,134 to $9,484 before a buyer-agent offer and $12,634 to $13,984 with one, before proration and payoff, including stamps of $1,260, a $975 title premium and a $299 estoppel cap.
The seller customarily pays it, and Florida caps it at $299 for a current account, plus $119 if expedited and $179 more if delinquent, under section 718.116. The contract controls.
In Lee County the seller customarily pays, and the contract controls. At $180,000 the premium is $975 on the state's promulgated schedule.
Section 718.503 requires the seller to provide the governing documents, budget and the Frequently Asked Questions and Answers document, and the contract carries a seven-day voidability clause for the buyer.
It depends on your carrying cost and the rules. The master rules allow leases of 30 days or more, four a year, with a registration and a $100 application fee, and the condominium may be stricter. Compare the net sheet with the rent, and call Jesse at (239) 898-6072.
Part of it may be. Two of four street points we checked along Seasons Way fall in Zone AE and two in shaded Zone X on panel 12071C0587G, effective November 17, 2022. Check the building, because insurance affects value.
Before you decide to list, before you set a price and once a year if you hold. The 51 marketed closings show no strong seasonal pattern.
No. A McGreevy and Comisar valuation is free and carries no obligation, and it works whether you plan to list, rent or hold.
The county roll carries 143 dwelling parcels and the state's condominium register shows 144 units, which is nine buildings of 16 on Seasons Way. The one unit without its own parcel is the difference.
Your plan and square footage, any updates, the age of your air handler and water heater and whether the flat is leased. We handle the association documents.
We track every MLS closing here and read the county and state records.
Request a free home valuation or call Jesse direct at (239) 898-6072, text or call, and we will walk you through the closings and a net sheet.
The Greens at Fountain Lakes owners work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every closed sale in the neighborhood, values each flat against its own plan and works from an office in Bonita Springs, a short drive from the gate.
Learn more about our team. The full neighborhood picture is in our The Greens at Fountain Lakes guide, which sits under the Fountain Lakes community guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Greens at 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).
Every source below is primary: the Fountain Lakes master association's recorded documents, the Florida Division of Corporations and Division of Condominiums, Lee County offices, the Village of Estero, FEMA, the National Hurricane Center, Florida statutes and federal agencies. No listing portal or competing brokerage is cited. Accessed September 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 143 Greens parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 324 sales on file, newest recorded July 29, 2026; the Florida Division of Condominiums public extract for Lee County; and the Southwest Florida MLS, residential, active and closed listings for The Greens at Fountain Lakes, pulled September 29, 2026 by McGreevy and Comisar, with closings filed under other Fountain Lakes labels assigned by matching each to a county qualified sale of a Greens parcel at the same price within 45 days.
The Greens at Fountain Lakes's key documents are published by the master association, the State of Florida, Lee County, FEMA and the federal government, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The condominium's own declaration is available through the Lee County Clerk's official records and its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| The Greens at Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed July 12, 2005 | Sunbiz name search |
| 2020 Amended and Restated Declaration | Fountain Lakes master association | recorded April 1, 2020 | Declaration, PDF |
| 2020 Amended and Restated Bylaws | Fountain Lakes master association | recorded April 1, 2020 | Bylaws, PDF |
| 2025 Rules and Regulations | Fountain Lakes master association | adopted April 16, 2025 | Rules, PDF |
| Lease Application form | Fountain Lakes master association | form rev. 1.2 | Lease application, PDF |
| Barcode and Key Fob instructions | Fountain Lakes master association | 2020 | Barcode instructions, PDF |
| Resale disclosure for condominium units, section 718.503 | Florida Legislature | current | Statute 718.503 |
| Estoppel certificates and fee caps, section 718.116 | Florida Legislature | current | Statute 718.116 |
| Estoppel fee caps staff analysis, HB 979 | Florida Senate | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Documentary stamp tax | Florida Department of Revenue | current | Doc stamp tax page |
| Topic 701, sale of your home | Internal Revenue Service | current | IRS Topic 701 |
| Publication 523, selling your home | Internal Revenue Service | current | IRS Publication 523 |
| Assistance animals under fair housing law | U.S. Department of Housing and Urban Development | current | HUD assistance animals |
| Sale qualification codes | Lee County Property Appraiser | current | Codes, PDF |
Reach the Greens at Fountain Lakes valuation team by requesting a free home valuation or by calling Jesse McGreevy direct at (239) 898-6072. It is free, written and built from your plan's closed sales, and it works whether you plan to list this season, rent or simply want to know what you own.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.