Estero, Florida
What is your Villas at Timber Lakes villa worth? McGreevy and Comisar, Top 1% nationally since 2008, value it from this village's own closings by plan and condition, with the Chapter 718 paperwork beside the number. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
A villa at The Villas at Timber Lakes, the 62-villa condominium on Stone Way inside gated Fountain Lakes in Estero, is worth somewhere between $300,000 and $345,000 on the recent record, and where yours falls depends on its plan, its condition and how it is priced against the ten closings of the last 36 months. This valuation guide sits beside our Villas at Timber Lakes neighborhood guide and our Fountain Lakes community guide, and it shows how the number is built. If you are weighing listing teams, our guide to the best real estate agents in Estero puts the options side by side on the public record.
Ready to act on the number? Our Timber Lakes seller guide covers pricing, costs and paperwork from listing to closing, and our Timber Lakes buyer guide shows the same village from the other side of the table. Owners next door can read what a Villas of Fountain Lakes unit is worth, and our Fountain Lakes valuation guide covers the other neighborhoods inside the same gates.
McGreevy and Comisar are the best realtor to value a villa at The Villas at Timber Lakes because we read the recorded Declaration, the association's 2026 budget and every closing in the record before we give you a number. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy writes the valuation himself, from the closings that fit your plan, and Marc Comisar walks the villa with you when a walk-through helps. In the last 12 months we tracked every one of the 3 Timber Lakes closings in the Southwest Florida MLS, and we tracked all 17 MLS rows the village has produced since December 2021. Jesse's number is not a template: a village of 62 villas has too few sales for a formula, so a person reads each one.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also do not claim a lake or golf-course premium, because we found no public count of lakefront villas, and we do not print an automated estimate for your address. What we publish is the record: every MLS closing since December 2021, the county's recorded sales since 2010 and the association's own numbers.
Read this page for the number, our Timber Lakes seller guide for the listing process and our neighborhood guide for the history, amenities and schools.
Honors and recognition:
Those are career honors across Lee and Collier County. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Curious what your villa is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Timber Lakes owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They explain why a Timber Lakes value is a range built from a handful of sales, and why the plan and the paperwork move the number.
Timber Lakes owners can use the links below to jump straight to the short answer, the method, the sold record, the value trend, the Villas of Fountain Lakes comparison or the valuation FAQ. The guide runs from the number to the method to the costs that move it.
Start here: Why McGreevy and Comisar Are the Best Realtor for The Villas at Timber Lakes · Key Takeaways
The full guide: What Is My Villa at The Villas at Timber Lakes Worth? · How Is a Villa at The Villas at Timber Lakes Actually Valued? · What Have Timber Lakes Villas Sold For in the Last Five Years? · How Have Timber Lakes Values Changed Over Time? · Which Differences Change the Value of a Timber Lakes Villa? · Why Do Online Estimates Miss the Value of a Timber Lakes Villa? · The Villas at Timber Lakes vs Villas of Fountain Lakes: How Do Their Values Compare? · How Do Fountain Lakes Neighborhood Values Compare? · What Does the Live Competition Say About a Timber Lakes Value? · When Is the Best Time to Have a Timber Lakes Villa Valued? · What Do a Buyer's Costs Do to the Value of a Timber Lakes Villa? · Which Florida Rules Shape a Timber Lakes Sale Price? · What Moves the Number Before You List a Timber Lakes Villa? · What Will You Net From a Timber Lakes Villa Sale? · Should You Rent or Sell Your Timber Lakes Villa? · How Do You Get a Free Valuation of Your Timber Lakes Villa? · Thinking of Selling Your Villas at Timber 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 Timber Lakes Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Villa at The Villas at Timber Lakes · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Timber Lakes Valuation Team Today?
A villa at The Villas at Timber Lakes is worth about $329,000 on the 36-month median of 10 closings and $335,000 on the 12-month median of 3, and your own number depends on plan and condition. The recent band for a marketed sale runs $300,000 to $345,000, with peak-era updated villas higher.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS files this village's villas under several area figures. Each row below counts every marketed closing in the 60-month record with that MLS living area, and each is a small sample.
| MLS living area (sq ft) | Closings, 60 months | Sold prices | Median sold |
|---|---|---|---|
| 1,092 | 4 | $405,000 to $418,000 | $416,000 |
| 1,094 | 3 | $320,000 to $338,000 | $335,000 |
| 1,113 | 3 | $302,000 to $335,000 | $322,000 |
| 1,115 | 4 | $300,000 to $335,000 | $329,000 (mean of $323,000 and $335,000) |
| 1,140 | 1 | $345,000 | $345,000 |
| 1,250 | 1 | $300,000 | $300,000 |
The four 1,092 rows are the four peak-era sales from May 2022 to January 2024. The county roll carries 1,094 heated square feet for the end-of-building plan, and we read the 1,092 MLS entries as that plan, so the table mostly separates the peak from the flat band since 2024, not two different floor plans. The 1,113 and 1,115 rows are the middle plan.
Since March 2024 the record has nine marketed closings at a $323,000 median and a $292.50 median per MLS square foot (our arithmetic on the rows above). Two of those nine were 1,094-type villas at $335,000 and $320,000, and the other seven were 1,113 to 1,140 square foot villas from $300,000 to $345,000. That is the band a buyer will use to test your asking price.
A median of three or ten sales describes those sales, not your villa. The spread between $300,000 and $418,000 in the 60-month record is larger than the gap between the medians, and the plan, the condition and the date of sale explain most of it. That is why the rest of this page shows how each factor is weighed.
The Home Valuation form near the top of this page takes about a minute. Jesse follows up with a written opinion of value for your plan, the closings behind it and a net sheet, before you have to decide anything. There is no cost and no obligation.
We value a Timber Lakes villa in nine steps: confirm the legal form and label, confirm the plan and area, select the comparable closings, adjust for time, adjust for condition and systems, adjust for position, read the flood zone, add the fee stack and test the number against competing listings. Each step uses this village's own record.
The Villas at Timber Lakes is a Chapter 718 condominium, recorded in Lee County at Official Records Book 2560, Page 1750, and its recorded name is The Villas at Timber Lake, singular. The MLS files these villas under three labels, so we confirm the parcel and unit against the county record before we pull comparables, and we place each closing by the method explained in the sold-record section below.
The roll shows 1,092 square feet on 6 parcels, 1,094 on 28, 1,113 on 1 and 1,115 on 27, and the MLS has recorded six different figures. By our reading the 1,094 plan sits at the end of each four-villa building and the 1,115 plan in the middle. We compare a villa only with villas of its own plan.
For the middle plan the MLS gives four closings at 1,115 square feet, from $300,000 in January 2025 to $335,000 in June 2026. For the end plan the county record since January 2021 shows 11 qualified sales at a $338,000 median. When the MLS set is smaller than five, we widen to the county record and never borrow a sale from another neighborhood.
The village's median fell from $418,000 in 2023 to about $329,000 in 2024 and 2025, so a 2022 or 2023 sale is a historical marker, not a comparable. We give most weight to closings since March 2024 and adjust older ones for the change in the band.
The roll cannot tell condition. Updated kitchens, hurricane windows, flooring, enclosed lanais and a serviced air conditioner separate a $414,000 sale from a $300,000 sale in this record. We walk the villa, list what is original and what is new, and put a dollar figure on each only where a comparable sale supports it.
The rules contemplate lakefront patios with a 20 foot easement, but we found no public count of lakefront or golf-view villas, and the MLS rows do not label view. We therefore apply no view premium from the record and treat position as a showing-level adjustment: end villa or middle villa, building setting and the distance to the amenity center, which the public record does not measure.
Every Stone Way address we tested on FEMA's National Flood Hazard Layer on September 30, 2026 returned Zone AE, so buyers will price insurance. Panel 12071C0587G is effective November 17, 2022. We put the zone and the association's insurance summary beside the number.
A buyer weighs price against carry: $1,270 a quarter ($5,080 a year), a $2,500 master capital contribution, a $150 application fee and $75 for the association documents. At $335,000 the annual fee is about 1.5 percent of the price. Where a villa needs a fee explanation to hold its price, we write it.
On September 29, 2026 the MLS showed no active Timber Lakes listing, and the nearest competition is one Villas of Fountain Lakes unit asking $385,000 after 176 days. With no direct competitor, a well-priced villa meets none, and an overpriced one meets the record.
A written valuation puts the plan, the closings and the paperwork in one place. Get a free Villas at Timber Lakes home valuation or Call Jesse direct at (239) 898-6072, and if you are also buying, call Marc at (239) 287-5873 and read how we represent buyers. When you are ready to list, our Timber Lakes seller guide walks through pricing, costs and closing.
Villas at The Villas at Timber Lakes sold 16 times through the Southwest Florida MLS in the 60 months to September 29, 2026, and 10 times in the 36 months, the first window that reaches 10 closings. The prices run from $300,000 to $418,000 with a $335,000 median over 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS does not give this village a field of its own inside Fountain Lakes, so its closings were assigned by matching each one to a Lee County qualified sale of one of the village's parcels at the same price within 45 days, and we added every closing carrying the village's own label. Of the 17 rows, 14 carry the village's own label and 3 were added by that match, and six closings from the last two months fall after the county file ends on July 29, 2026 and cannot be placed.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $335,000 | $300.45 | 21 | 96.0% |
| 24 months | 6 (small sample) | $329,000 | $296.48 | 26.5 | 95.9% |
| 36 months | 10 | $329,000 | $296.48 | 38 | 95.9% |
| 60 months | 16 | $335,000 | $300.72 | 23 | 97.2% |
| Closed | Sold price | MLS living area | $ per MLS sq ft | Days on market |
|---|---|---|---|---|
| Jun 2026 | $335,000 | 1,115 | $300 | 2 |
| Apr 2026 | $320,000 | 1,094 | $293 | 45 |
| Dec 2025 | $345,000 | 1,140 | $303 | 21 |
| May 2025 | $323,000 | 1,115 | $290 | 69 |
| May 2025 | $335,000 | 1,115 | $300 | 32 |
| Jan 2025 | $300,000 | 1,115 | $269 | 18 |
| Jul 2024 | $302,000 | 1,113 | $271 | 139 |
| May 2024 | $335,000 | 1,094 | $306 | 33 |
| Mar 2024 | $322,000 | 1,113 | $289 | 43 |
| Jan 2024 | $414,000 | 1,092 | $379 | 63 |
| May 2023 | $418,000 | 1,092 | $383 | 14 |
| Feb 2023 | $418,000 | 1,092 | $383 | 15 |
| Jan 2023 | $335,000 | 1,113 | $301 | 25 |
| Nov 2022 | $338,000 | 1,094 | $309 | 3 |
| May 2022 | $405,000 | 1,092 | $371 | 5 |
| Dec 2021 | $300,000 | 1,250 | $240 | 2 |
One further transaction, in December 2021, was entered in the MLS after closing at $270,000 for a 1,113 square foot villa and is excluded from every median.
The top of the record is $418,000 twice, in February and May 2023, and the bottom is $300,000 twice, in December 2021 and January 2025. The 60-month range therefore spans $118,000, and 12 of the 16 sales fall between $300,000 and $345,000.
We can walk you through each of the 16 on request, with the plan, the list history and the days on market.
Values at The Villas at Timber Lakes rose from a $130,000 county median in 2010 to $335,000 in 2026, peaked at $376,500 in 2023 and have been flat within about 2 percent of $330,000 since 2024. The county's qualified recorded sales give the long view, and the MLS gives the recent detail.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December) | 1 (small sample) | $300,000 | $300,000 | 2 | 100.2% |
| 2022 | 2 (small sample) | $371,500 (mean of $338,000 and $405,000) | $338,000 to $405,000 | 4 | 102.6% |
| 2023 | 3 (small sample) | $418,000 | $335,000 to $418,000 | 15 | 97.4% |
| 2024 | 4 (small sample) | $328,500 (mean of $322,000 and $335,000) | $302,000 to $414,000 | 53 | 95.5% |
| 2025 | 4 (small sample) | $329,000 (mean of $323,000 and $335,000) | $300,000 to $345,000 | 26.5 | 95.5% |
| 2026 to September 29 | 2 (small sample) | $327,500 (mean of $320,000 and $335,000) | $320,000 to $335,000 | 23.5 | 96.6% |
| Year | Qualified county sales | Median price | 2026 median of $335,000 against that year |
|---|---|---|---|
| 2026 (to July 29) | 3 | $335,000 | same year |
| 2025 | 4 | $329,000 | up 1.8% |
| 2024 | 4 | $328,500 | up 2.0% |
| 2023 | 4 | $376,500 | down 11.0% |
| 2022 | 3 | $338,000 | down 0.9% |
| 2021 | 6 | $290,750 | up 15.2% |
| 2020 | 5 | $220,000 | up 52.3% |
| 2019 | 6 | $221,000 | up 51.6% |
| 2018 | 5 | $209,900 | up 59.6% |
| 2017 | 3 | $195,000 | up 71.8% |
| 2016 | 3 | $199,900 | up 67.6% |
| 2015 | 2 | $171,750 | up 95.1% |
| 2014 | 4 | $162,500 | up 106.2% |
| 2013 | 4 | $153,750 | up 117.9% |
| 2012 | 4 | $143,500 | up 133.4% |
| 2011 | 5 | $137,900 | up 142.9% |
| 2010 | 2 | $130,000 | up 157.7% |
The roll holds 70 qualified sales in all, 53 of them from 2010 onward. Since September 29, 2025 the county file shows 4 qualified sales at a median of $340,000. Small counts move medians, so read the direction, not the decimals.
In 2021 and 2022 villas closed at or above the final list price and in a median of 2 to 4 days. From 2024 the median sold-to-list fell to about 95.5 percent and the median days on market rose to 53 in 2024, before easing to 26.5 in 2025 and 23.5 in 2026. That change is the difference between a seller's market and a negotiated one, and it is why an ask set from the 2023 peak fails.
A county median for your purchase year against today's median is a rough guide, not your gain, because a small number of sales in each year sets it and your own villa's condition and updates are not in it. If the medians are a fair guide, owners who bought in 2019 or 2020 are looking at a median about 52 percent higher, owners of 2021 about 15 percent higher, owners of 2022 about level and owners of 2023 about 11 percent lower.
We do not forecast prices. The record shows nine marketed closings from March 2024 to June 2026 between $300,000 and $345,000 and an association budget that rose 30 percent from 2023 to 2026, and both are visible to a buyer. We do not claim the fee caused the flat band, only that a buyer sees both.
Five differences change the value of a villa at The Villas at Timber Lakes: plan, updates, lanai and window condition, lease status and the den or flex space some listings mention. Location within the village matters less because every villa is on Stone Way, and the record shows no lake or golf premium.
The county record shows the 1,094 plan with a $338,000 median on 11 sales since January 2021 and the 1,115 plan with $311,500 on 12. Since January 2024 the medians are $362,500 on 4 sales and $322,500 on 6. All five sales at or above $390,000 since 2022 were 1,094 plan villas in five different buildings, and the March 2026 sale at $390,000 appears in the county file but not in the MLS record.
The four peak-era MLS closings from $405,000 to $418,000 and the recent band of $300,000 to $345,000 differ by more than a plan does. A villa with new windows, flooring, kitchen and an enclosed lanai reads differently from an original villa, and the recorded prices move accordingly.
One January 2024 listing was described as a two-bedroom-plus-den and closed at $414,000, while the roll shows two bedrooms on all 62 parcels. A den or flex space appears in that villa's marketing, so we ask whether a den is a real room in yours before we count it.
A lease can lower a villa's appeal to an owner-occupant buyer, because an owner whose unit is leased may not use the recreation facilities during the lease and a leased unit cannot have pets. It can raise its appeal to a landlord, within a four-leases-a-year cap. We value a tenant-occupied villa with the lease dates in hand.
We found no public count of lakefront or golf-view villas and state none. A view is real when a showing proves it, and we describe it from the window, not from the record.
Online estimates miss the value of a villa at The Villas at Timber Lakes because the village has only about four sales a year, its MLS areas do not match the county roll and no model can see condition. An automated estimate is a statistical guess from a handful of sales, and we do not print one for your address.
An automated valuation model applies a formula to public records and recent sales near an address. In a 62-villa village with about four sales a year, the recent sales it can see are a few dozen data points at most, and the model cannot tell an updated villa from an original one.
A model cannot see whether a villa has new windows or an enclosed lanai, whether it is an end or middle villa, whether a 1,092 MLS entry and a 1,094 roll figure are the same plan, or whether a $335,000 sale was a fast June closing with a $14,000 gap under list. It also cannot read the reserve schedule or the flood file.
The Lee County Property Appraiser sets a just value for tax purposes on January 1 of each year, and it is not an appraisal of what a buyer will pay. For a homestead, the Save Our Homes cap can hold an assessed value below just value, and the cap does not transfer with a sale.
Keep it as one data point, compare it with the recent closing band of $300,000 to $345,000 and ask which sales it used. If it sits well outside the band, the difference is probably plan, condition or a peak-era sale. Send it to Jesse and we will explain the gap.
The Villas at Timber Lakes and Villas of Fountain Lakes are the two villa condominiums in Fountain Lakes that buyers confuse most, and their values are close over 60 months and apart over 36. Timber Lakes has a $329,000 36-month median against $299,556 for Villas of Fountain Lakes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| The Villas at Timber Lakes | Villas of Fountain Lakes | |
|---|---|---|
| Units on the roll | 62 | 49 |
| Roll year built | 1994 to 1996 | 1989 to 1991 |
| Roll heated area | 1,092 to 1,115 sq ft (median 1,094) | 967 to 1,286 sq ft (median 1,053) |
| Bedrooms on the roll | 2 on all 62 | 2 on 33, 3 on 16 |
| Legal form | Chapter 718 condominium | Chapter 718 condominium (per that guide) |
| Quarterly fee, 2026 | $1,270, master fee inside | $2,126, master pass-through inside |
| 12-month MLS closings, median | 3, $335,000 (small sample) | 5, $301,111 (small sample) |
| 12-month median $ per MLS sq ft | $300.45 | $279.17 |
| 12-month median days on market | 21 | 157 |
| 36-month MLS closings, median | 10, $329,000 | 10, $299,556 |
| 60-month MLS closings, median | 16, $335,000 | 16, $330,000 |
| 60-month median $ per MLS sq ft | $300.72 | $302.00 |
| County qualified sales, 2025 | 4, median $329,000 | 4, median $284,000 |
| County qualified sales since September 29, 2025 | 4, median $340,000 | 4, median $273,056 |
Both are small samples. One May 2025 closing at $335,000 carries the Villas at Fountain Lakes label in the MLS but matches a Timber Lakes county sale; we place it here, and the Villas of Fountain Lakes figures may count it too.
The 36-month gap is $29,444 in Timber Lakes' favor (our arithmetic), and over 60 months the medians are $335,000 and $330,000 with almost the same price per square foot ($300.72 and $302.00). The gap is a 2024 to 2026 story, so a buyer or a valuer should ask what a specific villa has that the recent sales next door did not.
A Timber Lakes value reflects a newer building, two bedrooms, a garage and a quarterly fee of $1,270 against $2,126. A Villas of Fountain Lakes value reflects an older building, a wider size range, a possible third bedroom and a lower entry price. Our companion valuation guide for that neighborhood values the other side.
The Villas at Timber Lakes sits near the entry end of Fountain Lakes values: $335,000 on the 12-month median, against $185,000 for The Greens at the bottom and $522,500 for Forest Ridge Shores at the top. A valuation places your villa on this ladder before it prices it.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026)
| Neighborhood | Residential parcels | Regime | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|
| The Greens | 143 | Condominium (Chapter 718) | 9 | $185,000 |
| Forest Ridge | 135 | HOA (inferred) | 5 | $440,000 |
| Sunrise | 128 | HOA (Chapter 720) | 4 | $457,500 |
| Lakeside | 86 | HOA (Chapter 720) | 3 | $454,000 |
| Forest Ridge Shores | 64 | Not resolved | 5 | $522,500 |
| The Villas at Timber Lakes | 62 | Condominium (Chapter 718) | 3 (small sample) | $335,000 |
| Villas of Fountain Lakes | 49 | Condominium (Chapter 718) | 5 (small sample) | $301,111 |
Counts are each neighborhood's own 12-month MLS closings through September 29, 2026, placed by neighborhood as described above, and every count under 10 is a small sample.
A buyer with a Timber Lakes budget can tour The Greens for about $150,000 less at the median, Villas of Fountain Lakes for about $34,000 less and the single-family neighborhoods for $105,000 to $122,500 more. Your valuation has to explain why your villa is worth its place between them.
The live competition for a villa at The Villas at Timber Lakes is nothing inside the village and one unit next door: the MLS showed no active Timber Lakes listing on September 29, 2026, and one Villas of Fountain Lakes unit asking $385,000 after 176 days. Live asks tell a valuer what the record has not yet absorbed.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
With zero active villas, the value of a Timber Lakes villa rests on closed sales alone. The one active neighbor, a 1,053 square foot unit at $385,000 listed for 176 days, asks $385,000 against a $335,000 top of that neighborhood's 12-month closings, and its days on market are the market's comment on that ask.
In the Timber Lakes record the final list price ran $5,900 to $24,000 above the sold price in every one of the 10 closings of the last 36 months. An asking price that ignores that pattern is a starting point, not a value.
For an owner in Timber Lakes the real competition is the next listing that appears, in this village or next door, and the buyer's memory of the last sale. We watch both.
The best time to value a villa at The Villas at Timber Lakes is before you decide, and again whenever a new closing, a budget change or a major repair changes the record. With only about four sales a year, one new sale moves the band, so a valuation is worth updating each quarter.
Data updated: September 2026 (Southwest Florida MLS Matrix, closings to September 29, 2026)
Of the 16 marketed closings in 60 months, 3 closed in January, 1 in February, 1 in March, 1 in April, 5 in May, 1 in June, 1 in July, 1 in November and 2 in December. Eleven of the 16 fall between January and May, a pattern consistent with a winter buyer season.
A calendar pattern this small is a hint, not a rule. We watch the calendar for when buyers are in the village and the price for how the last sale closed.
Update it when a new villa closes, when the association issues a new budget each year, when a special assessment is proposed or when you finish work on your own villa. A valuation that is six months old and a village that has had two sales since can be a different number.
A buyer's costs at The Villas at Timber Lakes reduce what the buyer can pay for the villa: the $1,270 quarterly fee is about $423 a month, and a $2,500 master capital contribution, a $150 application fee and $75 for documents arrive at closing. Value is what a buyer will pay after those costs are on the table.
| Layer | Amount | Source |
|---|---|---|
| Quarterly association fee, master fee inside | $1,270 per quarter ($5,080 per year, about $423 a month) | 2026 budget in the sales packet |
| Master capital contribution | $2,500, once, at closing | 2026 sales packet |
| Purchase application | $150, non-refundable | 2026 sales packet |
| Association documents | $75 | 2026 sales packet |
At $300,000 the annual fee is about 1.69 percent of the price, at $335,000 about 1.52 percent and at $345,000 about 1.47 percent (our arithmetic).
| Year | Total budget | Quarterly per unit | Master line | Reserve contribution |
|---|---|---|---|---|
| 2023 | $241,800 | $975 | $69,440 | $16,618 |
| 2024 | $310,000 | $1,250 | $86,800 | $19,000 |
| 2025 | $310,000 | $1,250 | $86,800 | $36,500 |
| 2026 | $314,960 | $1,270 | $91,760 | $45,000 |
Source: the association's 2023 through 2026 budgets in its published packets. The budget rose 30.3 percent from 2023 to 2026, and the quarterly bill from $975 to $1,270, or $98 a month more for the same villa (our arithmetic).
The 2026 reserve schedule shows an opening balance of $383,155, a $45,000 contribution and a projected year-end balance of $436,268, with a $750,000 roof line and painting projected at $50,367 in 2029. A buyer who reads a healthy reserve accepts a higher fee more easily, and one who reads a gap asks for a lower price.
A change of ownership resets a homestead's assessed value toward just value, and the seller's Save Our Homes cap does not transfer. Every Stone Way address we tested is in FEMA Zone AE, so the buyer prices flood coverage too. Both sit outside the sale price and inside the buyer's budget.
Florida's rules shape a villa sale price at The Villas at Timber Lakes through the seller's doc stamps and owner's title policy in Lee County, the Chapter 718 resale documents, the estoppel cap, the property tax disclosure and the post-NAR buyer agreement. Each is a cost or a delay the price must absorb.
Florida charges $0.70 per $100 on the deed under Section 201.02, Florida Statutes, and in Lee County the seller customarily pays it and the owner's title policy, and the contract controls. At $335,000 that is $2,345 and about $1,750.
Section 718.503(2) entitles a condominium buyer to the Declaration, Articles, bylaws and rules, budget and financial statement, any structural integrity reserve study or a statement that none exists, and the frequently asked questions document, at the seller's expense. The contract carries a clause under which the buyer receives them more than 7 days before signing or may cancel within 7 days, excluding weekends and legal holidays. The section 720.401 summary applies to Chapter 720 associations and not to this condominium.
Section 718.116(8) caps the estoppel fee at $299 for a current account, plus $119 for delivery within 3 business days and $179 if the account is delinquent, and the certificate is valid for 30 days.
Section 689.261 requires the property tax disclosure summary in a residential sales contract, and Section 689.302 requires the flood disclosure at or before contract. Under Johnson v. Davis a seller also discloses known material defects a buyer cannot readily observe.
Since August 17, 2024, buyer-broker compensation cannot be advertised in the MLS and a written buyer agreement is required before a tour, and every commission is negotiable. A seller may still offer to pay it off the MLS, and we explain the choice in writing.
Four things move the number before you list a villa at The Villas at Timber Lakes: what an inspector will flag, what a buyer sees first, the documents and the rules a buyer will read. Each is inexpensive compared with a wrong first price in a village that sells about four villas a year.
The buildings date from 1994 to 1996, so service the air conditioner and water heater, check the windows and lanai and find the permits for any window, shutter, lanai or paver work. The association maintains roofs and exterior walls, and the owner maintains windows, screens and the interior.
The lanai, the entry and the garage are the first rooms a buyer sees. Clear them, clean them and photograph them as living space.
Assemble the Declaration, budget, rules, reserve schedule, insurance summary, any roof paperwork and the estoppel, so the buyer's 20-day application clock starts early.
A buyer will read the lease cap of four a year, the 30-day minimum, the two-pet limit under 55 pounds and the patio and lanai standards. If your villa does not conform, fix it or say so.
The net from a villa sale at The Villas at Timber Lakes is the price minus doc stamps, the owner's title policy, the estoppel, the commission you negotiate, any credit, the prorated tax and fee, repairs and your payoff. At $335,000 the fixed costs are $4,394, or 1.3 percent, before the items only you and we can set.
Data updated: September 2026 (Florida statutes and rates as published; prices from the MLS record above)
| Sale price | Doc stamps at $0.70 per $100 | Owner's title premium (estimate) | Estoppel (current account) | Fixed total before commission and repairs |
|---|---|---|---|---|
| $300,000 | $2,100 | $1,575 | $299 | $3,974 |
| $329,000 (36-month median) | $2,303 | $1,720 | $299 | $4,322 |
| $335,000 | $2,345 | $1,750 | $299 | $4,394 |
| $345,000 | $2,415 | $1,800 | $299 | $4,514 |
Sources: Section 201.02, Florida Statutes; Florida title rate Rule 69O-186.003; Section 718.116(8), Florida Statutes; our arithmetic.
A value without a net sheet is half a number. Jesse shows the net at two or three prices, with your payoff, the commission structure you choose and the buyer credits the record suggests, before you list.
Renting a villa at The Villas at Timber Lakes is allowed with limits: a written lease of at least 30 consecutive days, no more than four leases a calendar year, no pets in the unit and no use of the recreation facilities by an owner whose unit is leased. Those limits decide whether renting beats selling for many owners.
The Declaration requires a written lease, notice to the association within 5 days, a 30-day minimum, no subleasing and up to 6 overnight occupants. The 2026 lease packet asks for an application at least 20 days ahead, a $150 fee and a $50 background check for each applicant and each occupant over 18. A sales-packet FAQ says 28 days, which conflicts with the 30 days in the Declaration, so treat 30 days as the floor.
A valuation gives the sale price and net, and we compare it with a realistic rent for a two-bedroom, two-bath villa with the association fee of $5,080 a year deducted. Ask Jesse for both scenarios.
Timber 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 of your own plan, placed on the village's price band, with your fee, reserve and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales of your plan with dates and days on market, a per square foot analysis on MLS area, the live competition, the paperwork picture a buyer will see and a net sheet at two or three prices. The Home Valuation form near the top of this page starts it, and you can also request a free home valuation directly.
You should know the number, the plan and the paperwork before you commit to a listing agreement, and a village this small gives no room for a wrong first price.
Jesse McGreevy writes it and Marc Comisar walks the villa when it helps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our Timber Lakes seller guide explains what happens after the number.
Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873 or email [email protected].
If you're searching for a Villas at Timber Lakes listing agent, or thinking, "I need someone to sell my Villas at Timber Lakes home," you are selling into a village where one villa closes every few months and the price against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Villas at Timber Lakes closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 17 rows the MLS has recorded since December 2021. Our team has closed more than 4,000 transactions across Southwest Florida, and Jesse and Marc account for over $900 million in personal sales inside our $2.5 billion team total as leaders of Domain Realty Group.
Start with a free Villas at Timber Lakes home valuation, the Home Valuation form near the top of this page, or Call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Not necessarily. The record shows 11 of 16 closings from January to May, but a well-priced villa sells at any time, and the band has been flat since March 2024.
In Fountain Lakes the single-family neighborhoods have higher medians, and the villas price by plan. Timber Lakes was $300.45 per MLS square foot in the last 12 months.
Compare your ask with the recent band of $300,000 to $345,000 and the 95.9 percent median sold-to-list, then call Jesse for a written second opinion.
No. A valuation starts with your plan and condition, and the documents come next so a buyer's 20-day clock starts early.
Yes. A valuation is a private opinion, and nothing is listed or advertised.
Ask each agent to price a specific Timber Lakes villa from its own recent sales and its own association paperwork, as we do here.
McGreevy and Comisar is a top-reviewed Villas at Timber Lakes realtor on Google, and the quotes below are genuine five-star client reviews in the reviewer's own words. We publish no aggregate score and no star-rating widget. Read every review on the McGreevy and Comisar Google Business 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
★★★★★ "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
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
A Timber Lakes specialist matters for a valuation because the village is small enough that one wrong assumption costs real money: the wrong plan, the wrong label or a peak-era sale used as a comparable. McGreevy and Comisar read the recorded documents and every sale so the number holds up.
Jesse has been in the business since October 2004 and writes the valuation himself, so the numbers in this guide are the numbers in your written opinion.
Marc Comisar is a Broker Associate who walks the villa with you and represents buyers as well as sellers, so he knows how a buyer will read your number.
McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. Those are career honors, not a claim about one village.
A generalist may use a peak-era sale as a comparable, mix the 1,092 and 1,094 figures, treat the village as an HOA or ignore the fee history. We start from the recorded Declaration and the closing record.
Many Timber Lakes owners who ask for a valuation are also buying their next home, and we coordinate both contracts so the closing dates line up. Marc leads the purchase and Jesse leads the sale, and the two of us manage the calendar.
Selling to buy? Call Marc at (239) 287-5873, read how we represent buyers and see our Timber Lakes buyer guide.
We work every gated community in Estero, and the Fountain Lakes community guide shows how the neighborhoods inside these gates compare.
These are the questions owners ask most about the value of a villa at The Villas at Timber Lakes in Estero, answered from the closing record and the public documents. Each answer names the village, and where a record is not public, the answer says so.
Start from the 36-month median of $329,000 on 10 closings and the recent band of $300,000 to $345,000, then adjust for plan and condition. For a written number, use the free home valuation or Call Jesse direct at (239) 898-6072.
Not very. The village has about four sales a year, the MLS areas differ from the county roll and no model sees condition. Treat an estimate as one data point and compare it with the recent closing band.
The 12-month median is $335,000 on 3 closings and the 36-month median is $329,000 on 10. The range for marketed sales since March 2024 is $300,000 to $345,000.
The 12-month median is $300.45 per MLS square foot on 3 closings, the 36-month median is $296.48 on 10 and the 60-month median is $300.72 on 16. County figures are not compared with these.
The county median went from $376,500 in 2023 to about $328,500 in 2024, and the MLS shows the peak-era sales at $405,000 to $418,000 ending in January 2024. We do not attribute the change to one cause.
Over the county record, yes: from $220,000 in 2020 to $335,000 in 2026, about 52 percent. Since 2022 the median has been roughly level, and it is down 11 percent from the 2023 median.
More than the village has. With 10 closings in 36 months we use the plan, the county record and the newest sales, and we say plainly when a sample is small.
Villas of your own plan and similar condition sold since March 2024, such as the four 1,115 square foot closings from $300,000 to $335,000. We list them with dates and days on market.
The Home Valuation form takes about a minute, and Jesse follows up with a written opinion, and a walk-through adds precision.
No. The written valuation is free, with no obligation.
An appraiser values a property for a lender under set standards and a specific purpose. Our valuation is a market opinion for a seller, built from the same kind of closed sales, with a net sheet.
No. The Property Appraiser's just value is set each January 1 for tax purposes and is not an appraisal of what a buyer will pay.
A sale resets a homestead's assessed value toward just value for the buyer, and the seller's Save Our Homes cap does not transfer. Section 689.261 requires the disclosure summary in the contract.
They shape what a buyer can pay. At $5,080 a year the fee is about 1.5 percent of a $335,000 price, and it has risen 30 percent since 2023, so a buyer weighs it against the reserve schedule.
Yes, at the margin. The buyer pays $2,500 to the master, a $150 application fee and $75 for documents at closing, so our net sheet counts them in the buyer's cash to close.
Fountain Lakes has a nine-hole par-3 course, but we found no published golf charge or membership for Timber Lakes owners, so we do not add a golf premium from the record.
Possibly, but we found no public count of lakefront or golf-view villas and the MLS rows do not label view. We adjust for a view only when a showing and a comparable sale support it.
They have. The four peak-era sales at $405,000 to $418,000 and the recent $300,000 to $345,000 band show the spread condition can make. Ask Jesse for a net sheet before you spend.
It affects the buyer's insurance quote, which affects what the buyer will pay. Every Stone Way point we tested is in Zone AE. Confirm your address before you rely on it.
Yes. The association maintains roofs, with $750,000 in the 2026 reserve schedule, while the owner maintains the air conditioner, so its age is a buyer's inspection item.
There is no active listing in the village and the last villa to list closed in 2 days, so a valuation now shows the price with little direct competition. We do not forecast prices.
Yes, if you might sell. Leasing is capped at four leases a year with a 30-day minimum and no pets, and a valuation lets you compare rent and sale.
At $335,000 the seller customarily pays about $2,345 in doc stamps and about $1,750 for the owner's title policy in Lee County, plus a $299 estoppel, commission and repairs. The contract controls.
The seller customarily pays for it in Lee County, the reverse of Collier County's custom, and the contract controls.
No. This is a Chapter 718 condominium, so the seller owes the section 718.503 resale documents instead. Confirm the details with your closing agent or attorney.
It is the association's certificate of what an owner owes, ordered through Pegasus Property Management. Florida caps the fee at $299 for a current account, and it is valid for 30 days.
Known facts that materially affect value and are not readily observable, the flood disclosure under Section 689.302 and the property tax disclosure in the contract. Talk to an attorney about your facts.
Buyer-broker compensation can no longer be advertised in the MLS and is negotiated, so how a seller structures any offer to a buyer's agent can affect the net. We explain the options in writing.
It depends on your basis, your use of the home and IRS rules. Read IRS Topic 701 and Publication 523 in our sources, and ask your tax adviser.
Florida's homestead portability rules can carry part of the benefit to a new Florida homestead. Ask the Lee County Property Appraiser or a tax adviser about your situation.
Yes. Marc coordinates the gate, showings and walk-through, and closing can be arranged remotely. Ask us about your timeline.
Your plan and area if you know them, a list of updates with dates, the association documents you have, any lease and your insurance summary.
Use the Home Valuation form near the top of this page, request a free home valuation or call Jesse at (239) 898-6072.
Timber Lakes owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group and read the recorded Declaration, the 2026 budget and every recent sale of this village before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Read more on our about page, and follow our latest work on Instagram.
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).
Curious about your villa? 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.
Every fact on this Timber Lakes valuation guide traces to a primary record below: the recorded Declaration and the association's own budgets, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the master association's documents. Sale facts come from the Southwest Florida MLS (Matrix, pulled September 29, 2026) and the Lee County Property Appraiser recorded-sales file. No brokerage, listing portal or automated-estimate site is cited. Every link was accessed September 30, 2026.
The documents that shape a Timber Lakes valuation are published by the community's own site, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded Declaration is Official Records Book 2560, Page 1750 in the Lee County Clerk's records, and the estoppel certificate comes from Pegasus Property Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium for The Villas at Timber Lake | Recorded, Lee County, OR Book 2560 Page 1750; posted by the Fountain Lakes site | December 1994 | Declaration, PDF |
| Rules and Regulations, revised March 2025 | The Villas at Timber Lake Association, Inc. | March 2025 | Rules, PDF |
| 2026 Sales Packet (FAQ, purchase application, budget) | The Villas at Timber Lake Association, Inc. | January 2026 | Sales packet, PDF |
| 2026 Lease Packet | The Villas at Timber Lake Association, Inc. | 2026 | Lease packet, PDF |
| 2024 Sales Packet (2024 budget, reserve schedule) | The Villas at Timber Lake Association, Inc. | 2024 | 2024 packet, PDF |
| The Villas at Timber Lake Association, Inc. record (N94000004103) | Florida Division of Corporations | filed August 18, 1994 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Fountain Lakes 2020 Amended and Restated Declaration (scanned image) | Fountain Lakes Community Association | 2020 | Master declaration, PDF |
| Fountain Lakes 2025 Rules and Regulations, recorded (scanned image) | Fountain Lakes Community Association | 2025 | Master rules, 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 |
You reach the Timber 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Brokered by Domain Realty.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.