Estero, Florida
Find out what your Villas of Fountain Lakes condo is worth with a free valuation from McGreevy and Comisar. We price from the neighborhood's own closings and county sales by plan size, not an online estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What a Villas of Fountain Lakes condo is worth depends on which of three plan sizes it is, what condition it is in and how it is priced against a very small record: 10 Southwest Florida MLS closings in the 24 months to September 29, 2026, at a $299,556 median. This valuation guide shows how we read that record, sale by sale, and it sits beside our full Villas of Fountain Lakes neighborhood guide and the Fountain Lakes community guide for the gates around it. If you are comparing who to ask for a number, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Ready to act on a number? Our guide to selling a home in Villas of Fountain Lakes covers pricing, marketing, disclosure and closing costs, and our buyer guide for Villas of Fountain Lakes shows what the person reading your listing will weigh. The same method applies next door: see what a Villas at Timber Lakes home is worth and what a Fountain Lakes home is worth.
McGreevy and Comisar are the best realtor for valuing a Villas of Fountain Lakes condominium because we value the flat against its own plan's closed sales, read the association's budget and reserves the way a buyer will, and give you the range in writing. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar build every Villas valuation by hand. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. With about five sales a year in this neighborhood, no formula has enough to work with, so we compare the flat to the actual closings, plan by plan.
Recent Villas of Fountain Lakes market record (12 months to September 29, 2026): 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), a median of $301,111 (n = 5, a small sample), a range of $210,000 to $335,000, a median of 157 days on market and a median sold-to-list ratio of 95.7%. The 24-month window, the first to reach 10 closings, shows a $299,556 median on 10 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 can show is the public record, sale by sale, on this page.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Villas of Fountain Lakes is narrower and checkable: we tracked every one of the 16 MLS closings recorded here since April 2022, we read the association's 2026 budget and reserve schedule, the state's condominium register and the Lee County roll, and we say where the record stops.
Selling your Villas of Fountain Lakes home? 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.
Villas of Fountain Lakes owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a buyer will pay for a 49-unit condominium behind the Fountain Lakes gates more than any online estimate will.
Villas of Fountain Lakes owners can use the links below to jump straight to how a flat is valued, the closed sales, the Timber Lakes comparison, what moves the number or the valuation FAQ. The guide runs in the order most owners ask: what it is worth, how we know, what changes it, then what to do next.
Your Villas of Fountain Lakes condo is worth, on the closed-sale record, somewhere near the $299,556 median of the last 24 months, adjusted up or down for plan size, condition and position. Recent sales ran from $210,000 to $425,000, so the flat's own facts, not the median, decide where it falls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll gives every unit a heated area, so recorded sales split by plan. These are the county's 8 qualified sales from 2025 through July 29, 2026, and every group is small.
| Plan (roll) | Units | County qualified sales, 2025 and 2026 | Prices | Median |
|---|---|---|---|---|
| 967 sq ft, 2 bed | 16 | 1 | $315,000 | $315,000 |
| 1,053 sq ft, 2 bed and 2 bath | 17 | 4 | $245,000, $298,000, $301,111, $425,000 | $299,556 |
| 1,286 sq ft, 3 bed and 2 bath | 16 | 3 | $210,000, $225,000, $270,000 | $225,000 |
It tells you where three plans have traded. It does not tell you the floor, the position, the condition or the finishes of any of them, and those explain the spread inside each group: the four 1,053 square foot units range from $245,000 to $425,000. We do not guess at a premium for a plan, because the eight sales in the table are the entire evidence.
A range is honest here. Two flats of the same recorded size closed at $245,000 in March 2026 and $301,111 in February 2026, $56,111 apart, and the record cannot say why. After we walk your flat we give you a range with the sales that support each end, and we tell you which end we think it sits nearer. Start with a free valuation or call Jesse direct at (239) 898-6072.
A Villas of Fountain Lakes condo is valued by matching it to closed sales of the same plan, then adjusting for the four things a buyer pays for: condition, floor and position, what the association carries, and how the flat is priced against the fast half of the record. The sales below show each of those forces at work.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The plan is the first comparison. The roll shows three heated areas, 967, 1,053 and 1,286 square feet, and the MLS uses other figures for some of the same units. In the MLS record the three 1,286 square foot sales came to $163, $175 and $210 per MLS square foot, a median of $175, while the 1,050 to 1,053 square foot two-bedroom sales came to $233, $283 and $286, a median of $283. Bigger did not mean more valuable per square foot here, and the larger plan sold for less in total than the smaller one.
Many Fountain Lakes buyers ask about water and golf. Villas of Fountain Lakes is not named for a lake or the course, the public record carries no view or frontage field for these 49 units, and we make no premium claim for any flat without its address and a look at the position. If your flat has a lake or golf outlook, we photograph it and price it from the address, and we do not borrow a premium from a different neighborhood. The neighborhood does have its own pool, spa and screen room, and the master association's private nine-hole par-3 course, which come with every unit through the dues.
Condition is the largest variable the public record cannot see. The MLS does not tag renovation, so we cannot measure its return here, and updates need the architectural review committee's written approval. What we can say is that the two 1,053 square foot flats that closed at $245,000 and $301,111 in early 2026 are the same recorded plan, one month apart. We inspect the kitchen and baths, the air conditioning and water heater dates, the flooring and the windows before we give a range.
Sold-to-list, the sold price divided by the final list price, was a median of 95.5% over the last 24 months. Nine of the 10 sold below their final list and one sold above it. The five closings that took 54 days or fewer sold at a median of 97.2% and the five that took 108 days or longer sold at 93.4%, so the flats that buyers accepted quickly were the ones priced nearest to where they closed. Because the ratio uses the final list price, it hides earlier reductions.
Every flat shares the same $2,126 quarterly assessment, which includes water, sewer, irrigation and trash, a $370 master pass-through and a reserve contribution, so the dues do not separate one plan from another, they separate the neighborhood from its neighbors. What varies by flat is whether it is leased, whether its changes carry approvals and whether its garage and driveway sit well. Those are the adjustments we make on a walk-through.
Villas of Fountain Lakes condos sold for $210,000 to $425,000 in the last 24 months, across 10 MLS closings with a $299,556 median, $281.08 per MLS square foot and 81 days on market. Every one is listed below by month, plan, price and days on market, from the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Ten closings is the first window that reaches the ten-sale mark, so this is the set we value from. Beds and baths are as the MLS listed them. MLS living area does not always match the roll, and the May 2025 sale at $335,000 is a flagged row that we explain below.
| Closed | Beds and baths | MLS living area | Final list | Sold | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Aug 2026 | 2 + den and 2 | 1,200 | $349,900 | $335,000 | $279 | 95.7% | 157 |
| May 2026 | 2 + den and 2 | 1,286 | $224,900 | $210,000 | $163 | 93.4% | 474 |
| Mar 2026 | 2 and 2 | 1,050 | $274,888 | $245,000 | $233 | 89.1% | 333 |
| Feb 2026 | 2 and 2 | 1,053 | $309,900 | $301,111 | $286 | 97.2% | 5 |
| Jan 2026 | 2 and 2 | 967 | $309,900 | $315,000 | $326 | 101.6% | 53 |
| Jun 2025 | 3 and 2 | 1,286 | $319,900 | $270,000 | $210 | 84.4% | 108 |
| May 2025 | 3 and 2 | 1,286 | $250,000 | $225,000 | $175 | 90.0% | 51 |
| May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | $300 | 95.2% | 32 |
| Apr 2025 | 2 and 2 | 1,053 | $299,900 | $298,000 | $283 | 99.4% | 54 |
| Apr 2025 | 2 and 2 | 1,353 | $429,900 | $425,000 | $314 | 98.9% | 186 |
Villas of Fountain Lakes has 49 units in nine buildings inside gated Fountain Lakes, a 2026 budget of $2,126 per unit per quarter, and on September 29, 2026 exactly one flat for sale, asking $385,000 after 176 days. In a neighborhood where 10 flats closed in 24 months at a $299,556 median, the owner who values a flat from its own plan's sales is the one who prices it right.
Curious what your flat is worth? Get a free Villas of Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. You can also read how we sell a Villas flat once you have a number.
Buying at Villas of Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers, or start with our Villas of Fountain Lakes buyer guide.
The window totals $2,959,111 in volume, with days on market from 5 to 474 (mean 145.3) and a mean of the per-sale sold-to-list ratios of 94.5%. Price per MLS square foot runs from $163 to $326 with a median of $281.08, a spread that is mostly plan and condition and partly the mismatch between MLS and roll areas. The six 2022 and 2023 closings before this window, at $325,000 to $399,000, complete the 16-closing record on the neighborhood guide.
The May 2025 sale at $335,000 is filed under this neighborhood's label with 1,115 square feet, but the county shows no recorded sale of one of these 49 parcels at that price and the roll has no unit of that size here. A same-price May 2025 sale appears in the file for The Villas at Timber Lakes, whose units are 1,092 to 1,115 square feet. We keep the row because our facts file keeps every row that carries the neighborhood's own label. Without it the 24-month window would be 9 closings at a $298,000 median, so the conclusion does not change.
The MLS Sub field does not separate this neighborhood from the rest of Fountain Lakes, so we built the list two ways: closings that carry the neighborhood's own label, and closings filed under the generic Fountain Lakes label that match a Lee County qualified sale of one of the 49 parcels at the same price within 45 days. In the 24-month window, two of the ten came in by that match. Six closings after the county file ends on July 29, 2026 could not be placed, so any Villas sale filed under another label after that date is missing.
Villas of Fountain Lakes values rose about 62 percent between 2021 and 2022 on the county's recorded medians, held near $350,000 through 2023, then fell about 22 percent to a $273,056 county median for the 4 sales since September 2025. The MLS shows the same shape, with no closing in 2024.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of MLS-marketed closings, so each median is a description, not a trend line.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (April to July) | 3 | $349,000 | $325,000 to $399,000 | 10 | 99.8% |
| 2023 | 3 | $350,000 | $340,000 to $370,000 | 39 | 97.2% |
| 2024 | 0 | none | none | none | none |
| 2025 | 5 | $298,000 | $225,000 to $425,000 | 54 | 95.2% |
| 2026 to September 29 | 5 | $301,111 | $210,000 to $335,000 | 157 | 95.7% |
The county holds 69 qualified sales in all for the 49 parcels, from 1989 to 2026. County figures are recorded deed prices flagged as qualified arm's-length sales and are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $273,056 |
| 2025 | 4 | $284,000 |
| 2023 | 3 | $350,000 |
| 2022 | 3 | $349,000 |
| 2021 | 4 | $216,000 |
| 2020 | 4 | $217,500 |
| 2019 | 6 | $185,000 |
| 2018 | 3 | $194,000 |
| 2017 | 6 | $192,500 |
| 2016 | 2 | $197,500 |
| 2015 | 2 | $191,750 |
| 2014 | 7 | $140,000 |
| 2013 | 4 | $131,250 |
Read it in three pieces. From 2013 to 2021 the county median climbed from $131,250 to $216,000. In 2022 it jumped to $349,000, a 62 percent rise in one year, and stayed near $350,000 in 2023. From 2023 to 2026 to date it fell about 22 percent to $273,056, and the MLS median of $301,111 for 2026 is close to the 2025 figure of $298,000. There is no 2024 sale in either record. We describe the direction, not a rate, because small counts move medians, and the price you paid in 2022 or 2023 may sit above today's closings.
Recorded price is history, and current closings set the ask. An owner who bought at $349,000 in 2022 or $350,000 in 2023 is holding a flat that the last 24 months of the record would value nearer $300,000 unless its own facts say otherwise. We say this plainly in the first conversation, because a seller who learns it from the market instead of from us loses months.
The differences that change a Villas of Fountain Lakes condo's value are plan size, ground or upper level, condition, whether it is leased, garage and pool position, documented approvals and the roof date. The county roll and MLS agree on none of them completely, so a walk-through settles what a record cannot.
The roll shows the 967 square foot plan as two bedrooms and one bath, the 1,053 square foot plan as two bedrooms and two baths, and the 1,286 square foot plan as three bedrooms and two baths. MLS listings at 967 square feet have shown two baths, and MLS listings at 1,286 square feet have shown three bedrooms or two bedrooms and a den. A buyer should confirm size, baths and bedrooms from the association's plans or a measured survey for the specific unit, and so should you before you price.
The association's rules describe both single-story and two-story units, so floor level is a real variable. The rules also give every unit exclusive use of its attached garage and the driveway in front of it, and the neighborhood has its own pool, spa and screen room. How far your unit sits from the pool, the garage, the entrance and the street is part of what a buyer sees, and none of it is in a database.
Renting is allowed for a minimum of one month and no more than four times a year, and an owner who rents gives up amenity use. A flat sold with a tenant sells subject to the lease, and the buyer still needs the association's approval. That can lower the buyer pool for a flat, or attract the buyer who wants an income flat, and we price it against what the lease does to the buyer's plans.
Written approval from the architectural review committee is required for changes to a unit's common area, garages and lanais, walls, landscaping, patios, awnings, antennas, hurricane shutters and skylights. Approved improvements can support a price, and unapproved ones are a question a buyer's attorney will ask. If you added a patio, shutters or a screened enclosure, find the approval before we value the flat.
A buyer reads the reserve schedule with the price. The roof is estimated at $747,685 with a 21-year life and 15 years remaining, which implies a replacement around 2020 (our arithmetic), and the fund holds $124,368 of it. Pool and spa equipment has one year of life remaining. None of this changes your flat's plan, but it changes what the buyer expects to pay in dues over the years, and it changes the questions asked on day one.
Online value estimates miss on Villas of Fountain Lakes condos because the neighborhood has about five sales a year, the estimate cannot see plan size, floor or condition, and MLS and county square footage disagree on many units. One outlier sale can move an automated figure by tens of thousands of dollars.
An automated model needs many comparable sales to learn from. This neighborhood has 16 MLS closings in five years and 4 county-recorded qualified sales since September 2025. When the closings are that few, one sale moves the estimate: the $210,000 May 2026 sale and the $335,000 August 2026 sale sit in the same 12 months.
The MLS has listed units here at 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353 square feet, none of which is on the county roll, and one $425,000 April 2025 sale is listed at 1,353 in the MLS and recorded by the county at 1,053. A formula that uses the wrong size prices a 1,053 square foot flat as a 1,353 square foot flat, and the error compounds through every comparison.
It cannot see that the association's 2026 budget is $2,126 a quarter, that the roof is implied to date from around 2020, that the buyer needs an approval that can take 30 days, or that a flat is leased. It cannot see the kitchen. A sale-by-sale comparison made by a person who has read the packet and walked the flat is a different product, and it is the one we provide, free.
A Villas of Fountain Lakes condo has a $299,556 median on 10 MLS closings in 24 months, and a The Villas at Timber Lakes condo has a $329,000 median on 6, about $29,444 more, with Timber Lakes selling faster and carrying lower published dues. The two sit behind the same gates, and their buyers compare them.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The Timber Lakes dues figure is from its 2024 sale packet, the year we read, so the dues gap is indicative and each neighborhood's current estoppel would settle it.
| Factor | Villas of Fountain Lakes | The Villas at Timber Lakes |
|---|---|---|
| Residential parcels (2026 roll) | 49 | 62 |
| Built (roll) | 1989 to 1991, median 1991 | 1994 to 1996, median 1996 |
| Bedrooms (roll) | 2 on 33, 3 on 16 | 2 on all 62 |
| Heated area (roll) | 967 to 1,286, median 1,053 | 1,092 to 1,115, median 1,094 |
| Annual dues | $8,504 (2026 budget) | $5,000 (2024 budget) |
| MLS, 12 months | 5 closings, $301,111 median (small sample) | 3 closings, $335,000 median (small sample) |
| MLS, 24 months | 10, $299,556 | 6, $329,000 (small sample) |
| MLS, 36 months | 10, $299,556 | 10, $329,000 |
| MLS, 60 months | 16, $330,000 | 16, $335,000 |
| Median $ per MLS sq ft, 24 months | $281.08 | $296.48 |
| Median days on market, 24 months | 81 | 26.5 |
| Median sold-to-list, 24 months | 95.5% | 95.9% |
| Active listings, Sep 29, 2026 | 1 at $385,000 (1,053 sq ft) | 0 |
| County qualified sales since Sep 29, 2025 | 4, $273,056 median | 4, $340,000 median |
Timber Lakes is newer by about five years, has one plan size and had no listing on September 29, 2026, while the Villas has three plans, higher dues and one long-waiting listing. The Villas' median price is $29,444 lower over 24 months, and its dues are $3,504 a year higher than Timber Lakes' 2024 budget, so a buyer who saves the difference at purchase would be behind after about 8 years (our arithmetic). Your flat's value is set by buyers who make exactly that comparison.
Three-bedroom units (16 of 49 on the roll), three sizes, a private association pool, spa and screen room, and water, sewer, irrigation and trash inside the dues. A buyer who wants a third bedroom or a larger floor plan cannot find it at Timber Lakes, where every unit is a two-bedroom flat of 1,092 to 1,115 square feet. That is where a Villas flat earns its price. Our Villas at Timber Lakes neighborhood guide has the other side of the table.
Villas of Fountain Lakes sits at $301,111 on 5 MLS closings, between The Greens at $185,000 and the detached-home neighborhoods of Forest Ridge, Sunrise and Lakeside at $440,000 to $457,500 on 12-month medians. It is the smallest of the seven Fountain Lakes neighborhoods with their own page, at 49 units.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Medians are 12-month figures from our facts files and carry their own count, because MLS labels hide some sales.
| Neighborhood | Units (2026 roll) | Regime | 12-month median (n) |
|---|---|---|---|
| The Greens at Fountain Lakes | 143 | Condominium | $185,000 (9) |
| Forest Ridge | 135, tract mapping inferred | Homeowners' association | $440,000 (5) |
| Sunrise at Fountain Lakes | 128 | Homeowners' association | $457,500 (4) |
| Lakeside at Fountain Lakes | 86 | Homeowners' association | $454,000 (3) |
| Forest Ridge Shores | 64 | Regime unresolved | $522,500 (5) |
| The Villas at Timber Lakes | 62 | Condominium | $335,000 (3) |
| Villas of Fountain Lakes | 49 | Condominium | $301,111 (5) |
The Greens' units are smaller, 683 to 980 heated square feet built in 1988, and a Villas flat is worth roughly $116,000 more at the median. The detached-home neighborhoods of Forest Ridge, Sunrise and Lakeside are $139,000 to $156,000 above the Villas at the median, and that gap is what a buyer pays for a detached home and lower or different dues. A Villas value is set between those two rungs, and our Fountain Lakes community guide shows every rung.
The live competition for a Villas of Fountain Lakes condo is one active listing, a two-bedroom, two-bath, 1,053 square foot flat asking $385,000 after 176 days on September 29, 2026, which is $83,889 above the last 1,053 square foot MLS sale of $301,111. Its wait says the ask is above what buyers pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
One active against 5 closings in 12 months is about 2.4 months of supply, a tight figure that describes how few flats come to market, not how easily they sell. We do not quote months of supply as a signal of strength here, because a single listing that waits is enough to move the number in either direction.
The $385,000 ask is $40,000 below the April 2025 sale at $425,000, which the county records at 1,053 heated square feet and the MLS lists at 1,353, and $83,889 above the February 2026 sale. A listing between those two prices needs a buyer who sees a reason. After 176 days no such buyer has appeared, and every day of waiting sets the record buyers compare against.
The competing listing is a ceiling, not a comparable, until it sells. We value your flat against closings, then tell you where the live listing sits so that you can see what a buyer sees.
The best time to have a Villas of Fountain Lakes condo valued is before you decide, and again just before you list, because the record here is so small that one new closing can move the range. A valuation costs nothing, and the winter season is when Fountain Lakes buyers are most active.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
An owner who is still weighing a sale should know the range first, including what the dues, the roof and the record do to it. A conversation now costs nothing and commits you to nothing, and it shows whether a sale makes sense before you order documents.
A valuation ages quickly in a neighborhood with five sales a year. If a flat closes between your first conversation and your listing date, the range is re-cut, and we tell you what changed. The five 2026 closings ran from January to August, so we do not claim a month that sells best, but a flat photographed and documented before the new year meets the winter buyers on its first tour.
A new roof date, an approved renovation, a lease ending or a change in the association's budget each change the range. Ask for a fresh look when one happens.
A Villas of Fountain Lakes buyer's costs shape what the buyer will pay: a $2,126 quarterly assessment (about 2.8 percent of the $299,556 median a year), a $2,500 master capital contribution at closing, a $150 application fee on the 2026 form, property tax and insurance. Buyers price the flat net of those costs.
Annual dues of $8,504 are a larger share of a lower price. The table shows the share at four prices, all before Lee County property tax and the owner's HO-6 policy. Our arithmetic on the association's 2026 budget.
| Price | Annual dues as a share of price |
|---|---|
| $250,000 | about 3.4 percent |
| $300,000 | about 2.8 percent |
| $350,000 | about 2.4 percent |
| $385,000 (the current ask) | about 2.2 percent |
A one-time $2,500 capital contribution to the master association and a $150 application fee (the association's Q&A says $100), so about $2,650 in association-side cash before the buyer's lender and title costs. A buyer who is stretching to reach your price feels that cash in the offer. The same fee stack sits on every Villas sale, which is why it is priced in.
The 2026 budget spends about 0.9 percent more than it collects ($420,616 against $416,696, a $3,920 gap), the master pass-through rose from $350 to $370 a quarter and the insurance line fell 5.8 percent to $73,500. A careful buyer reads all three. We prepare the answers before the question, because a buyer who finds the gap first may ask for a lower price.
Florida rules shape a Villas of Fountain Lakes sale price by setting what the seller must deliver and what the buyer may cancel over: the section 718.503 document package, a conspicuous cancellation clause, milestone and reserve-study statements, the section 718.116 estoppel, the section 689.261 tax summary and the Johnson v. Davis disclosure duty.
A buyer entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the reserve study statement and the Frequently Asked Questions document, at the seller's expense, will read them for reasons to lower the price. A clean, early package removes those reasons. The section 718.503 text lists each item.
Every condominium resale contract must carry a conspicuous clause saying either that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the buyer may cancel within 7 such days after signing and receiving them. A waiver has no effect, and the right ends at closing. A buyer with an open cancellation window negotiates from strength, and a seller who delivered the documents early does not face one.
The estoppel states what you owe the association, and a standard one for a current account is capped at $299. For contracts after December 31, 2024 a conspicuous statement must say whether a milestone inspection or structural integrity reserve study is required and completed. The Villas' rules describe single-story and two-story units, so neither requirement probably applies, and we ask the association to say so in writing. This is information, not legal advice.
What moves the number before you list a Villas of Fountain Lakes condo is mostly documents and condition: the roof date and permit, the air conditioning and water heater dates, approved changes, a current estoppel, a confirmed plan size and a clean, well-lit flat. Each removes a reason for a buyer to ask for less.
The roof date and permit, the reserve schedule, the budget, the rules dated June 2023 and the estoppel. Each is a request a buyer's agent would make, and answering it before it is made keeps the price conversation about the flat.
Service the air conditioning, note the water heater date, repair what an inspector would list, and clean and clear the garage because it is one of the flat's selling features. We do not tell owners to renovate on a hunch, because the MLS record does not show what a renovation returns here.
State the size the roll supports, 967, 1,053 or 1,286 heated square feet, and be ready to explain any different MLS figure. A buyer who finds a mismatch will discount everything else on the page.
You will net your price less deed stamps at $0.70 per $100, the owner's title policy, the estoppel, a negotiated commission, any buyer-side contribution, prorations and any mortgage payoff. At $300,000 the three fixed lines are about $3,974, and a 2.75 percent commission example adds $8,250, before the variable lines.
Lee County custom has the seller paying the deed stamps, the owner's title policy and the estoppel, and the contract controls. Commission is negotiated and is shown at an example rate only. The variable lines (title search and closing fee, municipal lien search, tax proration and payoff) are not in the table.
| Sale price | Stamps at $0.70 per $100 | Owner's title policy (about) | Estoppel (cap) | Example commission at 2.75 percent | Net before variable lines and payoff |
|---|---|---|---|---|---|
| $250,000 | $1,750 | $1,325 | $299 | $6,875 | about $239,751 |
| $300,000 | $2,100 | $1,575 | $299 | $8,250 | about $287,776 |
| $350,000 | $2,450 | $1,825 | $299 | $9,625 | about $335,801 |
Since the August 17, 2024 NAR settlement, any compensation offered to a buyer's agent is made off the MLS and is negotiable. At an example 2.5 percent it would be $6,250, $7,500 or $8,750 at the three prices, which lowers the nets above by those amounts. We model both cases before you choose.
Renting a Villas of Fountain Lakes condo is allowed for a minimum of one month and no more than four times a year, with a lease application at least 15 days ahead and a $150 fee, and an owner who rents gives up amenity use. Whether renting beats selling depends on rent, which no public record here gives.
A lease application must reach the manager at least 15 days ahead with a background check on each tenant over 18. Occupancy is limited to a single family of no more than six persons and subleasing is prohibited, and the owner remains responsible for any fine or violation by a tenant. Vacation rentals are out: the one-month minimum and the master association's ban on stays under 30 days rule out Airbnb and VRBO.
We compare the rent you could collect, net of $8,504 in yearly dues, insurance, property tax and the amenity use you give up, with the net from a sale. We quote no Villas rent figure because no public source gives one. We would rather use the number you have than invent one.
You get a free Villas of Fountain Lakes home valuation by starting the form on this page or calling Jesse direct at (239) 898-6072. We answer with the closings that fit your unit, not an automated number: the same plan size, adjusted for floor, position, condition and any lease, with the sales behind each end of the range.
The valuation form on this page sends your request straight to Jesse and Marc. With about five sales a year, a written comparison built by hand is the only kind that means something, and it costs you nothing and commits you to nothing. If you would rather talk first, call (239) 898-6072, text or call, and confidential conversations are welcome. When you are ready to act on the number, read how we sell a Villas of Fountain Lakes condo, or use the valuation form on this page now.
Villas of 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 49-unit condominium rewards a value built from its own plan's sales and an association approval started early. In the last 24 months, the same recorded size of flat closed $56,111 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for the best Villas of Fountain Lakes listing agent, or thinking, "I need someone to sell my Villas of Fountain Lakes home," here is the short version of everything above. We place your flat on its own plan's ladder of closed sales. We build the document file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county's recorded sales. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Villas of Fountain Lakes buyer guide, and see how we represent buyers.
Not necessarily. The master association's calendar is fullest in the winter season, but the five 2026 closings ran from January to August and the record does not show a best month. A flat that is documented and priced to the recent closings meets the winter buyers on its first tour, so the value depends more on the price and the paperwork than on the calendar.
MLS figures here are soft because the listed areas do not always match the roll, but the 24-month median is $281.08 per square foot of MLS living area. A detached Fountain Lakes home sells for far more in total dollars, with 12-month medians of $440,000 to $457,500 in the detached-home neighborhoods. A garage, a third bedroom or a quiet position is how a flat closes part of the gap.
Read the closed sales for your plan, then compare your list price with them. The March 2026 sale waited 333 days, the May 2026 sale 474, and the one active flat has waited 176 at $385,000. Reset toward the record, complete the document file and refresh the photos before you assume the market is the problem.
No. A valuation needs your address, the plan size and a short description of condition, and we pull the closings ourselves. The documents matter when you list, and we recommend ordering the estoppel then, because it starts the buyer's review on day one.
Yes. An estate, a health change or a tenant in place is sometimes better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers.
McGreevy and Comisar is a top-reviewed Villas of 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
In a neighborhood where one flat closed in five days and another waited 474, the price and the plan behind it decide the outcome, and a valuation from the closed sales is where that plan starts.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
★★★★★ "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
Owners who value with us once tend to call again. We keep the comparison sets, and we update them when a new closing changes the range.
Villas of Fountain Lakes specialists matter for a valuation because the record is only 16 closings in five years, the MLS and the county roll disagree on many sizes, and the facts that move a price live in documents: the 2026 budget, the reserve schedule, the roof date and the buyer approval that takes up to 30 days.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in the Villas means the plan-by-plan comparison, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, gate access, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general valuation may treat the larger three-bedroom flat as worth more because it is larger, use an MLS square footage the roll does not carry, ignore the dues and the roof, price from the 2022 and 2023 sales that closed near $350,000, or use the one listing that has waited 176 days as a comparable. None of those mistakes is exotic, and each one costs an owner time or money, which is why Top 1% Real Estate Agents Nationally Since 2008 read the record sale by sale.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers.
Villas of Fountain Lakes owners who learn their value often buy again in Southwest Florida, sometimes upsizing to a detached home inside the same gates. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home, according to section 193.155 and the Department of Revenue's portability guide. The January 1 test matters, because homestead status is fixed on that date each year. We are not tax advisors, so confirm the details with yours.
If your next home is a newer villa or a single-family house, call Marc at (239) 287-5873 and read our Villas of Fountain Lakes buyer guide for the contract, approval and inspection steps that apply to any condominium purchase.
These are the questions owners ask most about what a Villas of Fountain Lakes condo is worth, answered from the recent closings and the public record. Each answer names Villas of Fountain Lakes. For a number on your own flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $299,556 (n = 10) and adjust for plan size, condition, position and asking history. The 12-month median is $301,111 (n = 5). For a number on your own flat, use the free home valuation or call Jesse direct at (239) 898-6072.
As Top 1% Real Estate Agents Nationally Since 2008, we match it to closed sales of the same plan in the MLS and the county's recorded sales, adjust for condition, floor, position and any lease, read the association's budget and reserve schedule the way a buyer will, and give you a range with the sales behind each end. The selling guide shows the pricing steps.
Very few: 5 MLS closings in 12 months, 10 in 24 months and 16 in 60 months, plus 4 county-recorded qualified sales since September 29, 2025. That is why we compare flat to flat instead of trusting a median or a formula.
Five flats closed in the MLS: $210,000, $245,000, $301,111, $315,000 and $335,000, a $301,111 median, between January and August 2026. The county's recorded sales since September 29, 2025 show 4 at a $273,056 median through July 29, 2026.
The 24-month median is $281.08 per square foot of MLS living area, and the 12-month median is $279.17. MLS areas do not always match the roll, so treat these as soft, and county and MLS square-foot figures measure different things, so we never compare them.
The roll carries only 967, 1,053 and 1,286 heated square feet, while MLS listings have used 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353. Some are rounding or entry differences, and one $425,000 sale is listed at 1,353 in the MLS and recorded at 1,053 by the county.
Not in recent sales. The county's 2025 and 2026 sales put three 1,286 square foot three-bedroom units at $210,000, $225,000 and $270,000 against a $299,556 median for four 1,053 square foot two-bedroom units. Both are small samples, and condition and position likely explain part of it.
We cannot measure it. The neighborhood is not named for a lake or the course and the record has no view field. If your flat has a view, we price it from the address and the position, and we do not borrow a premium from another neighborhood.
Yes, and it is the variable the public record cannot see. Two flats of the same recorded size closed at $245,000 and $301,111 in early 2026, a $56,111 gap. We walk the flat before we give a range.
The MLS does not tag renovation, so we cannot measure the return here. Our reading is that condition explains part of the spread between flats of the same size. Updates need architectural approval, so check before you start.
The association's rules describe single-story and two-story units, so it is a real variable, and where a unit sits against the pool, garage and street is part of what a buyer sees. The public record has no floor field, so we note it on the walk-through.
It changes the buyer pool. The flat sells subject to the lease, showings go through the tenant, the buyer needs the association's approval, and leases are capped at four a year with a one-month minimum. We price it against what the lease does to the buyer's plans.
The 2026 assessment is $2,126 per unit per quarter, $8,504 a year, about 2.8 percent of the $299,556 median each year, and it includes water, sewer, irrigation and trash. Buyers weigh that against detached homes with lower dues, so the dues frame the price a flat can reach.
The 2026 reserve schedule gives roofs a 21-year life with 15 years remaining, which implies an installation around 2020, and the association maintains the roof. A documented date, permit and warranty support the price, and a buyer will ask for all three.
The schedule shows $282,083 in the fund against $1,079,252 of estimated replacement cost, about 26 percent, with a 2026 contribution of $76,995. A percentage below 100 is normal for items not due for years, and a buyer reads the trend across budgets, so we present the schedule with the dues.
Down from 2022 and 2023. The MLS median was $349,000 in 2022 (n = 3), $350,000 in 2023 (n = 3), $298,000 in 2025 (n = 5) and $301,111 in 2026 to date (n = 5), with no 2024 closing. Small samples describe direction, not a rate.
We do not know. The MLS shows no closing between September 2023 and April 2025 and the county's file has no qualified sale in 2024 either. It means the 60-month median leans on older sales, and today's buyers are not paying those prices.
The county records every qualified deed, including sales that never reached the MLS, and does not carry days on market or sold-to-list. The MLS carries marketing history but its Sub field does not separate this neighborhood, so we assigned some closings by matching them to county sales.
Recorded price is history. The county's median was $349,000 in 2022 and $350,000 in 2023 against $273,056 for the 4 sales since September 2025, so a flat bought in 2022 or 2023 may be worth less than its purchase price. Current closings set the ask.
The Villas' 24-month MLS median of $299,556 is $29,444 below The Villas at Timber Lakes at $329,000, with higher published dues and slower sales. Buyers who want a third bedroom or a larger floor plan choose the Villas, and we value with both in view.
The Greens' 12-month median is $185,000 on 9 closings against $301,111 on 5 for the Villas, about $116,000 lower, for smaller units of 683 to 980 heated square feet built in 1988. The Villas' flats are larger and have garages.
Detached homes in Forest Ridge, Sunrise and Lakeside had 12-month medians of $440,000 to $457,500, about $139,000 to $156,000 above the Villas. A buyer who wants a detached home pays that premium, and a Villas buyer gets exterior maintenance and a small association.
That the ask is above what buyers have paid. It has waited 176 days and sits $83,889 above the last 1,053 square foot MLS sale. Until it sells, it is a ceiling, not a comparable.
The 24-month median is 81 days and the 12-month median is 157, from 5 to 474 days, plus up to 30 days for the buyer's association approval. The fastest sales closed nearest their final list price.
At $300,000 the deed stamps are $2,100, the owner's title policy about $1,575 and a standard estoppel up to $299, before a negotiated commission, any buyer-side contribution, prorations and payoff. Lee County custom has the seller paying those three lines, and the contract controls.
In Lee County the seller customarily pays it, though the contract controls. Florida caps a standard estoppel for a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent.
Your address, your plan size if you know it, and a short description of condition, updates and any lease. We pull the closings ourselves and walk the flat if you want a range you can price from.
Yes. A valuation from us is a written comparison built from closed sales to help you decide whether and how to sell. An appraisal is an independent opinion of value that a lender orders for a buyer's loan. A buyer's appraisal can come in below a contract price, which is one more reason to price to the record.
FEMA maps shaded Zone X, outside the special flood hazard area, at the three street points we checked, so a lender does not require flood insurance on that reading alone. One Zone AE polygon sits within about a third of a mile, so we print the map result for your address.
It affects the calendar more than the price. The buyer's application is due at least 20 days before the sale date and can take up to 30, with a $150 fee on the 2026 form and a background check. A buyer who is approved quickly closes quickly.
Yes. Many owners ask first and decide later. A valuation costs nothing and commits you to nothing, and it shows what the dues, the roof and the record do to your range.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value a Villas flat from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Villas of Fountain Lakes owners weighing a sale work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Villas sale and public record in the neighborhood before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villas of Fountain Lakes 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. The neighborhood itself is written up in full in our Villas of Fountain Lakes neighborhood guide, and the gates around it in our 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. In the last 12 months we tracked every one of the 5 Villas of Fountain Lakes closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2022.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
The reviews above are the record of how we work: pricing advice from closed sales, follow through after the contract, and a team that answers the phone. Read the full set on the McGreevy and Comisar Google Business Profile.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Villas of Fountain Lakes valuation guide traces to a primary record below: the association's published packets, Florida statutes and state records, Lee County and Village of Estero records, FEMA and federal sources. Sale and parcel facts come from the county roll and the Southwest Florida MLS. No automated estimate or listing portal is cited.
Villas of Fountain Lakes key documents are published by the association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Villas of Fountain Lakes 2026 Sale Packet (purchase application, 2026 budget, reserve schedule, Q&A) | The Villas of Fountain Lakes Condominium Association | 2026 | Sale packet, PDF |
| Villas of Fountain Lakes 2026 Lease Packet (lease application and rules) | The Villas of Fountain Lakes Condominium Association | 2026, rules updated June 2023 | Lease packet, PDF |
| Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | recorded 2020 | Declaration, PDF |
| Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | recorded 2020 | Bylaws, PDF |
| Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | Rules, PDF |
| The Villas of Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed February 3, 1988 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| 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 Villas of Fountain Lakes valuation team today by calling Jesse direct at (239) 898-6072 or by using the valuation form on this page. We reply with the closings that fit your flat, plan by plan, and there is no cost and no obligation. A Villas sale is a small-number decision, and it deserves a hand-built comparison.
Ready for a number? Start with the valuation form on this page, read how we sell a Villas flat, or call (239) 898-6072. If you are on the buying side, call Marc at (239) 287-5873 and see our Villas of Fountain Lakes buyer guide.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.