Fountain Lakes - Forest Ridge

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Forest Ridge is a single-family neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is the largest single-family homeowners' association in Fountain Lakes: 135 single-family homes on the Lee County roll (136 lots in the association's bylaws), built 1994 to 1999, a $452,500 median across 10 Southwest Florida MLS closings in the 36 months to September 29, 2026, and a 2026 association assessment of $400 a quarter, more than nine-tenths of which is the master association's share. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

A word on the name, because search engines blur it. This page covers Forest Ridge at Fountain Lakes Neighborhood Association, Inc. in Estero, Lee County, Florida. It is not Forest Ridge Shores, the separate Fountain Lakes neighborhood with its own association and plat, and it is not the Marsh Landing townhomes on Forest Ridge Drive; the state's corporate register also carries unrelated Forest Ridge associations in Meadow Woods, Ocoee and Polk County.

If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Forest Ridge house costs to buy and to carry, which records are public, and which ones the association's manager must hand you before you write an offer. Where the record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for Forest Ridge at Fountain Lakes

McGreevy and Comisar are the best realtor for Forest Ridge at Fountain Lakes in Estero because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county's parcel-by-parcel roll and the association's recorded documents.

If you're searching for the best realtor for Forest Ridge in Fountain Lakes, Estero, whether you're ready to sell your Forest Ridge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Forest Ridge house from its own recent sales, and we do that below in the open.

Recent Forest Ridge track record (last 12 months): In the last 12 months Forest Ridge has seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), a small sample, at a median of $440,000 (n = 5, odd, the middle sale), a range of $365,000 to $517,500, $2,199,500 in total volume, a median of 53 days on market and a median sold-to-list ratio of 95.1%. The highest-priced resale in that window was $517,500 for a three-bedroom, 1,447 square foot house in December 2025. We publish no count of Forest Ridge sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.

In the last 12 months we tracked every one of the 5 Forest Ridge closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has assigned to this neighborhood since November 2021, along with all 34 qualified sales the county recorded here over the same years. Each MLS closing is listed in the market snapshot below, by month, price, bedrooms and area only.

For Forest Ridge sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a 135-home neighborhood where a handful of houses close each year, the marketing has to reach the buyer who wants a detached, gated, golf-bundled Estero address at a price below the newer communities, and the paperwork has to be ready early: the association's purchase application with its lead time, the estoppel certificate, and the master association's capital contribution at closing.

For Forest Ridge buyers: the first question is the carry, because the 2026 assessment is $400 a quarter but the roof, exterior and lawn are yours, not the association's. The second is the approval: the association requires a purchase application, a contract copy and a fee before closing. The third is the paperwork the recorded documents make the seller and the manager produce, which we request on every offer.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Living in Forest Ridge at Fountain Lakes as a Homebuyer

Living in Forest Ridge means a detached house on its own lot, mostly three bedrooms and two baths, in a gated community across US-41 from Coconut Point, with an association that keeps the entrances and common areas and leaves the roof, exterior and lawn to you. The bundled amenities belong to the master association, not to Forest Ridge.

What Is Forest Ridge at Fountain Lakes?

Forest Ridge is one of eleven for-sale neighborhoods inside Fountain Lakes, and the largest single-family homeowners' association among them, with 135 residential parcels on the 2026 Lee County tax roll, all coded single-family residential. The association's bylaws state 136 lots, and the sales packet its manager circulates is headed "136 units"; we cannot say from public records which count explains the one-lot difference, and we treat 135 as the roll figure and 136 as the association figure.

Where Forest Ridge Sits in Fountain Lakes

Fountain Lakes has 900 residential lots under one master association, per the master association's recorded bylaws, and Forest Ridge is about 15 percent of them. The county records the neighborhood as Tract MN of the Fountain Lakes plat, and the association's own recorded declaration describes Tract MN in its Exhibit A, which settles the tract mapping our roster had marked as inferred. Homes sit on five roll streets: Seashore Circle, Sunland Lane, Bali Lane, West Tree Drive and Fountain Lakes Boulevard.

Who Buys a Forest Ridge House?

The public record supports three uses of the property: a full-time home, a seasonal lock-and-leave house near Coconut Point, and a leased house within the association's rules, which allow leases of 30 days or longer up to four times a year with approval. We read these from the price, size and rules of the houses, and we describe the property, not the people who own or rent it.

A Day in the Neighborhood

Forest Ridge is quiet by design. The association's welcome sheet lists the rules that shape a day here: a 25 mile-per-hour limit on every road in Fountain Lakes, no parking on the street after midnight without a permit, garbage cans out of sight except on pick-up day, and lawns and mailboxes kept in repair. Gate monitors are on duty from 7 a.m. to 9 p.m., per the community office.

What Forest Ridge Does Not Have

Five things buyers sometimes assume. No club of its own: the pools, fitness room, courts and golf belong to the master association. No fence by default: the association's welcome sheet says fences are permitted only where they already exist, while the recorded declaration allows fences that meet architectural standards, so ask before you plan one. No new construction: the neighborhood was built between 1994 and 1999 and every sale is a resale. No condominium regime: these are lots you own, under a Chapter 720 homeowners' association, with your own roof and insurance. No 55-plus restriction: we found no age restriction in the recorded documents we read.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Forest Ridge Market Snapshot: What Fountain Lakes Homes in Forest Ridge Actually Close At

Forest Ridge homes closed 10 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $452,500 median and 64.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $440,000 median, a small sample.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

MLS figures use MLS living area; county figures are qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing are listed but excluded from medians (none fall in this neighborhood). Sold-to-list means sold price over final list price.

The Headline Numbers

The 36-month window totals $4,631,500 in volume, from $365,000 to $642,000, with days on market from 10 to 142 (mean 71.6) and a mean of the per-sale sold-to-list ratios of 94.2%. All 10 sold below the final list price. Across all 60 months, 17 of 18 sold below the final list price, one sold at it, and none sold above it.

Every Forest Ridge MLS Closing, 60 Months

Eighteen closings is enough for a median, but a neighborhood this size is read sale by sale. Here is each one, by month, price, bedrooms and area only. The last column says how the closing was placed here, which the next section explains.

The 12-Month Window Alone

In the last 12 months we tracked 5 closings, from $365,000 to $517,500: $365,000, $412,000, $440,000, $465,000 and $517,500, in order. Four were 1,391 to 1,977 square feet at three bedrooms and one was a four-bedroom, 2,056 square foot house at $440,000. Volume was $2,199,500. Five is a small sample, so the median of $440,000 describes five sales and is not a forecast. The lowest, in January 2026, took 136 days at $365,000, and the newest, in September 2026, closed at 91.6 percent of its list price in 17 days.

Longer Windows and Why They Differ

The 24-month median ($426,000, n = 8) sits below the 36-month median ($452,500, n = 10) because the 36-month window adds two 2023 sales at $525,000 and $642,000. The 60-month window adds eight more, six of them 2021 and 2022 sales at $367,000 to $560,000 that closed in a median of 2.5 days. Read the longer windows as history and the 12-month and 24-month figures as today.

Size Splits, Read With Care

Each split below is a small sample of the 18 closings over 60 months. Houses of 1,500 square feet or less closed 8 times at a $421,000 median (n = 8, even, the mean of $412,000 and $430,000), houses of 1,501 to 1,999 square feet closed 6 times at $472,000 (n = 6, even, the mean of $465,000 and $479,000), and houses of 2,000 square feet or more closed 4 times at $482,500 (n = 4, even, the mean of $465,000 and $500,000). The smaller houses cost less in total and more per square foot ($299.69 against $236.21 for the largest), which is the usual pattern, and they also sold faster over 60 months: a median of 11.5 days against 107.

The Price Path, Year by Year

Every year below is a small sample of MLS closings, so treat each median as a description.

The pattern is a fast 2021 and 2022, when five of six closings took 6 days or less, a slower 2023 in which three of four sales took more than 90 days, and a 2025 and 2026 at lower prices with median days on market of 76 and 42. There is no MLS closing under our labels in 2024, but the county recorded three qualified sales that year, so the gap is a labeling gap, not proof that nothing sold.

What Is For Sale at Forest Ridge Right Now

On September 29, 2026 the MLS showed one Forest Ridge active: a three-bedroom, two-bath, 1,550 square foot house listed at $550,000 with 212 days on market. That is $32,500 above the highest closing in the last 12 months and 25 percent above the 12-month median, and it works out to about $355 per square foot of asking price against a 12-month median closing of $262.40. One active against 5 closings a year is about 2.4 months of supply, a tight number that reflects how few houses come to market, not how easily they sell: 212 days on the market says the ask, not the neighborhood, is the obstacle.

Recorded Sales by Year, County Record

The county's qualified recorded sales cover more years and more sales than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.

Since September 29, 2025 the county file shows 4 qualified sales at a median of $452,500 (n = 4, even, the mean of $440,000 and $465,000), the same figure as the 36-month MLS median by coincidence of two different sets of sales. The county file holds 198 qualified sales for these parcels across 1993 to 2026. The 1993 to 1999 rows, at medians of $23,000 to $92,000, are the builder-era transfers, and several are far below any house price, so we leave them out of the price path; our reading is that they include lot and partial transfers, but the record does not say.

From a $217,500 county median in 2013 to $510,000 in 2023 is a rise of about 134 percent, and from $510,000 to $440,000 in 2025 is a fall of about 14 percent. One 2024 recorded sale at $200,000, on Fountain Lakes Boulevard, sits far below every other sale of the period and is flagged qualified by the county; we cannot explain it from the record and we do not build a value on it. Small counts move medians, so we describe the direction and not a precise rate.

Recorded Sales by Street

The five roll streets do not turn over at the same speed. Counting qualified county sales from 2021 through July 29, 2026 against parcels on each street:

Thirty-two of the 135 parcels changed hands at least once in that stretch, about 24 percent. Nine sales on 16 Fountain Lakes Boulevard parcels is the fastest turnover on the roll, and 16 sales on 82 Seashore Circle parcels the slowest of the larger streets. Streets are a description of where sales happened, not a claim that one street is worth more than another.

A Public-Record Sale, Walked Through: September 2026

This is a public-record sale, not one of ours, and it is the most recent Forest Ridge closing. A three-bedroom, two-bath, 1,426 square foot house closed in September 2026 at $412,000 after 17 days on the market, against a final list of $450,000. Four facts stand out. It closed at 91.6 percent of list, the lowest ratio in the last 12 months. It closed $28,000 below the $440,000 12-month median. It is the fastest closing in the current 12-month window. And it prices a smaller Forest Ridge house at about $289 a square foot, just under the $299.69 median for houses of 1,500 square feet or less over 60 months.

For the buyer, that sale carried costs the price does not show: the master association's $2,500 capital contribution at closing, the association's purchase application and its fee, and then an assessment of $400 a quarter, or $1,600 a year, which is about 0.39 percent of $412,000 every year before insurance, tax and the cost of the roof and exterior (our arithmetic on the association's 2026 budget).

How We Assigned MLS Closings to Forest Ridge, and What the Method Can and Cannot Tell You

Forest Ridge's MLS closings were assigned by matching each closing to a Lee County qualified sale of one of its parcels, because the MLS does not separate this neighborhood: agents file many Fountain Lakes closings under a generic label or a tract label. The method is sound for most rows and is disclosed here because a few rows carry doubt.

Why the MLS Field Does Not Separate Forest Ridge

The MLS carries a Forest Ridge label, a separate Forest Ridge Shores label and a generic Fountain Lakes label, and agents use the generic label for every neighborhood. Our pool was 190 Fountain Lakes closings under fifteen labels. Eleven of the 18 closings on this page carry the Forest Ridge label itself, and the assignment only adds closings filed under other labels.

The Matching Rule

A closing under another label was assigned to Forest Ridge when it matched a county qualified sale of a Forest Ridge parcel at the same price, recorded within 45 days. Six closings after the county file ends on July 29, 2026 cannot be placed this way and are not counted, and 167 earlier closings in the pool matched no Forest Ridge parcel, because they belong to other neighborhoods or have no county match.

What We Checked, and Two Rows We Could Not Confirm

Of the 7 rows filed under other labels, 5 have a county twin with the same price, a recorded date within days and a size within about 4 percent of the roll's heated area. Two do not: the October 2023 sale at $525,000, whose 1,750 square foot MLS area does not match the 1,452 square foot parcel that recorded that price, and the June 2025 sale at $400,000 filed under Sungate Villas, a separate condominium. We keep both in the figures above, because our file includes them, and show what the medians do without them: without the two rows, the 12-month median is unchanged at $440,000 (n = 5), the 24-month median is $440,000 (n = 7), the 36-month median is $452,500 (n = 8, the mean of $440,000 and $465,000) and the 60-month median is $452,500 (n = 16, the mean of $440,000 and $465,000).

Sales the MLS Does Not Show

The county recorded 25 qualified sales at Forest Ridge parcels between November 2021 and July 29, 2026, and 15 of them have a confirmed MLS twin in the list above. The other 10 are sales our MLS pool does not carry under any of our labels, including three in 2024 and a $424,000 recorded sale in July 2025. That is why this page shows both records and why we never quote an MLS median as the whole market.

Why This Is Different From a Portal Estimate

An automated estimate cannot see which sales belong to which Fountain Lakes neighborhood, and in a community with eleven for-sale neighborhoods and a generic label, blended figures mislead. Priced against Forest Ridge's own closings, a house here sits in a different lane from a Fountain Lakes villa or condominium.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Ready to Sell or Buy in Forest Ridge at Fountain Lakes? Talk to the Team That Tracked Every Closing

Forest Ridge has 135 homes on the county roll, a 2026 association assessment of $400 a quarter, and on September 29, 2026 exactly one house for sale, asking $550,000 after 212 days. In a neighborhood where 10 homes closed in 36 months at a $452,500 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.

Selling a Forest Ridge home in Fountain Lakes? Get a free Forest Ridge home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Fountain Lakes and see what a Fountain Lakes home is worth.

Buying at Forest Ridge? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.

See what your Forest Ridge at Fountain Lakes home is worth today.

How Did Forest Ridge at Fountain Lakes Come to Be?

Forest Ridge at Fountain Lakes began as a Florida not-for-profit homeowners' association incorporated on September 16, 1993, followed by a recorded declaration and plat, and its houses went up between 1994 and 1999 according to the Lee County tax roll, with a median year built of 1996. Its governing documents were amended and restated in 2022.

The Corporation, September 1993

The Florida Division of Corporations lists Forest Ridge at Fountain Lakes Neighborhood Association, Inc. as active, with a filing date of September 16, 1993. It has filed an annual report every year on the record we read, the latest on March 25, 2026, and it filed amended and restated articles on June 13, 2022. Its registered agent, principal address and mailing address all sit with Pegasus Property Management on Terrene Court in Bonita Springs, which is also the manager named in the association's sales packet. The register shows no earlier name.

The Declaration and the Plat

The association's recorded governing packet says its original declaration of covenants, restrictions and reservations for the Forest Ridge Section of Fountain Lakes was recorded in Lee County Official Records Book 2426 at page 1727, and it describes the plat of the Forest Ridge Section as recorded in the same book at pages 1731 to 1736. Exhibit A to the declaration describes a parcel in Section 4, Township 47 South, Range 25 East, and names Tract MN of Fountain Lakes. The county roll uses the same tract label in its legal description of all 135 parcels. We read the packet through a section-by-section text extraction and did not review the plat sheets themselves.

The 2022 Amended and Restated Documents

The packet opens with a notice of recording dated May 31, 2022, for the amended and restated declaration, articles and bylaws, and it describes the vote that adopted them as taken on May 3, 2022. Three things in the restated declaration shape resale: the association may deny a lease or a transfer only through the master association's procedures, each owner is responsible for the roof and exterior of the house, and the covenants run until 2050 and then renew automatically in ten-year periods unless two-thirds of owners and two-thirds of institutional mortgagees vote against renewal.

Built 1994 to 1999

The roll's year-built field runs from 1994 to 1999: 30 parcels in 1994, 28 in 1995, 28 in 1996, 19 in 1997, 22 in 1998 and 8 in 1999, for 135 in all. The neighborhood is therefore about 27 to 32 years old, the roof and system ages that follow from that, and older than the Forest Ridge Shores houses, which the roll dates to 2000 through 2002. The recorded documents do not name a declarant or builder, and the community's builder history sits in our Fountain Lakes guide.

The Master Association Above Forest Ridge

Every Forest Ridge owner is also a member of the Fountain Lakes Community Association, Inc., the master association, whose declaration the neighborhood documents cite as originally recorded in Official Records Book 1938 at page 4601. The master declaration was amended and restated in 2020, and its 2025 rules were recorded again. The master association owns and maintains the roads, lakes, drainage, gates and recreation areas, and it bills each neighborhood association a per-lot share, which the neighborhood collects from its owners and remits.

The Homes: What Is a Forest Ridge House Like?

A Forest Ridge house is a single-family home of about 1,309 to 2,525 heated square feet on the Lee County roll, most often three bedrooms and two baths, built 1994 to 1999 with an attached two-to-four-car garage that the recorded declaration requires. The county codes all 135 parcels as single-family residential.

Bedrooms and Baths on the Roll

The roll counts 14 two-bedroom parcels, 95 three-bedroom, 22 four-bedroom and 4 five-bedroom parcels. By bedroom and bath together, 92 are three bedrooms and two baths, 21 are four and two, 14 are two and two, 3 are three and three, 3 are five and two, and one each is four and three and five and three. The MLS labels a few houses "3 plus den" and the roll may count a den as a bedroom, so use the roll as a guide and confirm on the house.

Size Bands on the Roll

Heated area runs from 1,309 to 2,525 square feet with a median of 1,601. By band, 28 parcels are under 1,400 square feet, 38 are 1,400 to 1,599, 20 are 1,600 to 1,799, 20 are 1,800 to 1,999, and 29 are 2,000 or more. The recorded declaration sets a minimum of 1,300 air-conditioned square feet for a one-story house and 1,450 for a two-story house, and the smallest house on the roll is 1,309, just above the one-story floor.

What the Declaration Requires of a House

Each house must have an attached garage that holds two to four standard cars, and carports are prohibited. Every lot must install and regularly use a below-ground irrigation system. No more vehicles may be kept than the garage and driveway hold. Structures, including swimming pools, outbuildings and recreation structures, need architectural approval before they go up. Lawns run to the roadway edge and to the waterline of any lake, canal or water management area the lot touches, and the owner maintains that ground.

What We Cannot Name

The association's documents and the county roll do not carry plan names, builder names or model names, and the association publishes no plan sheets. We do not name floor plans or attribute the houses to a builder, because a builder claim on a listing site is not a recorded source. What the record does give is bedrooms, size, year and street, and those are what we compare.

What the Roll Says About Condition

Year built is the county's only condition proxy, and it is a blunt one. A 1994 to 1999 house has roof, window, air-conditioning and plumbing systems that are 27 to 32 years old unless replaced, and because the recorded declaration makes the roof, exterior, garage doors, windows, sliding doors and air-conditioning the owner's responsibility, the age of each system is a fact about the house, not the association. Ask the seller for the age of the roof, the water heater and the air handler, and search the permit record before you tour.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Amenities Come With a Forest Ridge Home in Fountain Lakes?

A Forest Ridge home comes with access to the Fountain Lakes master association's amenities: a private nine-hole par-3 golf course for residents and guests, two pools with a hot tub, a fitness center, tennis and pickleball courts, bocce, shuffleboard, a billiards room, a library and a clubhouse. Forest Ridge has no separate club, pool or clubhouse of its own.

Who Owns the Amenities

The amenities are master-association common areas. The master declaration lists recreation areas, including the golf course, roads, lakes and drainage among the corporate common areas, and Forest Ridge's own declaration grants each owner a perpetual, non-exclusive easement to use the community's recreational facilities, shared with other owners. That is why the assessment on your Forest Ridge bill is mostly a master pass-through and why the amenity rules below are the master's.

Golf

The course is a private nine-hole par-3 layout described in our Fountain Lakes guide, and the master rules say it is for residents and their guests only, with a recreation permit required. Because every hole is a par 3, a round is short, and nobody should expect a full-length course. Animals other than assistance animals are not allowed on the course, and golf carts registered with the association are allowed.

Pools, Fitness and Courts

The master rules put pool hours at dawn to dusk with no lifeguard and a maximum pool load of 17 persons, the fitness center at 5 a.m. to 9 p.m., the billiards room and library at 9 a.m. to 9 p.m., and the tennis, pickleball, shuffleboard and bocce courts at roughly 7:30 a.m. to 7:30 p.m. with a recreation permit. There is also a screen room and a picnic and grill area. Hours can be revised and amenities can close without notice for weather or maintenance.

The Clubhouse

The clubhouse is the community activity center, open 9 a.m. to 9 p.m., and private events there are limited to owners and renters, with a registration and use agreement, a signed indemnity form if alcohol is served, and no sale of liquor at any event. Our Fountain Lakes guide describes the 2026 renovation of the clubhouse complex.

What Is Not Included

The assessment does not include roofs, exteriors, lawn care on your lot, cable or internet that we could confirm, the Irrigation Co-op's separate $32 monthly fee for members, or a golf cart. Owners whose home is leased may not use the recreation or parking facilities during the lease term under the master rules, so an owner who rents out the house gives up the amenities for that period.

What Are the HOA Fees at Forest Ridge in Fountain Lakes?

Forest Ridge owners pay one neighborhood assessment, $400 per home per quarter in 2026, or $1,600 a year, which the association's approved 2026 budget shows is $370 a quarter of master association fee and about $30 of neighborhood costs. The 2025 assessment was $380 a quarter. The association's manager publishes the budget in its sales packet.

The 2026 Assessment

The association adopted its 2026 budget on October 28, 2025: 136 homes at $400 a quarter raise $217,600 a year, plus a $1,940 prior-year surplus, for $219,540 in budgeted expenses. Payments are due on the first of January, April, July and October, and owners can pay by ACH on the fifth of the month through the manager. That was a $20 a quarter increase, about 5.3 percent, well under the 15 percent level at which the bylaws let owners petition for a special budget meeting.

Where the 2026 Money Goes

Per-home figures are our arithmetic on 136 homes. The master fee is 91.7 percent of the 2026 budget, and it rose from $350 to $370 a quarter per home, the same $20 that the whole assessment rose. The budget shows no line for landscaping, roofs, painting or a reserve, because the association does not maintain the houses.

Where the Master Fee Sits

Our Fountain Lakes guide describes the master assessment as $380 a quarter. In Forest Ridge's own budget, the master line is $350 a quarter in 2025 and $370 in 2026, and the whole neighborhood assessment was $380 in 2025 and is $400 in 2026. Treat the $380 in that guide as the 2025 Forest Ridge assessment, not the master line, and treat the estoppel as the authority for any specific house.

What the Fee Typically Buys, and What It Does Not

The assessment pays the master association's per-lot charge, a management contract, a small insurance policy for the association, a little legal and office expense, and a contingency. It buys access to the master amenities and gates. It does not buy roof, exterior or lawn care, and the recorded declaration says the association may contract for bulk mowing only for those owners who choose it, billed to them individually.

Cable, Internet and the Irrigation Co-op

We found no cable or internet line in the neighborhood budget. The restated bylaws mention suspending bulk cable or internet as a possible sanction, so ask the manager whether a bulk service exists and who bills it. The Fountain Lakes Irrigation Co-op is a separate utility association that bills $32 a month, collected quarterly, to its members; the 2025 packet named one management company for its estoppel and the co-op's own page now names Pegasus, so confirm who issues it for the house you are buying.

No CDD

Our Fountain Lakes research finds no Community Development District bond assessment on the community's tax bills, and the association's budget shows none. A buyer should still confirm the absence of a CDD line on the specific parcel's tax record before closing, because the bill is the proof.

Where the Numbers Sit

At the 36-month median of $452,500, the 2026 assessment is about 0.35 percent of the price a year, and at the 12-month median of $440,000 it is about 0.36 percent. That is a low fee load for a gated community, and it is low because the association carries no building insurance and no roofs. The cost the assessment leaves out is the one that matters most: the roof, exterior and insurance on a house that is 27 to 32 years old.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Forest Ridge's Layered Fees: Master, Neighborhood, One-Time and Tax

Forest Ridge buyers pay layered costs: the $400 quarterly neighborhood assessment, a $2,500 master capital contribution at closing, a $150 purchase application fee, an estoppel fee, an optional Irrigation Co-op fee, Lee County property tax, and insurance on the house. The association publishes the first three in its packet; the estoppel fee and tax it does not.

Layer 1: The Neighborhood Assessment

$400 a quarter in 2026, $380 in 2025, due January, April, July and October. Statements are mailed to owners about 20 days before each due date, and to the new owner after a resale, per the manager's welcome letter.

Layer 2: The Master Capital Contribution

The 2026 sales packet says a capital contribution to the master association of $2,500, effective December 1, 2023, is collected at closing. The master declaration's resale-contribution clause sets a floor of not less than $500 for a single-family home and lets the master board set the amount, and it words the obligation as the transferring owner's. The packet says only that it is collected at closing. Who pays is a contract question, so put it in writing on the offer and confirm it on the estoppel.

Layer 3: The Purchase Application

A buyer submits a purchase application with a copy of the sales contract and a $150 non-refundable fee payable to the manager, at least 20 days before the sale date; the 2025 packet set the fee at $100. The application says it may take up to 30 days to process, and the buyer provides a recorded deed copy within 10 days after closing. If the buyer needs the association's documents from the manager, the 2025 packet listed a $75 charge; the 2026 packet points buyers to a document portal instead.

Layer 4: The Estoppel Certificate

Florida Statute 720.30851 requires a homeowners' association to issue an estoppel certificate within 10 business days of a written request. It sets a fee ceiling of $250 when nothing is owed, plus $100 if expedited within 3 business days and up to $150 more when the account is delinquent, adjusted for inflation every five years. The certificate must state the regular assessment, any capital contribution or transfer fee, whether the board must approve a transfer, and whether there is a right of first refusal. The restated declaration promises the same 10 working days. We did not find the manager's fee in the documents we read.

Layer 5: The Irrigation Co-op, Optional

If the house is a member of the Fountain Lakes Irrigation Co-op, it pays $32 a month, billed as $96 a quarter. The co-op issues its own estoppel.

Layer 6: Property Tax and Insurance

Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Forest Ridge, because it depends on the assessed value, homestead exemption, the Save Our Homes cap and millage for the year, and a buyer's first bill can differ from the seller's. Insurance on the house is a homeowner's policy that the owner buys, and flood coverage is separate. The recorded declaration puts insuring the house, its contents and liability on the owner.

What the Stack Looks Like for a Buyer

At a $440,000 price, cash at closing beyond the price and any lender costs includes the $2,500 master contribution if the contract puts it on the buyer, the $150 application fee and any estoppel fee, then $1,600 a year to the association, the co-op fee if it applies, and the roof, exterior and insurance costs that belong to the house.

The Forest Ridge Declaration, Covenants and Architectural Review

The recorded amended and restated declaration governs Forest Ridge at Fountain Lakes, together with its articles, bylaws and the master association's declaration, bylaws and rules. It sets single-family use, owner maintenance of the roof and exterior, two levels of architectural approval, leasing and pet limits, and fines. Owners can read all of it on the community's documents page.

The Governing Documents in Order of Rank

The Forest Ridge declaration sits under the master declaration, and where the neighborhood's rule is stricter, the stricter rule controls under the master rules. The Forest Ridge packet is 47 pages: the notice of recording, the amended and restated declaration, the articles of incorporation and the bylaws. The master documents are the 2020 amended and restated declaration and bylaws and the 2025 rules and regulations, and the master also publishes barcode and key fob procedures.

Single-Family Use and Home Businesses

Each home is used as a home only and occupied by one family, defined in the declaration by household. Low-impact home businesses are allowed, and the declaration lists examples of impact businesses that are not, such as a home day care, a beauty or barber shop or animal breeding, and it prohibits signs or advertising visible from the street.

Architectural Review Has Two Levels

Exterior changes go to the master association's Architectural Review Committee, and the Forest Ridge declaration adds that all committee decisions must also be approved by two directors of the Forest Ridge board. The master declaration deems a request approved if the committee does not act within 45 days, but the neighborhood's second approval means we tell owners to get both in writing. Approved work must be completed within 180 days of approval.

What Needs Approval

Under the master rules the committee approves exterior paint from an approved palette, roof replacement (shingle, tile or metal, with metal colors from a chart), gutters and fascia, driveways (concrete or pavers only, no wider than the outside corners of the garage), pools and their setbacks, screen enclosures, patios and permanent firepits, generators (which must be screened), hurricane protection, and equipment that must be hidden from the street. Satellite dishes under one meter are allowed at approved locations. Mailboxes must follow the master and committee specifications.

Fences

The neighborhood's welcome sheet says fences are permitted only where they already exist, and the recorded declaration allows fences that meet the master committee's requirements, with electronic pet fences and screened trash enclosures also allowed. The master rules allow black powder-coated aluminum picket fences up to 4 feet high that do not extend beyond the width of the house, and prohibit fences on lots bordering a lake, and say the more restrictive neighborhood rule controls. If a fence matters to you, get the answer in writing before you offer.

Fines and Enforcement

The board may fine or suspend use of common areas after notice and a hearing before a panel of three lot owners who are not directors. The declaration caps a continuing violation at $2,000, and fines are secured by a lien on the lot. Florida Statute 720.305 sets a default of $100 per violation and $1,000 in the aggregate unless the documents provide otherwise, and the Forest Ridge documents do. The prevailing party in a dispute recovers costs and attorney fees.

Budgets, Meetings and Voting

The annual members' meeting is held in the first quarter, and the board adopts the budget at a special meeting with 14 days' mailed and posted notice. Owners get the adopted budget, or notice that it is available free, at least 45 days before the fiscal year. If the budget raises assessments by more than 15 percent, owners holding 10 percent of the votes can force a special meeting within 21 days, and a substitute budget passes with 51 percent. Each lot has one vote, and there are three to five directors.

How Does Buying or Selling a Forest Ridge Home Get Approved?

Buying or selling a Forest Ridge home at Fountain Lakes requires the buyer to submit a purchase application to the association's manager at least 20 days before closing, with the contract and a $150 fee, and the seller to request an estoppel certificate. The recorded declaration says transfers must be approved under the master association's procedures.

The Purchase Application Step by Step

The buyer completes the application, states whether the home will be a full-time home, a part-time home or a lease, attaches the contract and pays the fee to the manager. The application takes up to 30 days, per the 2026 packet, and asks for a deed copy within 10 days after closing. A closing set for 30 days out that starts the application on day 10 has no built-in margin.

What the Declaration Says About Transfers

As we read sections 11.1 and 11.2 of the restated declaration, all transfers must be approved and may be denied by the master association in accordance with its documents, policies and procedures, and a transaction that was not approved is void and unenforceable unless it is approved later. Any person not approved as part of the conveyance must be approved before occupying. We found no right of first refusal in the documents as we read them, and the estoppel form asks the association to state whether one exists.

What the Estoppel and the Packet Must Show

The seller's packet from the manager holds the budget, the frequently asked questions sheet and the forms, and the estoppel states the assessment, any amount owed, the capital contribution and whether the board must approve the transfer. Florida Statute 720.30851 gives the estoppel a 30-day effective period when delivered by hand or email and a 35-day period when mailed, and an association that relies on a wrong certificate cannot collect more from a good-faith buyer.

Fair Housing Applies

Federal and Florida fair housing law apply to any association approval, and a transfer decision cannot turn on a protected class. We describe the property, not the people, and if an approval takes longer than the contract allows, we ask the manager for the status in writing and use the contract's timing terms.

The Timing Trap

The 20-day lead time and the 30-day processing time are both in the packet, and a 30-day contract closes before some applications are decided. We put the application in on the day the contract is signed, and we write an approval contingency and an extension into the contract when the timeline is tight.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is Forest Ridge at Fountain Lakes a 55+ Community?

Forest Ridge at Fountain Lakes is not a 55-plus community. We found no age restriction in the association's recorded declaration, articles or bylaws, and no age restriction in the master association's documents. Fountain Lakes is an all-ages community, and we describe the property, not who may live in it.

What "All Ages" Means Here

Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements, per the U.S. Department of Housing and Urban Development. Forest Ridge does not claim one. A buyer of any age can buy in Forest Ridge, subject to the association's ordinary approval and rules.

One Family Per Home

The declaration limits each home to one family and defines a family by how a household lives, not by age or relationship. The purchase application asks who will occupy the home regularly, and the association's rules, not the buyer's age, decide the approval.

Can You Rent Out a Forest Ridge Home?

Renting out a Forest Ridge home is allowed under the association's rules: a written lease of at least 30 days, no more than four leases per home per calendar year, prior approval, a $150 non-refundable lease application fee paid to the manager, and at least 30 days' notice before the lease starts. Rentals under 30 days, including Airbnb or VRBO, are not permitted.

What the Association Says

The 2026 lease application requires a completed and signed application and a copy of the lease, and it says tenants receive access to the common areas and recreational facilities, subject to the rules. The neighborhood's FAQ sheet says leases need prior association approval, and the recorded declaration says approval and denial run through the master association's procedures. Every lease must be in writing and sent to the manager.

What the Master Rules Add

The master rules bar short-term rentals of under 30 days, and they say an owner whose residence is leased may not use the recreation or parking facilities during the lease term. Violations are treated like other covenant violations, with fines secured by an assessment against the property.

The Four-Leases Cap in Practice

Four leases a year allows a seasonal pattern, such as several winter-season leases, but not short stays, and a house on the market with a tenant in place has to fit the cap. If you are buying to rent, ask the manager how many leases the house already has in the calendar year, because the cap runs by year and by house.

A Landlord's Checklist

A landlord should request the lease application, the approval lead time, the fee, the pet and vehicle rules that bind the tenant, whether the tenant may use the amenities, and the fines a tenant's violation can put on the owner, before making an offer.

Pet Rules at Forest Ridge at Fountain Lakes

Pet rules at Forest Ridge allow up to three household pets, cats or dogs, per home, with no aggressive animals, reptiles, monkeys, amphibians, poultry, swine, rabbits, ferrets or livestock, and with a leash of no more than six feet off the owner's lot. The association's sheets also say no Pitbulls or exotic pets are permitted.

What the Documents Say

The recorded declaration limits each lot to no more than three animals of a normal domesticated household type and requires them to be carried or leashed off the lot. The master rules add that a leash may not be retractable and may not exceed 6 feet, that owners pay for damage a pet does to common areas, and that commercial breeding and boarding are barred. The association's welcome sheet, FAQ and purchase application all repeat the three-pet limit and the breed statement.

Where Pets Are Not Allowed

Under the master rules, no animals other than assistance animals are allowed in the pool area, on the golf course, in the fitness center, on the playground, in the billiards room, on the courts, in the library or in the clubhouse.

Assistance Animals

Assistance animals for a person with a disability are handled under federal fair housing rules, which apply regardless of a pet limit or breed rule, per the U.S. Department of Housing and Urban Development. The master rules exclude properly documented animals from the three-pet count.

How to Get the Answer

We found the breed statement in the association's sheets and not in the declaration text as we read it, so ask the manager how the breed rule is applied and get the answer in writing before your offer.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Owner Maintenance and Insurance: What Does Forest Ridge Leave to You?

Forest Ridge at Fountain Lakes leaves the house to its owner. Under the recorded declaration, each Forest Ridge owner maintains and insures the roof, exterior walls, windows, garage door, air-conditioning, lawn and irrigation on the lot, while the association maintains common-area landscaping and electrical fixtures and carries its own property, liability, directors' and officers' and auto insurance.

What the Owner Maintains

The declaration assigns the owner the house structure and roof, exterior paint, windows and sliding doors, the garage door, the air-conditioning and every system inside the house, plus the lawn, landscaping and irrigation on the lot out to the roadway edge or the waterline. The below-ground irrigation system must be kept in use. The backflow valves on the irrigation supply are handled through Bonita Springs Utilities, per the association's packet.

What the Association Maintains

Section 5.1 of the restated declaration gives the association the neighborhood's common-area landscaping and the electrical fixtures on common property, and the master association maintains roads, lakes, drainage and gates. That is why the association's budget has no landscaping line, no roof line and no reserve line.

What the Owner Insures

Section 9.2 makes each owner responsible for insuring the real and personal property on the lot, including liability and flood if the owner wants it. A lender will require homeowner's insurance and, if the parcel sits in a special flood hazard area, flood insurance. Nothing in the association's documents supplies a master policy on the houses.

Why This Matters for Price

In a condominium the association's master policy and roof reserve are part of the monthly fee. In Forest Ridge those costs sit with the buyer, which is why a $400 quarterly assessment is not comparable to a fee in a building where the association owns the roof. We compare the price against the recent closings, not against the fee.

Questions to Ask Before an Offer

Ask the seller for the roof's replacement date, the air handler's age, the water heater's age, any insurance claim history, whether the irrigation is on the co-op, and any open architectural approvals. A permit search shows the work that was inspected.

Hurricanes, Flood Zone and Insurance at Forest Ridge in Fountain Lakes

At two addresses we geocoded in Forest Ridge, on Fountain Lakes Boulevard and Seashore Circle, the FEMA flood map shows Zone X, 0.2 percent annual chance flood hazard in a combined riverine and coastal zone, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. That is a map reading for two points, not a survey.

The Map and the Panel

FEMA's National Flood Hazard Layer returned Zone X at both test points, with the special flood hazard area flag false. Both points fall on the same panel, effective November 17, 2022. Our hub guide describes Fountain Lakes as a mix of Zone AE near its lakes and Halfway Creek and Zone X on higher ground, so a lot on a lake edge may read differently from the two points we tested. We could not test every street.

What Zone X Means for a Loan

A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may, and any owner can buy it. The Village of Estero's flood page says that anywhere it rains, it can flood, and Lee County's flood pages explain the difference between the map, the evacuation zone and storm surge.

Wind, Rain and Recent Storms

Forest Ridge is inland, so its storm exposure is mostly wind and rain. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, according to the National Hurricane Center's reports. The association's rules let owners put up hurricane shutters no more than 72 hours before a storm and take them down after it.

Insurance on a 1994 to 1999 House

The owner buys homeowner's insurance, and Florida's uniform mitigation verification form documents wind features such as roof shape, roof deck attachment and opening protection for possible premium credits. Ask your agent for a wind mitigation inspection, and ask the seller for the roof's permit date. We publish no premium for Forest Ridge, because no public source does.

Flood Coverage and the Citizens Requirement

Flood coverage is available through the National Flood Insurance Program and private carriers, and Citizens Property Insurance publishes its own flood coverage requirement for policyholders. Read it before you choose a carrier.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Which Schools Serve Forest Ridge at Fountain Lakes?

Forest Ridge at Fountain Lakes is served through Lee County's choice-and-proximity assignment, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. A family should confirm current options with the district before relying on any school.

The Three Public Schools

The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our Fountain Lakes guide gives approximate drive times of a few minutes to the elementary and high school.

How Lee County Assigns

Lee County divides its choice system into zones and sub-zones, and assignment depends on the family's ranked preferences, proximity and availability. The district's own school pages and zone tools are the place to confirm which schools a Forest Ridge address can rank.

What We Do Not Publish

We publish no school ratings or scores for Forest Ridge, because ratings change and are not public records of the neighborhood. We describe where the schools are and how assignment works.

County Permits and Recorded Work at Forest Ridge in Fountain Lakes

The Village of Estero's Community Development Department issues building permits and inspections inside the Village, so permit history for a Forest Ridge house sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific house, and a buyer should before writing an offer.

Who Issues Permits

The Village's permits page directs residential permit questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. The Village incorporated on December 31, 2014, and permitting for properties inside its limits moved from Lee County to the Village.

What to Look For

For a house built 1994 to 1999, the useful permit questions are the roof, windows and sliding doors, the air-conditioning system, the water heater, the electrical panel, a pool or screen enclosure, generators, and any addition. A permit with a final inspection is evidence; an unpermitted change is a question for the seller and the association.

What We Did Not Read

We did not read a permit list for any Forest Ridge address, the association's meeting minutes or the plat sheets. Those are the documents that would show a special assessment, a rule change or an approved variance, and we ask for them on every purchase.

What Is Being Built Near Forest Ridge at Fountain Lakes?

Near Forest Ridge at Fountain Lakes, the Corkscrew Road widening between Wayside Lane and Alico Road, expected to finish at the end of 2026, and the Williams Road entertainment and sports district hold the largest public projects. None is inside Forest Ridge, and we make no claim about their effect on a house's price.

Corkscrew Road

The Lee County widening of Corkscrew Road from Wayside Lane to Alico Road is published on the project's own site with an expected completion at the end of 2026. Trips along that corridor can be affected until it finishes.

Williams Road

The Village of Estero initiated a rezoning of about 19.3 acres at Williams Road for sports and entertainment uses, which its zoning board recommended on April 11, 2023 without a hotel. The Village's Center Hub page places the hub north of Williams Road, east of Via Coconut Point, and the Council approved the Estero Sports Park master plan on January 22, 2025.

What Is Not Being Built

Forest Ridge is built out at 135 parcels on the county roll, all built 1994 to 1999. New construction nearby does not add Forest Ridge houses to the market.

Daily Logistics at Forest Ridge in Fountain Lakes

Daily life at Forest Ridge runs through the Fountain Lakes gates, which have monitors on duty from 7 a.m. to 9 p.m., and the community office on Fountain Lakes Boulevard, with the neighborhood association handled by Pegasus Property Management. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive away.

Getting In: the Gate

Fountain Lakes uses a barcode and key fob system described in the master association's published procedures, and the speed limit on every community road is 25 miles per hour. Contractors work 7 a.m. to 6 p.m. under the master rules, and real-estate signs must follow the master specifications.

Parking, Trash and Mail

The master rules bar overnight parking on the street, and the association's welcome sheet asks that garbage cans stay out of sight except on pick-up day. The 2025 and 2026 sales packets word the trash-day language differently, so confirm the current pick-up schedule with the manager.

Drive Distances

These are approximate off-peak drive times from the US-41 and Fountain Lakes Boulevard area, taken from our Fountain Lakes guide.

Healthcare

Lee Health Coconut Point Emergency Department, at 23450 Via Coconut Point, is open 24 hours with 25 rooms, per the Village of Estero and Lee Health. Full acute-care hospitals, Gulf Coast Medical Center and NCH North Naples Hospital, are roughly 18 to 22 minutes away.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Forest Ridge Compare to the Other Fountain Lakes Neighborhoods?

Forest Ridge is the largest single-family homeowners' association among the seven for-sale neighborhoods on our Fountain Lakes roster, with 135 homes built 1994 to 1999 and a $440,000 median on 5 MLS closings in 12 months. Three neighbors post higher 12-month medians on small samples, led by Forest Ridge Shores, the newer neighbor, at $522,500.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Seven Villages on One Yardstick

Every window above is 12 months to September 29, 2026, and only The Greens reaches 10 closings in 60 months on its own label alone, so treat each small-sample median as one season's evidence. The roster counts closings by the MLS subdivision label, which does not separate these neighborhoods; the assigned column matches each closing to the county's recorded sale. The two columns differ for Sunrise, Lakeside and Villas of Fountain Lakes, and we show both instead of choosing one.

Forest Ridge and The Greens

The Greens is the largest neighborhood, at 143 condominium units built in 1988, and it closed the most: 9 in 12 months at a $185,000 median, against Forest Ridge's 5 at $440,000. The $255,000 gap is the difference between a condominium and a detached house on its own lot.

Forest Ridge and Sunrise

Sunrise is the closest neighbor in structure: a 128-home Chapter 720 homeowners' association built 1988 to 2003, at a $457,500 median on 4 assigned closings, $17,500 above Forest Ridge's $440,000 on 5. Both are small samples, so the two prices are about the same.

Forest Ridge and Lakeside

Lakeside is a smaller Chapter 720 association of 86 homes, with a $454,000 median on 3 assigned closings. Forest Ridge has about one and a half times the homes and a $14,000 lower median, on a build range that is narrower, 1994 to 1999 against Lakeside's 1990 to 2004.

Forest Ridge and the Villa Neighborhoods

Villas at Timber Lakes (62 homes, built 1994 to 1996, $335,000 median on 3 closings) and Villas of Fountain Lakes (49 homes, built 1989 to 1991, $301,111 median on 5) sit $105,000 to $139,000 below Forest Ridge's 12-month median. Their regime is not resolved in our roster, so a buyer comparing them with Forest Ridge should read their documents before their prices.

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Forest Ridge vs Forest Ridge Shores: Which Fountain Lakes Neighborhood Fits You?

Choose Forest Ridge at Fountain Lakes for the larger pool of 135 single-family homes with a $452,500 median on 10 MLS closings in 36 months; choose Forest Ridge Shores for newer houses built 2000 to 2002 at a $525,750 median on 8 closings in the same window.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)

The Two Neighborhoods Side by Side

Both neighborhoods' MLS closings were assigned by the county price-and-date method described above, and the two sets of figures come from the same MLS pull.

What the Gap Means

At the 36-month medians, Forest Ridge Shores sits $73,250 above Forest Ridge. At 12 months the gap is $82,500. The Shores' houses are about five years newer at the median, and its heated area range is narrower at both ends, so the difference is age and size mix as much as address. We do not attribute it to any single cause.

Who Should Choose Which

A buyer who wants the widest choice of houses and the lower entry price should start at Forest Ridge, where 60 months produced 18 closings and one house is on the market. A buyer who wants a 2000s-era house should look at the Shores, where nothing is listed today and 8 closed in 36 months. A seller in either neighborhood should price against that neighborhood's own closings and use the other only as a ceiling or floor.

Names Not to Confuse

The two names share four words. Forest Ridge at Fountain Lakes Neighborhood Association is one corporation and Forest Ridge Shores has its own association, and the MLS subdivision label does not separate the two neighborhoods. If a listing says Forest Ridge, check the street against the county roll before comparing prices.

Honest Pros and Cons of Owning in Forest Ridge at Fountain Lakes

Owning in Forest Ridge at Fountain Lakes offers a detached house in a gated Estero community for a $400 quarterly assessment and a $452,500 median on 10 closings in 36 months, balanced against a 27 to 32 year-old housing stock, owner-paid roofs and insurance, and only a handful of sales a year. We would rather you see both sides.

The Pros

• Detached houses. Every one of the 135 parcels is a single-family house on its own lot.
• A low assessment. $400 a quarter in 2026, about 0.36 percent of the 12-month median price a year.
• Master amenities. Golf, pools, fitness, courts and a clubhouse belong to the community, with no separate Forest Ridge club fee.
• Location. Across US-41 from Coconut Point, with I-75 five to seven minutes away.
• All ages. No age restriction was found in the recorded documents.
• Price discipline. The 36-month median sold-to-list was 95.6 percent, so the market has been negotiating, not bidding up.

The Cons

• The roof is yours. The association carries no roof or exterior reserve, so a 1994 to 1999 roof and air handler are the buyer's cost.
• Thin sales. Five closings in 12 months is a small sample, and one house listed for 212 days at $550,000.
• Approval timing. The purchase application takes up to 30 days and the application asks for 20 days' lead time.
• A two-tier rulebook. The master rules and the neighborhood declaration both apply, and the stricter one controls.
• Rental limits. Four leases a year, 30-day minimum, no short-term rentals.
• Flood varies by lot. Two test points read Zone X, while the hub notes Zone AE near lakes and Halfway Creek.

How We Weigh It

For a full-time owner who plans to stay through a roof replacement, the carry is modest. For an investor who needs short-term rentals, Forest Ridge does not fit. For a seller, the market rewards a house priced to the recent closings and punishes one listed above them.

What Should You Ask Before Writing an Offer at Forest Ridge?

Before writing an offer on a Forest Ridge house at Fountain Lakes, ask for the roof and air-conditioning dates, the association's current estoppel and budget, the master capital contribution and who pays it, the flood zone for the lot, permit history, and whether any architectural approvals are open. Each answer is a record, not an opinion.

Ask the Seller

Ask for the roof, air handler, water heater and windows dates; any insurance claims; the irrigation source; and copies of architectural approvals for the fence, pool, screen enclosure or generator.

Ask the Association

Ask the manager for the estoppel, the current budget, the purchase application, the lease rules if you plan to rent, and any pending assessment. Florida's estoppel law gives the association 10 business days to respond.

Ask the County and Village

Search the Village permit history and the Lee County Property Appraiser record, and check the FEMA map for the lot itself.

Ask Us

We will pull the neighborhood's closings by size and street and tell you which ones the price should be measured against. Call Marc at (239) 287-5873.

Thinking of Selling Your Forest Ridge Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Forest Ridge listing agent, or thinking, 'I need someone to sell my Forest Ridge home...' you are selling into a 135-home neighborhood where five houses closed in the last year, and the ask against the recent closings and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

In the last 12 months we tracked all 5 Forest Ridge closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has assigned to the neighborhood since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Forest Ridge's Recent Sales, by the Numbers

• MLS closings, 36 months to September 29, 2026: 10, median $452,500 (mean of $440,000 and $465,000), from $365,000 to $642,000.
• Dollar volume, same window: $4,631,500.
• 12 months: 5 closings, median $440,000 (small sample), $2,199,500 in volume.
• Days on market, 36 months: median 64.5, mean 71.6, range 10 to 142.
• Sold-to-list, 36 months: median 95.6%, mean of per-sale ratios 94.2%, and all 10 sold below the final list price.
• County qualified sales since September 29, 2025: 4, median $452,500.
• Represented-sale count: we publish none for Forest Ridge, because none is on file; we walk you through the recent closings on request.

Selling in Forest Ridge Is Different in Six Ways

• Two associations. The neighborhood association's manager issues the packet and estoppel, and the master association's rules and contribution apply on top.
• The buyer's $2,500. The 2026 packet lists a $2,500 master capital contribution collected at closing, and the contract decides who pays it.
• Estoppels. Florida requires the association to deliver an estoppel within 10 business days of a written request.
• The buyer's application. A buyer files a $150 purchase application at least 20 days before closing, and processing can take 30, so start it the day the contract is signed.
• Ask against the recent closings. The one active listing has asked $550,000 for 212 days, while the closings of the last 12 months ran $365,000 to $517,500.
• Documents first. The declaration, budget, rules, roof date and permit list should be ready before the first showing.

What Is Your Forest Ridge Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Forest Ridge home valuation. Jesse follows up with the Forest Ridge closings that fit your house: the same size and bedroom count, adjusted for condition, roof age, updates and lot. For the full seller playbook, see the Fountain Lakes seller guide linked above.

(239) 898-6072, text or call. Confidential conversations welcome. Our Forest Ridge at Fountain Lakes seller's guide walks through the sale step by step, and the Forest Ridge at Fountain Lakes home valuation page shows how homes here are priced.

Is now a good time to sell a Forest Ridge house?

For a house priced to the recent closings, the market is workable: one active against 5 closings in 12 months is about 2.4 months of supply. Sellers who ask well above the recent closings should expect to wait, as the $550,000 listing at 212 days shows (Southwest Florida MLS, September 29, 2026).

How do I price a Forest Ridge house?

Against Forest Ridge's own recent sales, by size. Of the 18 closings in 60 months, the houses of 1,500 square feet or less have a higher median dollar-per-square-foot than the larger ones, so a small house should not be priced off a large house's total.

How long will a Forest Ridge house take to sell?

The 36-month median is 64.5 days and the 12-month median is 53 days, with a range of 10 to 142 days over 36 months. The September 2026 closing at $412,000 took 17 days.

Do I need the association's approval to sell?

The buyer does. The restated declaration routes transfers through the master association's approval procedures, and the neighborhood packet asks for a purchase application, the contract and a $150 fee at least 20 days before closing.

Can I sell a Forest Ridge house with a tenant in it?

Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and leases need prior approval, a 30-day minimum term and no more than four leases a year, so confirm the tenant's status with the manager.

Your Local Real Estate Experts

Forest Ridge 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 checked every recent Forest Ridge sale and public record in Fountain Lakes 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 Forest Ridge 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.

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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Forest Ridge realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business 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.” Sandra Decker, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Forest Ridge Buyer Edition

These are the questions buyers ask most about Forest Ridge homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Forest Ridge and points to the section that holds the detail. Where a record is not public, the answer says so.

What is Forest Ridge at Fountain Lakes?

Forest Ridge is a single-family homeowners' association of 135 houses on the 2026 Lee County roll, inside the gated Fountain Lakes community in Estero, Florida. It was built 1994 to 1999, and it is the largest single-family association among Fountain Lakes' for-sale neighborhoods.

Is this Forest Ridge Shores or another Forest Ridge?

No. This page covers Forest Ridge at Fountain Lakes Neighborhood Association, Inc. in Estero, Lee County, ZIP 33928. Forest Ridge Shores is a separate Fountain Lakes neighborhood, and unrelated Forest Ridge associations exist in Meadow Woods, Ocoee and Polk County.

Where is Forest Ridge?

Forest Ridge is inside Fountain Lakes on the west side of Estero, across US-41 from Coconut Point. Its streets include Fountain Lakes Boulevard and Seashore Circle, and the county records the neighborhood as Tract MN of the Fountain Lakes plat.

How many homes are in Forest Ridge?

The county roll counts 135 single-family parcels. The association's bylaws state 136 lots and its sales packet is headed 136 units, and we cannot say from public records which count explains the difference.

What do Forest Ridge homes sell for?

In the 36 months to September 29, 2026, 10 Forest Ridge homes closed in the Southwest Florida MLS at a median of $452,500, from $365,000 to $642,000. In the last 12 months 5 closed at a $440,000 median, a small sample.

How big are Forest Ridge houses?

The county roll shows 1,309 to 2,525 heated square feet with a median of 1,601. Most are three bedrooms and two baths, with 22 four-bedroom and 4 five-bedroom parcels.

When were Forest Ridge houses built?

The roll shows 1994 to 1999, with a median of 1996. That makes the roofs, air-conditioning and plumbing 27 to 32 years old unless replaced.

What are the HOA fees in Forest Ridge?

The neighborhood assessment is $400 per home per quarter in 2026, or $1,600 a year, up from $380 a quarter in 2025. Of that, $370 a quarter is the master association's line in the 2026 budget.

Is there a capital contribution at closing?

The 2026 sales packet lists a $2,500 capital contribution to the master association, collected at closing. The master declaration lets its board set the amount and words it as the transferring owner's obligation, so the contract should say who pays.

What does the HOA fee cover?

It covers the master association's per-lot charge, management, a small insurance policy, legal and office costs and a contingency. It does not cover the roof, exterior, lawn on your lot or house insurance.

Who maintains the roof and exterior?

The owner does. The recorded declaration assigns the roof, exterior, windows, garage door and air-conditioning to the owner, and the association's budget has no roof or reserve line.

Is there a golf course?

Fountain Lakes has a private nine-hole par-3 course for residents and guests, owned by the master association, and Forest Ridge owners may use it with a recreation permit. It is not a Forest Ridge asset.

What amenities can Forest Ridge owners use?

The master association's two pools with a hot tub, fitness center, tennis and pickleball courts, bocce, shuffleboard, billiards room, library and clubhouse. Owners of leased houses lose amenity use during the lease.

Is Forest Ridge a 55+ community?

No. We found no age restriction in the recorded declaration, articles or bylaws, or in the master association's documents. It is an all-ages community.

Can I rent my Forest Ridge house?

Yes, with limits: a written lease of at least 30 days, no more than four leases a year, prior approval and a $150 lease application fee. Rentals under 30 days, including Airbnb, are not allowed.

How many pets are allowed?

Three household pets per home, per the recorded declaration and the association's sheets, with a leash of no more than six feet off the lot. The association's sheets also say no Pitbulls or exotic pets, so confirm the breed rule in writing.

Do I need approval to buy?

Yes. The buyer submits a purchase application with the contract and a $150 fee at least 20 days before closing, and the declaration routes transfers through the master association's approval procedures.

How long does approval take?

The 2026 packet says processing can take up to 30 days. A contract with a 30-day closing should start the application the day it is signed.

Is Forest Ridge in a flood zone?

At two addresses we geocoded, on Fountain Lakes Boulevard and Seashore Circle, FEMA shows Zone X on panel 12071C0587G effective November 17, 2022. Fountain Lakes has Zone AE near lakes and Halfway Creek, so confirm the lot itself.

Do I need flood insurance?

A lender requires it only in a special flood hazard area, which Zone X is not. Any owner can buy it, and the Village of Estero advises that anywhere it rains, it can flood.

Did Forest Ridge flood in Hurricane Ian?

We found no public record of neighborhood flooding, and we do not assert any. Forest Ridge is inland, so storm exposure is mostly wind and rain; ask the seller about claims history.

Can I build a fence?

The welcome sheet says fences are permitted only where they exist, and the declaration allows fences meeting architectural standards. The master rules allow black powder-coated aluminum picket up to 4 feet and bar fences on lake lots, so get approval in writing.

Can I replace the roof with metal or tile?

The master rules allow shingle, tile or metal with Architectural Review Committee approval, and metal colors follow a chart. Get the approval before the contractor starts.

Can I have a pool?

Pools are allowed with architectural approval and required setbacks. Approved work must be completed within 180 days of approval.

Are golf carts allowed?

Yes, if registered with the association and used on roads and designated paths under Florida rules of the road.

What are the gate hours?

Gate monitors are on duty from 7 a.m. to 9 p.m., per the community office. The master association publishes barcode and key fob procedures.

Which schools serve Forest Ridge?

The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and proximity, so confirm with the district.

How far is the airport?

Southwest Florida International Airport is about 20 to 24 minutes away, and I-75 at Corkscrew Road is about 5 to 7 minutes, by our approximate off-peak drive times.

Is there a nearby emergency room?

Lee Health Coconut Point Emergency Department, at 23450 Via Coconut Point, is open 24 hours with 25 rooms, roughly 5 to 8 minutes away.

Is there a CDD?

We found no Community Development District assessment in the association's budget or our Fountain Lakes research. Confirm on the parcel's tax record before closing.

What does an estoppel certificate cost?

Florida Statute 720.30851 sets fee limits, $250 when nothing is owed with additional charges for expedited or delinquent accounts, adjusted over time. We did not find the manager's fee in the documents we read.

How do Forest Ridge prices compare with Forest Ridge Shores?

At 36 months, Forest Ridge Shores' $525,750 median on 8 closings sits $73,250 above Forest Ridge's $452,500 on 10. The Shores' houses are about five years newer at the median.

What is the best way to price an offer?

Start from the neighborhood's own closings by size, then adjust for roof age, condition and lot. Marc can pull the closings that fit a house; call (239) 287-5873.

Who is the best realtor for Forest Ridge?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, who tracked every recent Forest Ridge closing behind this page.

Frequently Asked Questions: Forest Ridge Seller Edition

These are the questions Forest Ridge sellers ask most about pricing, timing, costs and paperwork, answered from the records cited below. Each answer names Forest Ridge and points to the section that holds the detail. Where a record is not public, the answer says so.

How much is my Forest Ridge house worth?

Start with the neighborhood's closings: 10 in 36 months at a $452,500 median, and 5 in 12 months at $440,000, a small sample. Your house's size, roof age and condition move it within a range of $365,000 to $642,000. For a specific number, request a free home valuation.

How long will my Forest Ridge house take to sell?

The 12-month median is 53 days and the 36-month median is 64.5, with a range of 10 to 142 days. The one active listing has sat 212 days at $550,000.

What are the seller's closing costs in Lee County?

The seller customarily pays Florida documentary stamps on the deed, $0.70 per $100 of price, and the owner's title insurance policy, though the contract controls. At $440,000 that is $3,080 in stamps and about $2,275 in title premium.

What would documentary stamps be at the 36-month median?

At $452,500 the stamps are $3,167.50 and the promulgated owner's policy is about $2,337.50, under Florida's stated premium schedule.

Who pays the $2,500 capital contribution?

The 2026 packet says the contribution is collected at closing, and the master declaration words it as the transferring owner's obligation. Put it in the contract, and confirm the amount on the estoppel.

What is an estoppel and how fast can I get one?

An estoppel certificate states the assessment, any amount owed and whether approval is required. Florida Statute 720.30851 requires delivery within 10 business days of a written request.

What does the estoppel cost?

The statute caps the fee when nothing is owed and adds capped charges for expedited or delinquent accounts. We did not find the manager's fee in the documents we read, so ask the manager.

What does the buyer need to do before closing?

Submit the purchase application, the contract and a $150 fee at least 20 days before closing, and provide a recorded deed copy within 10 days after. Start the day the contract is signed.

Can the association block my sale?

The declaration says transfers require approval under the master association's procedures and that an unapproved transfer is void until approved. Fair housing law applies to any decision.

Does the association have a right of first refusal?

We found none in the documents as we read them. The estoppel form asks the association to state whether one exists.

Should I replace my roof before listing?

Not automatically. The roof is yours, so a 1994 to 1999 roof will draw questions. Get a roofer's estimate and the permit date, and we compare a credit against a new roof.

What should I disclose?

Florida sellers must disclose known material defects that are not readily observable. Roof, air handler, insurance claims and flood history are the usual items, and your contract's addenda apply.

Do I need to give the buyer HOA documents?

Yes. Florida Statute 720.401 calls for a disclosure summary for a prospective parcel owner before contract, and a buyer may cancel within 3 days if it was not provided; the contract's association addendum also applies. Ask your attorney about your sale.

Can I sell with a tenant in place?

Generally yes, subject to the lease and association rules. Leases are 30 days minimum with four allowed per year, so check the tenant's lease against the calendar.

Can I sell as-is?

Yes, if the contract says so, although buyers still inspect. Price to the condition, and disclose what you know.

How should I price against the active listing?

The one active house asks $550,000 after 212 days, well above the last 12 months of closings, so it is evidence about ceilings rather than value. Price to the closings that fit your size.

What makes a Forest Ridge house sell faster?

The record shows houses of 1,500 square feet or less closing at a higher dollar per square foot, and 5 of the 6 closings from 2021 and 2022 took 6 days or less. Condition and price both matter.

Is Forest Ridge a buyer's or a seller's market?

At 2.4 months of supply it is close to balanced to slightly favorable to sellers, but five closings is a thin sample. Days on market of 53 to 64.5 say buyers are taking their time.

What are the seasonal patterns?

Our closings are too few to establish a season. We do not publish seasonality claims from 18 sales in five years.

Will the master capital contribution change?

The master board may set it, and it is $2,500 today. Confirm the current figure on the estoppel.

Do I owe HOA fees through closing?

Assessments are due quarterly on the first of January, April, July and October, and the estoppel shows what is paid. Prorations follow the contract.

What happens to the irrigation co-op membership?

The co-op bills $32 a month to its members and issues its own estoppel. Ask whether your lot is a member and disclose it.

Can I put a sign in the yard?

Real-estate signs must meet the master association's specifications. Ask before you install one.

How do showings work through the gate?

Fountain Lakes has gate monitors from 7 a.m. to 9 p.m. and a barcode system, so we arrange guest access with the community office for showings.

Can I sell before a special assessment?

We found no special assessment in the documents we read. The estoppel must disclose any that is levied, and a seller should ask the manager before listing.

Does a pool or fence change my price?

The record has too few sales to isolate a pool or fence. We compare closings of the same size and adjust for those features from the inspection and the appraisal.

What if my house does not appraise?

Price to the closings, use comparable sales that fit, and negotiate a gap in the contract. A buyer's lender orders the appraisal.

What are my tax issues when I sell?

Federal rules on gain from a home sale are in IRS Publication 523 and Topic 701, and Florida has no personal income tax. Ask a CPA about your situation.

What if my mortgage exceeds the offer?

Ask your lender for a payoff, and price accordingly. We can tell you what recent closings imply before you list.

How do I stage a 1990s Forest Ridge house?

Focus on what buyers inspect: roof, air-conditioning, windows, the lanai, and the kitchen. We tell sellers which updates the recent closings reward.

Should I list before or after the season?

We do not claim a seasonal advantage from 18 closings. Days on market for the 36-month window ranged from 10 to 142, so list when the house is ready.

Who is the best listing agent for Forest Ridge?

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that tracked every recent Forest Ridge closing. Call Jesse direct at (239) 898-6072.

How do I start?

Request a free home valuation or call Jesse direct at (239) 898-6072, and we will send the closings that fit your house.

Sources and Authoritative References

Every fact on this Forest Ridge guide traces to a primary record below: the Fountain Lakes master association and the neighborhood association's own recorded documents, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, and dated public reporting. Parcel and sale facts come from the county roll and the Southwest Florida MLS, listed at the end.

1. Fountain Lakes community site: Forest Ridge (accessed September 30, 2026)
2. Fountain Lakes community site: Documents (accessed September 30, 2026)
3. Fountain Lakes community site: About (accessed September 30, 2026)
4. Fountain Lakes community site: Board of Directors (accessed September 30, 2026)
5. Fountain Lakes community site: Irrigation Co-op (accessed September 30, 2026)
6. Fountain Lakes community site: Neighborhoods (accessed September 30, 2026)
7. Fountain Lakes community site: Forest Ridge Shores (accessed September 30, 2026)
8. Fountain Lakes community site: Property Management (accessed September 30, 2026)
9. Fountain Lakes community site: Social (accessed September 30, 2026)
10. Fountain Lakes community site: Sports (accessed September 30, 2026)
11. Fountain Lakes community site: Newsletter (accessed September 30, 2026)
12. Forest Ridge Sales Packet 2025 (PDF) (accessed September 30, 2026)
13. Forest Ridge 2026 Sales Packet (PDF) (accessed September 30, 2026)
14. Forest Ridge 2026 Lease Application (PDF) (accessed September 30, 2026)
15. Forest Ridge Amended and Restated Documents, June 2022 (PDF) (accessed September 30, 2026)
16. Fountain Lakes Community Association 2020 Amended and Restated Declaration (PDF) (accessed September 30, 2026)
17. Fountain Lakes Community Association 2020 Amended and Restated Bylaws (PDF) (accessed September 30, 2026)
18. Fountain Lakes 2025 Rules and Regulations, recorded (PDF) (accessed September 30, 2026)
19. Fountain Lakes Barcode and Key Fob procedures (PDF) (accessed September 30, 2026)
20. Fountain Lakes quarterly ACH form (PDF) (accessed September 30, 2026)
21. Florida Division of Corporations (Sunbiz): Forest Ridge at Fountain Lakes Neighborhood Association, Inc. (accessed September 30, 2026)
22. Florida Statutes s. 720.30851, Estoppel certificates (accessed September 30, 2026)
23. Florida Statutes s. 720.305, Obligations of members; remedies; levy of fines (accessed September 30, 2026)
24. Florida Statutes s. 720.3085, Payment for assessments; lien rights (accessed September 30, 2026)
25. Florida Statutes s. 720.3035, Architectural control covenants (accessed September 30, 2026)
26. Florida Statutes s. 720.306, Meetings of members; voting; amendments (accessed September 30, 2026)
27. Florida Statutes s. 720.301, Definitions (accessed September 30, 2026)
28. Florida Statutes s. 720.3075, Prohibited clauses in association documents (accessed September 30, 2026)
29. Florida Statutes s. 720.303, Association powers and duties; official records; budgets (accessed September 30, 2026)
30. Florida Statutes s. 720.401, Prospective purchasers; disclosure summary (accessed September 30, 2026)
31. Florida Statutes s. 720.304, Right of owners to peaceably assemble; display of flag (accessed September 30, 2026)
32. Florida Statutes s. 720.308, Assessments and charges (accessed September 30, 2026)
33. Florida Statutes s. 196.031, Exemption of homesteads (accessed September 30, 2026)
34. Florida Statutes s. 193.155, Homestead assessments (accessed September 30, 2026)
35. Florida Statutes s. 201.02, Tax on deeds and other instruments relating to real property (accessed September 30, 2026)
36. Florida Statutes s. 163.3202, Land development regulations (accessed September 30, 2026)
37. Florida Statutes s. 627.0629, Residential property insurance; rate filings (accessed September 30, 2026)
38. Florida Statutes s. 760.23, Discrimination in the sale or rental of housing (accessed September 30, 2026)
39. Florida Statutes s. 197.122, Lien of taxes (accessed September 30, 2026)
40. Florida Statutes s. 553.73, Florida Building Code (accessed September 30, 2026)
41. Florida Statutes s. 475.278, Authorized brokerage relationships; disclosure (accessed September 30, 2026)
42. Florida Statutes s. 712.05, Marketable Record Title Act (accessed September 30, 2026)
43. Florida Statutes s. 627.351, Insurance risk apportionment plans (accessed September 30, 2026)
44. Florida Statutes, Chapter 720, Homeowners' Associations (accessed September 30, 2026)
45. Florida Department of Revenue: Documentary stamp tax (accessed September 30, 2026)
46. FEMA National Flood Hazard Layer, flood hazard zones (map service layer 28) (accessed September 30, 2026)
47. FEMA National Flood Hazard Layer, FIRM panels (map service layer 3) (accessed September 30, 2026)
48. FEMA Flood Map Service Center (accessed September 30, 2026)
49. FloodSmart, National Flood Insurance Program (accessed September 30, 2026)
50. U.S. Census Bureau Geocoder (accessed September 30, 2026)
51. Florida Office of Insurance Regulation: Uniform Mitigation Verification Inspection Form (PDF) (accessed September 30, 2026)
52. Florida Office of Insurance Regulation (accessed September 30, 2026)
53. Citizens Property Insurance: flood coverage requirement (accessed September 30, 2026)
54. National Weather Service Miami: Hurricane Ian summary (PDF) (accessed September 30, 2026)
55. National Hurricane Center: Hurricane Ian Tropical Cyclone Report (PDF) (accessed September 30, 2026)
56. National Hurricane Center: Hurricane Milton Tropical Cyclone Report (PDF) (accessed September 30, 2026)
57. National Hurricane Center (accessed September 30, 2026)
58. U.S. Department of Housing and Urban Development: assistance animals (accessed September 30, 2026)
59. U.S. Department of Housing and Urban Development: fair housing rights and obligations (accessed September 30, 2026)
60. Internal Revenue Service: Topic 701, Sale of your home (accessed September 30, 2026)
61. Internal Revenue Service: Publication 523, Selling Your Home (accessed September 30, 2026)
62. Consumer Financial Protection Bureau: Owning a Home (accessed September 30, 2026)
63. Florida Division of Emergency Management (accessed September 30, 2026)
64. Lee County Property Appraiser (accessed September 30, 2026)
65. Lee County Property Appraiser: Subdivision Report (accessed September 30, 2026)
66. Lee County Tax Collector (accessed September 30, 2026)
67. Lee County Community Development (accessed September 30, 2026)
68. Lee County Community Development: flood information (accessed September 30, 2026)
69. Lee County: FEMA flood zones (accessed September 30, 2026)
70. Lee County: flood insurance discounts (accessed September 30, 2026)
71. Lee County: 2026 FEMA map changes (accessed September 30, 2026)
72. Lee County: special districts (accessed September 30, 2026)
73. Lee County Community Development: zoning (accessed September 30, 2026)
74. Lee County Solid Waste (accessed September 30, 2026)
75. Lee County Sheriff's Office (accessed September 30, 2026)
76. Corkscrew Road widening project (accessed September 30, 2026)
77. School District of Lee County (accessed September 30, 2026)
78. Pinewoods Elementary School (accessed September 30, 2026)
79. Estero High School (accessed September 30, 2026)
80. Village of Estero: flood maps and zones (accessed September 30, 2026)
81. Village of Estero: permits (accessed September 30, 2026)
82. Village of Estero: schools (accessed September 30, 2026)
83. Village of Estero: medical facilities (accessed September 30, 2026)
84. Village of Estero: history and incorporation (accessed September 30, 2026)
85. Village of Estero: Village Center Hub (accessed September 30, 2026)
86. Village of Estero: Estero Sports Park master plan approved January 22, 2025 (accessed September 30, 2026)
87. Village of Estero: Village-initiated rezoning, 9000 Williams Road (PDF) (accessed September 30, 2026)
88. Lee Health: Coconut Point Emergency Department (accessed September 30, 2026)
89. Florida Department of Business and Professional Regulation (accessed September 30, 2026)
90. Florida Chief Financial Officer (accessed September 30, 2026)
91. Lee County Property Appraiser, 2026 tax roll: Forest Ridge parcels (Tract MN of Fountain Lakes), 135 parcels, as carried in the county roll file.
92. Lee County recorded sales, DOR-qualified, all years on file, newest recording July 29, 2026, as carried in the county sales file.
93. Southwest Florida MLS Matrix, Development Fountain Lakes, Forest Ridge closings and actives, pulled September 29, 2026.
94. McGreevy and Comisar sub-community roster for Fountain Lakes, September 30, 2026.

Downloadable Documents

Forest Ridge's key documents are published by the Fountain Lakes associations, the State of Florida and the federal government; the table links each to its issuing authority. The recorded instruments are also available through the Lee County Clerk's official records.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Forest Ridge. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.