Forest Ridge Shores is a 64-lot neighborhood of detached houses inside Fountain Lakes in Estero, built 2000 to 2002 and governed as a Chapter 720 HOA, not a condominium, with every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Forest Ridge Shores is a single-family neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is 64 platted lots on three streets, built in 2000 to 2002, with a 2026 association budget of $450 a quarter per home and one pending question this page settles from the recorded documents: it is a homeowners' association, not a condominium. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.
A word on the name, because the two Forest Ridges sit inside the same gates. This page covers Forest Ridge Shores at Fountain Lakes Neighborhood Association, Inc. It is not Forest Ridge, the larger 135-lot neighborhood next to it with its own association and its own guide, and it is not Marsh Landing on Forest Ridge Drive, which is a separate community outside the Fountain Lakes gates.
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 Shores house has closed at, what it costs to carry, which rules are stricter here than anywhere else in Fountain Lakes, and which papers to ask for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Forest Ridge Shores 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 lot-by-lot roll and the recorded declaration itself.
If you're searching for the best realtor for Forest Ridge Shores in Fountain Lakes, Estero, whether you're ready to sell your Forest Ridge Shores 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 Shores house from the neighborhood's own recent sales, and we do that below in the open.
Recent Forest Ridge Shores track record (last 12 months): In the last 12 months Forest Ridge Shores has seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $522,500 (n = 5, odd, so the middle sale), a range of $470,000 to $610,000, $2,647,500 in total volume, a median of 44 days on market and a median sold-to-list ratio of 95.9% (the mean of the five per-sale ratios is 97.7%). The highest-priced resale in that window was $610,000 for a four-bedroom, three-bath, 2,080 square foot house in August 2026. We publish no count of Forest Ridge Shores 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 Shores closings in the Southwest Florida MLS, and we tracked all 16 closings on record since March 2022 (12 filed under the neighborhood's own label and 4 filed under the generic Fountain Lakes label that the county's recorded sales let us place). Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Forest Ridge Shores sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the work is paperwork as much as marketing: the neighborhood's purchase application (a $150 fee, filed at least 20 days before the sale date), the estoppel from the manager, and a buyer pool that has to be comfortable with a six-month minimum lease and a two-leases-a-year cap.
For Forest Ridge Shores buyers: the first question is the association, because the page for this neighborhood on the community's own website labels its main document a condominium declaration and the recorded document says otherwise. The second is the carry: $450 a quarter in 2026, of which $370 is the master pass-through. The third is the flood map, because three of the five street points we tested returned Zone AE.
Honors and recognition:
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Forest Ridge Shores means a detached house on its own platted lot, one of 64, in a small gated pocket of Fountain Lakes where the neighborhood association keeps the drainage and the west fence line, the master association runs the roads, golf course and pools, and each owner keeps the roof, the yard and the insurance.
Forest Ridge Shores is a 64-lot residential neighborhood of Fountain Lakes, a gated community of about 900 lots in Estero, Lee County, ZIP 33928. The county roll matches all 64 lots to single-family use, on Springside Drive (26 lots), Snaptail Court (23) and Fountain Lakes Boulevard (15). The plat is recorded in Plat Book 64, pages 83 to 87, and the association's own bylaws count exactly 64 votes, one per lot.
The public record supports three uses of the property: a full-time home, a seasonal home, and a rented home, though the lease rules here are the tightest in the community. We read these from the size, price and rules of the houses, and we describe the property, not the people who own or rent it. A buyer who wants a shorter-term rental should read the rental section before making an offer.
Most of daily life happens on the master association's side of the line. The clubhouse and activity center, the fitness center, two pools and a hot tub, the tennis, pickleball, bocce and shuffleboard courts and the private nine-hole par-3 course belong to the Fountain Lakes Community Association campus off Fountain Lakes Boulevard, and Coconut Point is across US-41 from the main gate. Inside Forest Ridge Shores itself there are streets, front lawns, a lake tract and a fence along the west edge.
Five things buyers sometimes assume. No condominium ownership: every owner holds fee simple title to a lot and a house. No neighborhood pool or clubhouse: the recorded documents name none. No new construction: the houses were built between 2000 and 2002 and every sale is a resale. No shared roof or exterior insurance: each owner insures and maintains the house. No age restriction: it is an all-ages neighborhood.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge Shores houses closed 16 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $552,000 median and 28.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $522,500 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 recorded deed prices flagged as qualified arm's-length sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. The MLS does not separate this neighborhood cleanly, so we assigned closings two ways: rows carrying the neighborhood's own label (12 of the 16), plus closings filed under the generic Fountain Lakes label whose price and date match a county-recorded sale of one of the 64 lots (4 of the 16). Six closings elsewhere in Fountain Lakes closed after the county file ends on July 29, 2026 and could not be tested, so a Forest Ridge Shores sale filed under another label in the last two months could be missing here.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $522,500 | $319.33 | 44 | 95.9% |
24 months | 8 (small sample) | $525,750 (mean of $522,500 and $529,000) | $320.62 | 59 | 95.5% |
36 months | 8 (small sample) | $525,750 (mean of $522,500 and $529,000) | $320.62 | 59 | 95.5% |
60 months, first window with 10+ | 16 | $552,000 (mean of $534,000 and $570,000) | $324.09 | 28.5 | 98.5% |
The 24-month and 36-month windows are the same eight sales, because none closed between August 2023 and March 2025. The 60-month window totals $9,016,500 in volume, with prices from $420,000 to $699,000, days on market from 3 to 250 (mean 56.6) and a mean of the per-sale sold-to-list ratios of 99.1%. Four sold above the final list price, three at it and nine below it.
Sixteen closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 and 2 | 1,785 | $599,900 | $570,000 | 95.0% | 14 |
Aug 2026 | 4 and 3 | 2,080 | $594,500 | $610,000 | 102.6% | 126 |
Jun 2026 | 3 and 2 | 1,460 | $490,000 | $470,000 | 95.9% | 91 |
Apr 2026 | 3 plus den and 2 | 1,559 | $522,500 | $522,500 | 100.0% | 44 |
Mar 2026 | 3 plus den and 2 | 2,047 | $500,000 | $475,000 | 95.0% | 36 |
Aug 2025 | 3 and 2 | 1,559 | $529,000 | $529,000 | 100.0% | 21 |
Jul 2025 | 4 and 2 | 2,032 | $589,000 | $534,000 | 90.7% | 74 |
Apr 2025 | 3 and 2 | 1,466 | $549,900 | $510,000 | 92.7% | 250 |
Jul 2023 | 3 and 2 | 1,461 | $440,000 | $420,000 | 95.5% | 174 |
May 2023 | 3 and 2 | 1,793 | $589,900 | $585,000 | 99.2% | 45 |
Apr 2023 | 3 plus den and 2 | 2,052 | $620,000 | $607,000 | 97.9% | 6 |
Nov 2022 | 3 and 2 | 1,749 | $699,000 | $699,000 | 100.0% | 3 |
Nov 2022 | 3 and 2 | 1,466 | $525,000 | $490,000 | 93.3% | 12 |
Jun 2022 | 4 and 2 | 2,100 | $599,900 | $650,000 | 108.4% | 3 |
May 2022 | 3 plus den and 2 | 1,745 | $625,000 | $650,000 | 104.0% | 3 |
Mar 2022 | 3 and 2 | 1,765 | $599,900 | $695,000 | 115.9% | 3 |
Every one of the 16 is a marketed MLS sale; none was entered after closing. Only the August 2026 four-bedroom is listed with three baths.
In the last 12 months we tracked 5 closings, from $470,000 to $610,000. Two were under 1,600 square feet and three between 1,785 and 2,080. Volume was $2,647,500. Five is a small sample, so the median of $522,500 is a description of five sales, not a forecast. Two of the five closed in the final week of August 2026, one above and one below its list price.
The 60-month median ($552,000, n = 16) sits above the 12-month figure ($522,500, n = 5) because five of the sixteen closed in the 2022 run-up, when four of five sold in three days and three sold above list at $650,000 to $695,000. The 24-month and 36-month medians ($525,750) are the same eight sales from March 2025 to August 2026. Read the longer window as history and the 12-month and 24-month figures as today.
Sorting the 16 by MLS living area, the six under 1,600 square feet had a median of $500,000 (n = 6, even, mean of $490,000 and $510,000, a small sample), the five from 1,600 to 1,999 a median of $650,000 (n = 5, small sample) and the five at 2,000 and above a median of $607,000 (n = 5, small sample). The middle band looks strongest, but four of its five sales closed in 2022, so the band is mostly a timing effect. Compare a house with houses of its own size closed in the last 24 months, not with the 60-month table.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description. There was no MLS closing in 2024.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (March to November) | 5 | $650,000 | $490,000 to $699,000 | 3 | 104.0% |
2023 | 3 | $585,000 | $420,000 to $607,000 | 45 | 97.9% |
2024 | 0 | none | none | none | none |
2025 | 3 | $529,000 | $510,000 to $534,000 | 74 | 92.7% |
2026 to September 29 | 5 | $522,500 | $470,000 to $610,000 | 44 | 95.9% |
The pattern is a fast, above-list 2022, a slower 2023, a gap in 2024, a 2025 in which two of three closed below list after 74 and 250 days, and a 2026 that has been quicker and near list. All eight closings in the last 24 months fell between March and August, none between September and February (n = 8, so a pattern to note and not a rule).
On September 29, 2026 the MLS showed no Forest Ridge Shores active carrying the neighborhood's own label. Zero active listings against five closings a year means there was nothing to buy on that date under this label. An active filed under the generic Fountain Lakes label would not appear in this pull, so call Marc for a live check before you assume there is nothing to see.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they include deeds that never touched the MLS. The file holds 107 qualified sales for the 64 lots, 52 of them from 1999 to 2001 and 55 since 2009.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $475,000 |
2025 | 3 | $529,000 |
2024 | 0 | none |
2023 | 3 | $585,000 |
2022 | 7 | $545,000 |
2021 | 7 | $417,000 |
2020 | 5 | $332,400 |
2019 | 4 | $322,500 |
2018 | 2 | $332,950 |
2017 | 3 | $375,000 |
2016 | 2 | $372,500 |
2015 | 1 | $320,000 |
2014 | 2 | $277,500 |
2013 | 3 | $230,000 |
2012 | 1 | $255,000 |
2011 | 2 | $192,500 |
2010 | 3 | $242,900 |
2009 | 4 | $245,250 |
2001 | 26 | $104,400 |
2000 | 18 | $104,400 |
1999 | 8 | $137,800 |
Since September 29, 2025 the county file shows 3 qualified sales at a median of $475,000 (small sample). From the $332,400 median of 2020 (n = 5) to $545,000 in 2022 (n = 7) is a 64 percent rise, and from $585,000 in 2023 to $475,000 in 2026 is a 19 percent fall. Small counts move medians, so we describe the direction and not a precise rate. The three rows from 1999 to 2001, at $104,400 to $137,800, are far below any resale in the record; our reading is lot-stage or builder-stage transfers while the neighborhood was being built, and the recorded documents, not the roll, would confirm it.
This is a public-record sale, not one of ours, and it is the highest-priced Forest Ridge Shores closing of 2026. A four-bedroom, three-bath, 2,080 square foot house closed in August 2026 at $610,000 after 126 days on market, against a final list of $594,500. Four facts stand out. It closed above its final list price, one of only four of the 16 closings to do so and the only one since 2022. It took 126 days, so the buyer was not in a hurry and the price was probably negotiated up from a lower earlier ask; the MLS shows the final list only. It is the only closing on record with a third full bath. And it closed one day before a 1,785 square foot, three-bedroom house sold on the 25th at $570,000, a $40,000 gap that shows how much a fourth bedroom and third bath can matter here.
For the buyer, that sale carried costs the price does not show: the $150 purchase application, a $2,500 one-time capital contribution that the association's 2026 sales packet lists for new owners, and then $450 a quarter, or $1,800 a year, in association dues before insurance and tax (the 2026 adopted budget). At $610,000, the dues alone are about 0.3 percent of the price a year; the insurance a house in this position needs is the larger unknown.
Forest Ridge Shores came to be in 1999, when Kraus-Anderson Incorporated, the original Fountain Lakes declarant, committed a land segment of 64 residential property units to the Fountain Lakes plan and formed a neighborhood association for it. Homes followed between 2000 and 2002, and the whole neighborhood is a resale market today.
The dates below come from recorded instruments and state records, not from marketing copy.
Date | Event | Record |
|---|---|---|
February 4, 1999 | The neighborhood association is incorporated as a Florida not-for-profit | Florida Division of Corporations, document N99000000782 |
August 2, 1999 | Kraus-Anderson records the supplement that commits the land to the Fountain Lakes plan as 64 residential property units | Lee County Official Records, Book 3153, Page 712 |
1999 to 2001 | Fifty-two first recordings on the county roll, at $34,800 to $174,000 each | Lee County recorded-sales file (our reading: lot or builder-stage transfers) |
February 7, 2000 | An easement agreement for a west-line fence is recorded among the declarant, a homebuilder and the association | Lee County Official Records, Book 3218, Page 3352 |
2000 to 2002 | The 64 houses are built: 19 in 2000, 37 in 2001 and 8 in 2002 | Lee County Property Appraiser, 2026 tax roll |
June 21, 2021 | Members vote to amend and restate the neighborhood declaration | 2021 Amended and Restated Declaration |
November 1, 2021 | Amended and restated articles are filed | Florida Division of Corporations |
2026 | The association adopts a budget of $116,096.25 for 64 units | 2026 Sales Packet |
The plat is Plat Book 64, pages 83 to 87 in Lee County, recorded as Forest Ridge Shores Subdivision.
The recorded declaration names Kraus-Anderson as the declarant and a Nevada partnership, Centex Homes, as a homebuilder exempt from the neighborhood's architectural review, and the fence easement agreement lists Centex among its parties. That is as far as the record goes. We do not have a recorded document that says which lots Centex built, so this page makes no claim about the builder of any one house, and we do not use a marketing site's builder claim in place of a recorded one.
Forest Ridge Shores is one of the later land segments in a community that Kraus-Anderson began building in 1987. The parent plan is a multistage planned community, so each neighborhood arrived by its own recorded supplement, with its own declaration and its own association layered under the master, the Fountain Lakes Community Association. Its separate neighbor inside the gates is Forest Ridge, a larger and older neighborhood built between 1994 and 1999.
Forest Ridge Shores, the 64-lot neighborhood inside Fountain Lakes, had 5 MLS closings in the last 12 months at a $522,500 median (a small sample), and there were no active listings on September 29, 2026. If you own here, request a free Forest Ridge Shores home valuation and Jesse will match your house to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Forest Ridge Shores instruments cite the master declaration of August 11, 1987 at Official Records Book 1938, Page 4601. The Fountain Lakes hub cites Book 2171, Page 2817 for the founding declaration. Those are two different citations for the same family of documents, and we do not reconcile them here without pulling both from the Lee County Clerk. The 2021 restatement also calls the neighborhood declaration Exhibit B to Supplement 5, while the recorded instrument itself is Supplement 22. Both are cited here so an attorney or title agent knows to check them.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge Shores is a homeowners' association of 64 platted lots under Florida Statutes Chapter 720, not a condominium under Chapter 718. The 1999 supplement says so in terms, the 2021 restated declaration cites Chapters 617 and 720, and the state condominium register carries no Forest Ridge Shores project.
Four records point the same way. The 1999 supplement states that the association is not intended to be a condominium association under Chapter 718. The 2021 Amended and Restated Declaration defines Lots and Owners, and grants each Owner one vote and a 64th share of assessments. The bylaws count 64 lots and 64 votes. And the Florida Division of Condominiums extract for Lee County lists the Greens, the Manors, Sungate and the Villas of Fountain Lakes, but no Forest Ridge Shores project, as of our September 2026 read.
Three places use it. The community website labels the neighborhood's PDF "Declaration of Condominium." The 2026 lease application cites Section 718.166 of the condominium chapter, which reads as a form carried over from another neighborhood. And the Fountain Lakes hub and our own sub-community roster listed the regime as a condominium or as unresolved until this page was written. A label is not a regime. The recorded declaration and the county roll, which carries all 64 parcels as single-family use, control.
Under Chapter 720 the owner holds title to a lot and a detached house, insures the house, and maintains the roof and structure. There is no condominium building, no shared roof, no unit-owner structural reserve study and no milestone inspection of the kind that condominium buildings of three stories or more must pass. The section on Florida's condominium safety laws below explains what does and does not apply here.
A lender that reads the neighborhood as a condominium may ask for a condominium questionnaire that does not fit. The neighborhood's own sales packet lists a mortgagee questionnaire fee of up to $150. Tell the insurer and the lender at the start that this is a detached single-family house in a homeowners' association, and ask the association's manager for its statement of the regime in writing.
The recording date of the 2021 restatement is not on the copy we read, and we cite the members' vote date instead. Anyone closing here should have a title agent pull the recorded set from the Lee County Clerk.
Forest Ridge Shores homes are detached single-family houses on 64 platted lots, built between 2000 and 2002, with a median of 1,759 heated square feet on the 2026 county roll, three bedrooms in 52 of 64 houses, and prices from $420,000 to $699,000 across 16 MLS closings in the last 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Feature | Count or range | Source |
|---|---|---|
Residential parcels | 64, all single-family use | Lee County Property Appraiser, 2026 tax roll |
Year built | 2000 (19 houses), 2001 (37) and 2002 (8) | Same |
Heated area | 1,346 to 2,202 square feet, median 1,759 | Same |
Bedrooms on the roll | 2 bedrooms (2 houses), 3 (52), 4 (10) | Same |
Bathrooms | 2 baths (57 houses), 3 baths (7) | Same |
Streets | Springside Drive 26, Snaptail Court 23, Fountain Lakes Boulevard 15 | Same |
The MLS records size in four clusters: about 1,460 square feet, about 1,560, about 1,750 to 1,800 and about 2,000 to 2,100. Nine of the 16 closings are labelled three-bedroom, four are labelled three bedrooms plus a den and three are four-bedroom. Model names are not published in the association's documents, so this page does not name them.
In the 12 months to September 29, 2026 the two closings under 1,600 square feet sold at $470,000 and $522,500 (1,460 and 1,559 square feet), and the three larger ones at $475,000 to $610,000. The 2,047 square foot house that sold for $475,000 in March 2026 has the lowest price per square foot in the record ($232), which shows that size alone does not set price here. Condition, updates and the ask matter as much.
The recorded rules require an attached garage for two to four cars and no carports. Roofs must be architectural shingle or tile, and a replacement needs association approval. Driveways must be poured concrete or pavers. A buyer of a 2000 to 2002 house should ask for the roof's age and permit, because a house of that age may be on its second roof.
The declaration requires at least 1,300 square feet of heated space for a one-story house and 1,450 for a two-story house. The smallest house on the roll, at 1,346 square feet, meets the one-story minimum.
Fences are prohibited across the neighborhood except on the 14 lots that carry the recorded west-line fence easement, Lots 1, 2 and 4 through 15. The association maintains that fence as a common expense. If a house you are viewing backs onto that line, ask which fence it is and who paid for the last repair.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Forest Ridge Shores home carries no neighborhood clubhouse or pool of its own; its amenities are the master association's, including a private nine-hole par-3 golf course for residents, two pools and a hot tub, a fitness center, tennis, pickleball, bocce and shuffleboard courts, a billiards room, a library and a playground.
The neighborhood owns nothing that residents use for recreation. Its common areas are a roadway tract, a lake and drainage tract and four 15-foot sign and landscape easements, and the master association maintains them as Corporation Common Areas. Streets are Springside Drive, Snaptail Court and part of Fountain Lakes Boulevard.
The Fountain Lakes Community Association runs a private nine-hole, par-3 executive course, par 27, opened in 1979 for residents and their guests, with walking play and pull carts, no riding carts and no driving range. Beside it are two swimming pools and a hot tub, a fitness center, tennis and pickleball courts, bocce and shuffleboard, a billiards room, a library, a playground and a clubhouse the board refreshed in 2026. Resident play is part of association membership, and some league days carry a small day-of fee. See the Fountain Lakes guide for hours and rules.
The main gate is at Fountain Lakes Boulevard and US-41 with a call box, and a residents-only back gate is at West Tree Road and Williams Road. Vehicles need a barcode decal, and gate monitors are posted from 7 a.m. to 9 p.m. Both are master-association services, so a Forest Ridge Shores house has the same gate access as every other Fountain Lakes address.
The master rules generally keep a leased home's occupants off the recreation and parking facilities during the lease. A buyer planning to rent should read the rental section here before assuming a tenant can use the golf course.
There is no neighborhood pool, no neighborhood clubhouse, no neighborhood gate and no neighborhood golf membership to buy separately. The neighborhood's recorded documents state that no rent or land use fee is charged for recreational facilities.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge Shores homeowners pay a regular assessment of $450 per quarter, or $1,800 per year, in the association's 2026 budget, up from $430 per quarter in 2025. Of that, $370 per quarter is a line the neighborhood passes through to the Fountain Lakes master association, and a one-time $2,500 capital contribution applies to a new owner.
The association's 2026 Sales Packet shows an adopted budget of $116,096.25 for 64 units. These are the lines.
Line | 2026 budget | What it is |
|---|---|---|
Master association fee | $94,720 | $370 per unit per quarter, $1,480 per year |
Insurance | $12,000 | Association policies |
Management | $6,600 | Professional management |
Office | $1,540 | Administration |
Contingency | $500 | Budgeted as a contingency line |
Legal | $400 | Legal fees |
Taxes | $275 | Taxes |
State filing | $61.25 | Annual filing |
Total | $116,096.25 |
The master line is about 81.6 percent of the budget. The other $80 a quarter per home, roughly $320 a year, covers insurance, management, the office and legal costs. In 2025 the master line was $89,600, or $350 per unit per quarter, so the master's own increase of $20 per unit per quarter accounts for the whole $20 rise in the regular assessment.
The adopted budget has no reserve line. That is not unusual for a homeowners' association whose common property is a road tract, a drainage tract and a fence, but it means a large repair would be paid by a special assessment or from operating funds. Ask the manager whether the association holds any reserve account and what it covers.
Our Fountain Lakes guide gives the master assessment as $380 per quarter. The Forest Ridge Shores 2026 budget carries the master line at $370 per quarter. The difference may be a budget-year difference, a partial pass-through or a hub-level error, and we could not settle it from the documents. Confirm the current master fee with the manager before you rely on either figure.
The neighborhood's sales packet lists a $2,500 capital contribution, a $150 non-refundable purchase application filed at least 20 days before the sale date, and a mortgagee questionnaire fee of up to $150. It does not say whether the $2,500 is separate from the master association's own $2,500 capital contribution, so ask both offices whether a buyer pays one or two.
Florida caps the fee for a current-account estoppel certificate at $299, and Section 720.30851 sets the delivery time. The neighborhood declaration requires the estoppel within 10 working days. The association's page lists its manager as the contact for estoppel requests.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge Shores owners pay through three layers: the neighborhood assessment of $450 a quarter, which already includes the master association fee, one-time charges of about $2,500 to $2,800 at purchase, and county property tax. A separate irrigation cooperative exists in Fountain Lakes, and we could not confirm whether these parcels are billed by it.
Layer | Amount | Basis |
|---|---|---|
Neighborhood regular assessment | $450 per quarter, $1,800 per year | 2026 adopted budget |
Of which, master pass-through | $370 per quarter, $1,480 per year | 2026 budget line |
Irrigation cooperative | $32 per month at the master level, if billed | Fountain Lakes guide; billing to these lots not confirmed |
Master community development district | None | No district assessment in the Fountain Lakes plan |
A buyer should plan for the $150 application, the $2,500 capital contribution (and the possible second $2,500), and up to $150 for a mortgagee questionnaire. A tenant moving in adds a $150 lease application fee and a $50 background check for each adult applicant and occupant.
In Lee County the seller customarily pays for the owner's title policy and for documentary stamp tax on the deed, at $0.70 per $100 of price, which is $3,850 on a $550,000 sale; the contract controls who pays what. The estoppel is capped at $299. Property tax is prorated at closing, with the seller giving the buyer a credit for the days the seller owned the house. Commission is negotiable and set by agreement, not by rule.
We do not quote insurance premiums, because they depend on the house, the roof, the flood zone and the carrier. We do not state property tax bills, because the roll's assessed value and exemptions differ by house. The Lee County Tax Collector's site shows the current bill for any address.
The Forest Ridge Shores declaration is the 2021 Amended and Restated Declaration, approved by members on June 21, 2021 under Florida Statutes Chapters 617 and 720. It allows one family per home, requires association approval of exterior changes, bans most fences, sets minimum house sizes and controls leasing more tightly than the master association does.
The recorded declaration runs to 2050 and renews in 10-year terms. Amendments need two-thirds of the voting interests present and voting. Each of the 64 lots has one vote. Owners are responsible for the house structure and roof, the lot's grounds and the water line from the shut-off valve, and Bonita Springs Utilities is responsible up to the valve.
Exterior changes need approval, including roof replacement, driveways, fences where permitted and landscaping changes. Builders named in the declaration, including Centex Homes, are exempt from that review. The master association also has an architectural review committee that meets on the second Monday of each month, and the stricter rule controls where they differ. Ask for the approval letter for any past exterior work at the house you are buying.
Below-ground irrigation is required. Window and wall air conditioners are prohibited. Portable basketball backboards are allowed, and swing sets have size limits. Boats, recreational vehicles and commercial vehicles may sit outside a garage for no more than 48 hours, and overnight street parking is not permitted. A guest is a person staying up to 30 days in a calendar year.
Owners must insure their own homes, including flood coverage where required, and must start rebuilding within 90 days of a casualty and finish within nine months. That is a real obligation, and we suggest owners confirm their policy limits with an insurance agent.
The association can fine and can lien for unpaid assessments under Chapter 720. Ask the manager for any open violations, fines or liens as part of the estoppel, and ask the seller for the approvals paper trail.
Forest Ridge Shores is not a 55 and older community. None of the recorded documents we read for the neighborhood or for Fountain Lakes carries an age restriction, and the community is described in its own governance as all-ages, with one family allowed per home.
The 2021 declaration limits use to one family per home, but it sets no minimum age for owners or residents. The master documents we read set none either.
Buyers of any age may purchase here and any age may live here, subject to the rules. A seller does not narrow the buyer pool by an age rule. We describe the property and its rules, not the people who live in it.
Forest Ridge Shores allows leasing, but on tighter terms than most of Fountain Lakes: two leases per calendar year, a six-month minimum, a one-year maximum, no renewal option, no subleasing, and a whole-house lease to a natural person only. The master association's own rule allows 30 days and four leases a year, and the stricter rule controls here.
Rule | Forest Ridge Shores | Master association |
|---|---|---|
Leases per year | 2 | 4 |
Minimum term | 6 months | 30 days |
Maximum term | 1 year | Not stated in what we read |
Renewal option | Not allowed | Not stated in what we read |
Subleasing | Not allowed | Not stated in what we read |
Lessee | A natural person, whole house only | Approval required |
The 2026 lease application charges $150 plus a $50 background check for each applicant and occupant over 18, and it must be submitted at least 30 days before the lease begins. A lease and a transfer are subject to the master association's approval procedure, and an unapproved transfer is void until approved. The declaration allows one hardship exception.
Guests staying in a leased house are limited, so a tenant cannot use the house as a hotel. Ask the manager for the current limit.
A six-month minimum ends short-term and vacation rentals here, and the master association prohibits stays under 30 days anyway. A buyer who wants to rent a house for a season or for a month at a time cannot do it in this neighborhood.
The two-lease cap and six-month floor limit a lease-up strategy to about one year-round tenant or two seasonal ones, and the natural-person rule bars a company as tenant. We would not underwrite a Forest Ridge Shores purchase on a short-term income model.
Forest Ridge Shores allows up to three animals per home under its 2021 declaration and prohibits aggressive animals, reptiles, monkeys, amphibians, poultry, swine, rabbits, ferrets and livestock. The 2026 pet notice adds no Pitbulls and no exotic pets, including snakes, and bars commercial breeding or boarding.
Three animals per home is the cap in the declaration, in the sales packet notice and in the master association's rules, so a household with four pets cannot buy here without a written exception.
The pet notice names Pitbulls and exotic animals, including snakes. Whether that wording reaches a specific mix or breed is a question for the manager, and a buyer with a breed of concern should ask in writing before making an offer.
Federal fair housing rules treat properly documented assistance animals differently from pets. The HUD guidance on assistance animals explains the rule, and the association's manager handles requests.
The master rules require dogs off the owner's property to be on a fixed leash of no more than six feet, and fences are limited to the 14 lots with the fence easement, so a buyer who wants a fenced yard should check which lot it is.
A Forest Ridge Shores sale needs three pieces of paper beyond the contract: the buyer's purchase application, filed 20 to 30 days ahead with a $150 fee, the seller's estoppel certificate, capped by statute at $299, and the master association's approval, since an unapproved transfer is void until approved.
The packet asks for the purchase application at least 20 days before the sale date and says review can take up to 30 days. An offer with a 30-day close should start the application in the first week. A cash buyer is not exempt.
Ask the seller for the 2021 restated declaration, the 2026 budget, the sales packet, the master association's rules, the current estoppel, and any architectural approvals for the roof, driveway and any pool or screen enclosure. Florida also requires a homeowners' association disclosure summary for a sale in a mandatory association (Section 720.401), and the seller's contract should say who delivers it.
If the house is one of the 14 west-line lots, ask for the recorded fence agreement and any recent repair bills, because the association maintains that fence as a common expense.
We suggest a title agent read the recorded set, because of the two book and page discrepancies noted earlier, and confirm the regime as a Chapter 720 association in writing.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge Shores has a mixed flood profile: five address points we tested along its three streets returned two in Zone X and three in Zone AE, on FEMA panel 12071C0587G effective November 17, 2022. The neighborhood is inland, so wind and freshwater flooding are the risks, not open-Gulf surge.
We queried FEMA's National Flood Hazard Layer at five street points along Springside Drive, Snaptail Court and Fountain Lakes Boulevard. Two returned Zone X, the 0.2 percent annual chance area in a combined riverine and coastal floodplain, and three returned Zone AE, a Special Flood Hazard Area. Five points do not map 64 lots, so treat this as a warning that the zone changes within the neighborhood and check the exact address on the FEMA Flood Map Service Center.
The original declaration's flood disclosure cites minimum floor elevations of 13.0 and 14.0 feet on the older datum, and the lots were filled to a South Florida Water Management District plan. Those are design rules from 1999, not a current elevation certificate. Ask for the house's elevation certificate.
A federally backed mortgage on an AE-zone house requires flood insurance, and X-zone houses are recommended to carry it. The declaration requires owners to insure the house. The Village of Estero's flood insurance discount under FEMA's Community Rating System was reported at 20 percent in our Fountain Lakes guide, and it should be re-verified. We do not estimate premiums, and a licensed insurance agent should quote each house, using the wind-mitigation inspection form to earn credits.
Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm. This neighborhood is about four to five miles from the Gulf, so its exposure was wind and rain. The Forest Ridge Shores records we read do not describe damage to any lot, and we make no claim about individual houses.
Seasonal owners should leave shutters or hurricane protection arrangements and a local contact with the manager. Hurricane protection that changes the exterior needs approval under the declaration, so confirm the approved style before installing it.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium and cooperative buildings of three stories or more, so they do not apply to Forest Ridge Shores, a homeowners' association of 64 detached houses. The rules that do apply are Chapter 720's records, assessment and estoppel rules.
Sections 553.899 and 718.112 require milestone inspections and structural integrity reserve studies for covered condominium buildings. They exist because of shared structures such as roofs, walls and parking decks. A Forest Ridge Shores house has its own roof and structure.
Buyers who read the community website's label, "Declaration of Condominium," reasonably ask whether the condominium safety laws apply. They do not, because the recorded declaration is a Chapter 720 declaration of covenants. If a lender's form assumes otherwise, the answer in writing is the neighborhood's declaration.
Ask for the reserve position, the budget line for the fence and the drainage tract, any special assessments in the last five years, and the age and permit of the house's roof.
Forest Ridge Shores is served by the Lee County School District, which assigns by choice and proximity rather than fixed boundaries; the likely proximity schools for a Fountain Lakes address are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Families should confirm the current options for a specific address with the district.
Lee County uses residential and choice zones with a proximity preference, so a family ranks choices and living near a school helps with priority. A house's location does not guarantee a seat, and a buyer relying on a school should ask the district before writing an offer.
Level | School | Grades | Location |
|---|---|---|---|
Elementary | Pinewoods Elementary | K to 5 | Stoneybrook Golf Drive, Estero |
Middle | Three Oaks Middle School | 6 to 8 | Three Oaks Parkway, Fort Myers |
High | Estero High School | 9 to 12 | River Ranch Road, Estero |
Florida Gulf Coast University is about 6 to 8 miles north of the area. Private options in Estero and Bonita Springs include 3 Oaks Academy and Grace Classical Academy. We do not rate schools on this page.
A single-family house in a gated neighborhood with a nearby elementary school draws families as well as seasonal owners, which widens the buyer pool. The recorded rules on leasing and the three-pet limit shape who buys more than the school does.
Forest Ridge Shores is inside the Village of Estero, so building permits for a house here are issued by the Village of Estero's Community Development department, not by Lee County. We did not pull the permit history for any address, so this page states the process and names what a buyer should ask a seller for.
The Village of Estero handles building and zoning permits for addresses inside the Village, and its Community Development department can be reached at 239.221.5036. Permit records for a specific address come from the Village.
Ask for permits and final inspections for the roof, any pool or screen enclosure, a driveway replacement, hurricane shutters or impact windows, and any air-conditioning replacement. Because the houses date from 2000 to 2002, air conditioners and roofs are the systems most likely to have been replaced.
An architectural approval from the association is not a permit, and a permit is not an architectural approval. A house that has one without the other can cause a problem at sale.
Recorded deeds, easements and mortgages for the neighborhood are in the Lee County Clerk's Official Records. We referenced the recorded instruments named in this guide and suggest a title agent pull the full set.
Near Forest Ridge Shores the active projects are the North Point mixed-use development at US-41 and Williams Road, the widening of Williams Road, Downtown Estero east of US-41 and the Corkscrew Road widening. We could not confirm parcel-level zoning next to the neighborhood, so this page does not describe adjacent land.
North Point is a roughly 100-acre mixed-use planned development at the northeast corner of US-41 and Williams Road, north of Hertz Arena. Williams Road is expected to widen from two lanes to four, which affects the residents-only back gate at West Tree Road and Williams Road.
Downtown Estero is a mixed-use project on the east side of US-41 north of Broadway with multifamily units, commercial space, a public park and trails.
Lee County and FDOT are widening Corkscrew Road from Ben Hill Griffin Parkway to Alico Road, with the second phase expected to finish in late 2026.
The Village of Estero publishes a zoning map built from the Lee County shapefile, and the county's zoning dataset is public. We did not read the zoning of the parcels bordering Forest Ridge Shores, so we say only that an owner or buyer should check it on the Village's map before relying on a view or a buffer.
Williams Road construction near the back gate may affect daily routes in the near term. That is the one item we would raise on a showing day.
Forest Ridge Shores sits across US-41 from Coconut Point, about 6 to 8 minutes from the mall, 5 to 7 minutes from I-75 at Corkscrew Road, and about 20 to 24 minutes from Southwest Florida International Airport, with a 24-hour freestanding emergency room at Lee Health Coconut Point a few minutes away.
Destination | Approximate drive time |
|---|---|
Coconut Point | about 6 to 8 minutes |
I-75 Exit 123 (Corkscrew Road) | about 5 to 7 minutes |
Miromar Outlets | about 8 to 12 minutes |
Hertz Arena | about 8 to 12 minutes |
Florida Gulf Coast University | about 12 to 15 minutes |
Bonita Beach and Lovers Key | about 15 to 25 minutes |
Southwest Florida International Airport | about 20 to 24 minutes |
Downtown Fort Myers | about 22 to 28 minutes |
Downtown Naples | about 25 to 30 minutes |
These times are approximate, measured from the US-41 and Fountain Lakes Boulevard area rather than from each lot.
Lee Health Coconut Point is a freestanding emergency room on Via Coconut Point, roughly 5 to 8 minutes away. Gulf Coast Medical Center in Fort Myers is the Level II trauma center, about 18 to 22 minutes north.
Water is supplied by Bonita Springs Utilities up to each house's shut-off valve, according to the declaration. We did not confirm trash collection, mail delivery or internet providers for these streets, and a buyer should ask.
The main gate is at Fountain Lakes Boulevard and US-41, and the back gate is at West Tree Road and Williams Road, which is residents only.
Forest Ridge Shores is the fifth largest of seven for-sale Fountain Lakes neighborhoods at 64 lots, with every house built in 2000 to 2002, and a $522,500 median across 5 closings in 12 months (a small sample). Its closest comparisons are Forest Ridge, its larger neighbor, and the four smaller villa and condominium neighborhoods that follow.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units | Regime | Year built | MLS closings, last 12 months |
|---|---|---|---|---|
143 | Condominium, Chapter 718 | 1988 | 9 | |
135 | Homeowners' association, Chapter 720 (inferred) | 1994 to 1999 | 5 | |
128 | Homeowners' association | 1988 to 2003 | 1 by label | |
86 | Homeowners' association | 1990 to 2004 | 0 by label | |
Forest Ridge Shores | 64 | Homeowners' association, Chapter 720 | 2000 to 2002 | 5 |
62 | Condominium use on the county roll | 1994 to 1996 | 3 | |
49 | Homeowners' association per the community; a state extract lists a condominium | 1989 to 1991 | 4 |
Closings are by MLS label from our sub-community roster, and the roster counts for Sunrise, Lakeside and the Villas of Fountain Lakes are lower than the counts a county match would give. Treat the small counts as rough.
Every Forest Ridge Shores house dates from 2000 to 2002. Sunrise and Lakeside have houses from those years too, but their year-built ranges also reach back to 1988 and 1990, and the Greens dates from 1988. At $522,500 median (12 months, n = 5) it sits above the Greens, whose 12-month median is $185,000 on 9 closings (a small sample).
The county roll puts the median Forest Ridge Shores house at 2001 and the median Forest Ridge house at 1996, five years apart. That age gap, together with the larger median heated area (1,759 against 1,601 square feet), is the main pricing difference we can document.
A buyer comparing single-family houses should read Forest Ridge and Sunrise. A buyer wanting a lower price of entry should read The Greens, whose 12-month median is well below Forest Ridge Shores, or Lakeside. Attached-villa buyers should read Villas at Timber Lakes and Villas of Fountain Lakes.
If you are selling, use our Fountain Lakes seller page and the Fountain Lakes home valuation. If you are buying, use the Fountain Lakes buyer page. The whole community is covered in our Fountain Lakes guide.
Forest Ridge Shores is the newer, smaller and higher-priced of the two Fountain Lakes neighborhoods with Forest Ridge in their names: 64 houses built 2000 to 2002 at a $552,000 60-month median, against Forest Ridge's 135 houses built 1994 to 1999 at $452,500. Both are single-family homeowners' associations.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Question | Forest Ridge Shores | |
|---|---|---|
Lots on the county roll | 64 | 135 |
Regime | Chapter 720 homeowners' association | Chapter 720 homeowners' association (inferred) |
Year built | 2000 to 2002, median 2001 | 1994 to 1999, median 1996 |
Heated area on the roll | 1,346 to 2,202 sq ft, median 1,759 | 1,309 to 2,525 sq ft, median 1,601 |
Bedrooms on the roll | 2 (2), 3 (52), 4 (10) | 2 (14), 3 (95), 4 (22), 5 (4) |
MLS closings, 12 months | 5, median $522,500 (small sample) | 5, median $440,000 (small sample) |
MLS closings, 60 months | 16, median $552,000 (mean of $534,000 and $570,000) | 18, median $452,500 (mean of $440,000 and $465,000) |
Median price per MLS sq ft, 60 months | $324.09 | $266.24 |
Median days on market, 60 months | 28.5 | 46.5 |
Median sold-to-list, 60 months | 98.5% | 96.4% |
Active listings, September 29, 2026 | 0 | 1, at $550,000 |
Leasing | 2 leases a year, 6 month minimum | Read the Forest Ridge guide for its rules |
A buyer who wants a newer house, a faster-selling resale market and stricter leasing that limits investor turnover should look at Forest Ridge Shores. A buyer who wants more choice (135 houses), a lower entry price and more floor-plan variety should look at Forest Ridge. A seller in either should price against that neighborhood's closings, not the other's, because $82,500 separates the two 12-month medians.
The two are separate associations with separate declarations, separate budgets and separate approval offices. A Forest Ridge sale is not a Forest Ridge Shores comparable, and the MLS label alone can mislead. Marsh Landing on Forest Ridge Drive is a third, unrelated community.
At 60 months the medians are $552,000 against $452,500, a gap of $99,500, and the price per square foot differs by about $58. The Forest Ridge Shores figure is dated by its 2022 boom sales, though, so the 12-month gap of $82,500 is the better present comparison (both n = 5, small samples).
Forest Ridge Shores offers houses built in 2000 to 2002, few resales, a homeowners' association without condominium structural obligations and a 60-month median of $552,000, but it also has no reserve line, a mixed flood profile, tight leasing rules and few sales a year. The list below states both sides.
An owner-occupant or seasonal buyer who wants a detached house in a gated community with bundled golf at a mid-$500,000 price will find a good fit here. An investor wanting short-term rental income will not.
Households with more than three pets, buyers who need a fenced yard on most lots, and buyers unwilling to carry flood insurance should look elsewhere.
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Forest Ridge Shores listing agent, or thinking, 'I need someone to sell my Forest Ridge Shores home...' you are selling into a 64-lot neighborhood where the ask against a few recent closings and the approvals paper trail 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 Shores closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 16 the MLS has recorded since March 2022. 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:
Start with a free Forest Ridge Shores home valuation. Jesse follows up with the Forest Ridge Shores closings that fit your house: the same size, adjusted for condition, roof age, updates and flood zone. For the full community picture, see the Fountain Lakes seller page.
(239) 898-6072, text or call. Confidential conversations welcome. Our Forest Ridge Shores seller's guide walks through the sale step by step, and the Forest Ridge Shores home valuation page shows how homes here are priced.
For a house priced to the recent closings, the market is workable: there were no actives on September 29, 2026 against 5 closings in a year, and 2026 closings have been quicker (median 44 days) than 2025's (74). Sellers who ask well above the last comparable should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Forest Ridge Shores' own recent sales, by size. Two houses under 1,600 square feet closed in the last 12 months at $470,000 and $522,500, and three larger houses at $475,000 to $610,000.
The 60-month median is 28.5 days, but the 12-month median is 44, and four of the 16 closings took more than 90 days. Four sold in 3 days, all of them in 2022.
The buyer does: the purchase application must be approved, and an unapproved transfer is void until approved. The seller supplies the estoppel and the documents.
Generally yes, subject to the lease and the rules. A lease here is six months to a year with no renewal option, so check the end date before you list.
Forest Ridge Shores 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 Shores sale and public record 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 Shores 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.
McGreevy and Comisar is a top-reviewed Forest Ridge Shores 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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Selling your Forest Ridge Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Forest Ridge Shores homes for sale, HOA fees and living in Fountain Lakes in Estero, answered from the records cited below. Each answer names Forest Ridge Shores and points to the section that holds the detail. Where a record is not public, the answer says so.
Forest Ridge Shores is a neighborhood of 64 detached single-family houses inside Fountain Lakes, a gated community of about 900 lots in Estero, Florida. The houses were built from 2000 to 2002 on Springside Drive, Snaptail Court and Fountain Lakes Boulevard.
No. It is a homeowners' association under Florida Statutes Chapter 720, with 64 platted lots. The 1999 supplement says the association is not intended to be a condominium association, and the state's condominium register does not list it.
No. Forest Ridge is a separate, larger neighborhood of 135 lots with its own association. Forest Ridge Shores has 64 lots. Marsh Landing on Forest Ridge Drive is a third, unrelated community outside the gates.
There are 64 residential parcels on the 2026 Lee County roll, all single-family use, and the association's bylaws count 64 lots and 64 votes.
The roll shows 19 houses built in 2000, 37 in 2001 and 8 in 2002. The association was incorporated on February 4, 1999.
Sixteen MLS closings in the last 60 months to September 29, 2026 had a median of $552,000 and ran from $420,000 to $699,000. The last 12 months had 5 closings at a $522,500 median, a small sample.
The roll shows 1,346 to 2,202 heated square feet with a median of 1,759. Fifty-two of the 64 have three bedrooms, ten have four and two have two.
The 2026 regular assessment is $450 a quarter, or $1,800 a year, up from $430 a quarter in 2025. Of that, $370 a quarter is the master association line in the adopted budget.
The budget shows the master association fee, insurance, management, office costs, legal costs, taxes, a state filing fee and a contingency. It has no reserve line. The section on fees has the line-by-line table.
The packet lists a $2,500 capital contribution and a $150 non-refundable purchase application, plus up to $150 for a mortgagee questionnaire. Whether the $2,500 is separate from the master association's own capital contribution is not stated, so ask both offices.
We found no community development district in the Fountain Lakes plan, and the Forest Ridge Shores budget has no such line. Confirm on the county tax bill for the specific address.
Yes. The purchase application goes in at least 20 days before the sale date and can take up to 30 days. An unapproved transfer is void until approved, so a cash buyer should apply as well.
Yes, within limits: two leases a year, a six-month minimum, a one-year maximum, no renewal option, no subleasing and a natural-person lessee for the whole house. The master association allows 30 days and four leases, but the stricter rule controls here.
No. The six-month minimum lease rules it out, and the master association prohibits stays under 30 days as well.
Three. The declaration also bars aggressive animals, reptiles, monkeys, amphibians, poultry, swine, rabbits, ferrets and livestock, and the 2026 notice names Pitbulls and exotic pets including snakes.
No. The recorded documents we read set no age restriction, and Fountain Lakes is all-ages.
It depends on the address. Of five points we tested along its streets, two returned Zone X and three returned Zone AE, on FEMA panel 12071C0587G effective November 17, 2022. Check the exact house on the FEMA Flood Map Service Center.
A federally backed mortgage requires it in Zone AE, and it is recommended elsewhere. The declaration also requires owners to insure the house. A licensed insurance agent should quote each house.
The records we read do not describe damage to any lot, so we make no claim about individual houses. The neighborhood is inland, about four to five miles from the Gulf, and its risk is wind and freshwater flooding.
No. Those rules apply to condominium and cooperative buildings of three or more stories. Forest Ridge Shores is a Chapter 720 homeowners' association of detached houses.
Lee County assigns by choice and proximity. The likely schools are Pinewoods Elementary, Three Oaks Middle School and Estero High School, and the district confirms options for each address.
Master association amenities: a private nine-hole par-3 course for residents, two pools and a hot tub, a fitness center, tennis, pickleball, bocce and shuffleboard, a billiards room, a library and a playground. The neighborhood has none of its own.
Yes, at the Fountain Lakes level: a main gate at Fountain Lakes Boulevard and US-41 and a residents-only back gate at West Tree Road and Williams Road. Vehicles need a barcode decal.
Only on the 14 lots that carry the recorded west-line fence easement, and the association maintains that fence as a common expense. Everywhere else fences are prohibited.
Exterior changes need association approval, and a permit from the Village of Estero is separate. Ask for the design and approval of any existing pool or enclosure.
Boats, recreational vehicles and commercial vehicles are limited to 48 hours outside a garage, and overnight street parking is not allowed.
The association's page lists Pegasus Property Management as the contact for estoppel requests, and Pegasus also manages the master association. Confirm the current contact at the time of purchase.
Ask the seller for the 2021 declaration, the 2026 budget, the sales packet, the master rules, the current estoppel and any approvals. Florida also requires a homeowners' association disclosure summary for a sale in a mandatory association (Section 720.401).
On September 29, 2026 the MLS showed none with the neighborhood's own label. Call Marc for a live check, because a listing under a generic Fountain Lakes label would not show in that pull.
The 60-month median is 28.5 days and the 12-month median is 44, with a range of 3 to 250 days. Four of the 16 closings took more than 90 days.
Sometimes. Four of the 16 closings in 60 months sold above the final list price, three at it and nine below it, and the only one above list since 2022 was an August 2026 sale.
Forest Ridge Shores is smaller, newer and higher-priced: a $552,000 median at 60 months against $452,500 for Forest Ridge. The comparison section has the full table.
Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida first. Marc, with Jesse, is among the Top 1% Real Estate Agents Nationally Since 2008, and knows what has closed here and which documents to ask for.
These are the questions sellers ask most about selling a Forest Ridge Shores home in Fountain Lakes, Estero, from pricing to paperwork, answered from the records cited below. Each answer names Forest Ridge Shores and points to the section with the detail. Where a record is not public, the answer says so.
Price it against the neighborhood's own closings by size and date. Sixteen MLS closings in 60 months had a $552,000 median, and 5 in the last 12 months had a $522,500 median, a small sample. A free home valuation applies those to your house.
The 60-month median is $324.09 per MLS square foot and the 12-month median is $319.33. The range is wide, from $232 to $400, because condition, size and timing all matter.
The MLS shows 5 closings in the 12 months to September 29, 2026, and none in 2024. The county recorded 3 qualified sales in 2025 and 3 in 2026 through July 29.
The 12-month median is 44 days and the 60-month median is 28.5. Individual sales ranged from 3 to 250 days, so price to the recent closings and not the fastest one.
The 2025 record argues against it. Two houses sold below list after 74 and 250 days, at 90.7% and 92.7% of list, while houses priced near the market sold sooner.
You do not need permission to list, but your buyer must be approved, and an unapproved transfer is void until approved. You must supply the estoppel and the sales documents.
Florida caps a current-account estoppel fee at $299, with extra amounts allowed for rush delivery or a delinquent account. The neighborhood requires delivery within 10 working days.
The buyer files at least 20 days before the sale date, and the packet says review can take up to 30 days. Start it in the first week of a 30-day contract.
The contract controls. In Lee County the seller customarily pays the owner's title policy and documentary stamp tax on the deed at $0.70 per $100, which is $3,850 on a $550,000 sale.
The 2021 amended and restated declaration, the 2026 budget and sales packet, the master rules, a current estoppel, and any architectural approvals and permits for the roof, driveway, pool or enclosure.
The packet lists a $2,500 one-time capital contribution for a new owner, and the master association may charge its own. The packet does not say whether they are the same charge, so confirm with both offices before listing.
Yes, but the investor buys into a two-lease, six-month-minimum rule with no renewal option and no subleasing. That narrows the pool, so most buyers here are owner-occupants and seasonal residents.
Generally yes. The buyer takes the lease, so check its end date, since leases run six months to a year with no renewal option.
It can. Three of five street points we tested returned Zone AE, and buyers with a federally backed mortgage must insure a house in that zone. Have the exact zone and any elevation certificate ready.
Yes, because the houses date from 2000 to 2002 and insurers look at roof age. The declaration requires approval for a replacement, so keep the approval and permit on file.
If your house is one of the 14 west-line lots, tell the buyer about the recorded fence easement and that the association maintains the fence. Provide the recorded agreement if asked.
There is no condominium structural reserve study, milestone inspection or building assessment, because it is a Chapter 720 association of detached houses. A buyer's lender does not need a condominium approval.
Few comparable sales, a mixed flood map, the buyer approval timeline and a two-lease rental cap. All are manageable with a clear price and complete documents.
We explain it. The website labels the neighborhood's PDF a declaration of condominium, but the recorded declaration is a Chapter 720 declaration. Give the buyer's lender and insurer that explanation in writing.
Fix items an inspection will find and any exterior work done without approval. Ask the manager for open violations. We do not recommend a renovation without checking it against the recent closings.
We do not predict prices. The facts are 5 closings in 12 months, none active on September 29, 2026, and a 2026 median of $522,500. A free home valuation shows where your house sits.
Do not. Forest Ridge is a separate neighborhood with a $452,500 60-month median, and its houses are older. Use Forest Ridge Shores' own sales, and treat Forest Ridge as background.
Five closed at a $650,000 median, four of them in 3 days and three above list, but 2022 was the peak of the run-up and a poor guide to today.
Three closed at a $529,000 median between April and August, at a 92.7% median of list. Two of the three sold below list after 74 and 250 days.
Five closings from March to August 2026 ran from $470,000 to $610,000, with a $522,500 median and a 44-day median. The highest sale, $610,000, was a four-bedroom, three-bath house.
Usually, but not always. The 2,047 square foot house that sold in March 2026 at $475,000 had the lowest price per square foot in the record, so condition and timing matter.
Yes. The county recorded 107 qualified sales since 1999, and four of our 16 MLS closings are filed under the generic Fountain Lakes label. Six Fountain Lakes closings after July 29, 2026 could not be tested.
They show the deed price and date, which we compare with MLS records. They do not show condition, so we use them as a check and never as a substitute.
Yes, you may, but the paperwork here is heavier than at most single-family neighborhoods. A buyer's approval application, the estoppel and the master association approval all have deadlines.
Property tax is prorated at closing, with the seller giving the buyer a credit for the days the seller owned the house. Tax on any gain is a question for a tax adviser, and the IRS publishes guidance on selling a home.
Commission is negotiable and set by agreement between seller and agent. We explain our fee in the first meeting.
Yes. We handle discreet sales when a seller needs one, including limited marketing and buyer-database outreach.
Call Jesse direct at (239) 898-6072. Jesse, one of the Top 1% Real Estate Agents Nationally Since 2008, follows up with the Forest Ridge Shores closings that fit your house, the same size, condition and timing.
Every fact on this Forest Ridge Shores guide traces to a primary record below: the neighborhood's and the master association's own recorded documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
Forest Ridge Shores' key documents are published by the neighborhood and master associations, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded set is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
2021 Amended and Restated Declaration, Articles and Bylaws | Forest Ridge Shores association | 2021 | |
Original restrictions and supplement | Forest Ridge Shores association | 1999 | |
Recorded fence agreement | Lee County Clerk record, posted by the association | 2000 | |
2026 Sales Packet and budget | Forest Ridge Shores association | 2026 | |
2026 Lease Application | Forest Ridge Shores association | 2026 | |
Fountain Lakes master Amended and Restated Declaration | Fountain Lakes Community Association | 2020 | |
Fountain Lakes master Rules and Regulations | Fountain Lakes Community Association | 2025 | |
Public condominium extract (statewide) | Florida Division of Condominiums | read September 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Estoppel certificates, Section 720.30851 | Florida Legislature | current statute |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Forest Ridge Shores. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
