Fountain Lakes
Estero living made easy: Fountain Lakes is a gated community of single-family homes, villas, and condos near Coconut Point in ZIP code 33928. Sell or buy your Fountain Lakes home with McGreevy and Comisar.
Estero living made easy: Fountain Lakes is a gated community of single-family homes, villas, and condos near Coconut Point in ZIP code 33928. Sell or buy your Fountain Lakes home with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated July 2026.
Fountain Lakes is a gated golf community in Estero, Florida, and if you own a home here or want to buy one, you want the team that knows this community door by door. McGreevy and Comisar have listed, sold, and negotiated across Estero's gated communities for years, and Fountain Lakes sits right in the heart of the market we work every day. If you are thinking about selling your Fountain Lakes home, you deserve a listing team that can price it against the right comparable sales, market it to the exact buyer pool that wants a low-fee bundled-golf lifestyle across from Coconut Point, and walk it through the master-association estoppel and any sub-association approval without a single surprise. That is what we do.
We are Jesse McGreevy and Marc Comisar, co-founders of Domain Realty and the number one team in Southwest Florida since 2012. Between our Domain Realty Group team and our own personal production, we have sold over $2.5 Billion in real estate, and Jesse and Marc alone account for over $900 million in sales. We have been Top 1% Real Estate Agents Nationally since 2008. When a Fountain Lakes seller calls Jesse direct at (239) 898-6072, they get a strategy built on real local data, not a generic pitch. Buyers get the same edge in reverse: someone who can tell them which of the community's neighborhoods fits their budget, which are condos versus villas versus single-family, and what the HOA really covers. This page proves it, with a full, honest deep-dive into Fountain Lakes and the numbers that matter.
McGreevy and Comisar are the best realtor for Fountain Lakes in Estero because we pair the number one team in Southwest Florida since 2012 with a genuine, document-level command of this specific gated community: its 900 lots, its dozen sub-neighborhoods, its master and sub-association dues, and the buyer pool that competes for a low-fee, golf-bundled home across from Coconut Point. Track record is not a slogan here. It is the entire reason to hire us.
Since 2008 we have ranked among the Top 1% of Real Estate Agents Nationally. As the leaders of Domain Realty Group, our team has closed over $2.5 Billion in Real Estate, and Jesse McGreevy and Marc Comisar alone have over $900 million in Sales. In a resale-only, established community like Fountain Lakes, where value is set by careful comparison to the handful of recent closings inside these gates and in the immediate Estero corridor, that depth of experience is exactly what protects your equity.
Recent Fountain Lakes track record (last 12 months): homes sold 38, dollar volume $12.8 million, average days to contract 105, average sale-to-list price 94.9%, highest-priced Fountain Lakes home sold $560,000, and fastest Fountain Lakes home sold the same day it hit the market. We keep these numbers current from the live MLS so your pricing conversation starts from fact, not guesswork.
Here is the full, verbatim record behind that promise:
Thinking of selling in Fountain Lakes? Get your home's current value at our home valuation tool, then talk strategy with the team. Call Jesse direct at (239) 898-6072.
Looking to buy in Fountain Lakes? We will get you inside the gate and into the right neighborhood for your budget and lifestyle. Call Marc at (239) 287-5873.
Fountain Lakes is a gated, all-ages golf community in Estero, Florida, built by Kraus-Anderson starting in 1987 on the site of the former Estero Woods, with 900 residential lots spread across roughly a dozen sub-neighborhoods, a private 9-hole par-3 golf course, low master HOA dues, and a location directly across US-41 from Coconut Point. Here is what matters most before you buy or sell.
Living in Fountain Lakes means a quiet, gated, all-ages neighborhood in the heart of Estero, Florida, with a bundled private golf course, a full amenity center, and shopping and dining you can reach in minutes across US-41 at Coconut Point. It is the kind of established community where the golf carts roll to the clubhouse, the pickleball courts fill up by mid-morning, and residents actually know their neighbors.
The rhythm of daily life here is easy. Fountain Lakes sits directly across US-41 (Tamiami Trail) from Coconut Point, the roughly 500-acre open-air mall that is the largest single development in Estero, so groceries, restaurants, a movie theater, and everyday errands are a short hop from your driveway. The community itself is deed-restricted and gated, with a main entrance and call box at Fountain Lakes Boulevard and US-41 and a residents-only back gate at West Tree Road and Williams Road. A posted 25 mph speed limit and monitors on duty from 7:00 a.m. to 9:00 p.m. keep the interior calm and safe.
Inside the gates, the lifestyle leans social and active without the price tag of a big equity country club. Residents describe Fountain Lakes as peaceful, walkable, and dog-friendly, and independent neighborhood-safety data characterizes the area as above-average for safety compared to other Florida neighborhoods. There is a genuine sense of community here, anchored by a deep calendar of clubs and events that we cover in detail in the amenities section.
For buyers, the appeal is straightforward. You get a gated address, a bundled par-3 golf course, two swimming pools, a fitness center, tennis, pickleball, bocce, and a renovated clubhouse, all for a master HOA assessment of $380 per quarter, which is low by Estero standards. You are minutes from I-75 at the Corkscrew Road interchange (Exit 123), roughly 20 to 24 minutes from Southwest Florida International Airport (RSW), and within a short drive of the Gulf beaches at Bonita Beach and Lovers Key. It is an all-ages community, so it works for a young family near strong schools just as well as it works for a snowbird who wants to walk out the door and play nine holes.
For the retiree or seasonal owner, Fountain Lakes has long been a favorite for exactly those reasons: manageable single-story homes and villas, walkable amenities, an active clubhouse, and a maintenance-light lifestyle where the master association handles the common grounds and the private golf course is part of the deal. It is a community that has aged into its established, tree-lined character rather than one still fighting through new construction.
When you buy or sell in Fountain Lakes, you are working with the Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012.
Want to see what is available inside Fountain Lakes right now? Call Marc at (239) 287-5873 and we will line up private showings. Thinking of selling here instead? Call Jesse direct at (239) 898-6072.
The Fountain Lakes market is an established, resale-only market in Estero, Florida, where value is driven by product type (single-family, villa, or condo), sub-neighborhood, lake or golf view, and updates, all against the backdrop of a broader Southwest Florida market that has moved toward more balanced conditions with rising inventory into 2026. The live figures below are pulled from the MLS and kept current.
Metric | Fountain Lakes (current) | Notes |
|---|---|---|
Active listings | 20 | All product types inside the gates |
Median list price | $519,450 | Blended across single-family, villa, and condo |
Median sold price (trailing 12 months) | $320,000 | Community-wide |
Average price per square foot | $246 | Varies widely by product type |
Average days on market | about 105 (median 58) | Community-level |
Homes sold (trailing 12 months) | 38 | Closed transactions inside Fountain Lakes |
Highest sale (trailing 12 months) | $560,000 | Typically a larger single-family home |
Months of inventory / absorption | about 6.3 | Buyer's vs seller's market indicator |
For area context, Fountain Lakes has long been positioned as one of Estero's more attainable gated communities, with a product mix that spans low-rise condominiums and attached villas up through single-family homes, and master HOA dues that run well below Estero's larger equity country-club communities. Across Estero and greater Southwest Florida, inventory rose and days on market lengthened through 2025 and into 2026, shifting the market from the frantic seller's conditions of a few years ago toward a more balanced footing. What that means for a specific Fountain Lakes home depends entirely on its sub-neighborhood, condition, and view, which is exactly the analysis we run before we ever suggest a list price.
Because automated online estimates routinely miss the mark inside a community this varied, we do not price off a portal guess. We build a true comparative market analysis from the closed sales that actually count here, the kind of pricing discipline that has kept McGreevy and Comisar among the Top 1% Real Estate Agents Nationally Since 2008.
Curious what your Fountain Lakes home would list for today? Start with our home valuation tool, then call Jesse direct at (239) 898-6072 for the real number. Buying? Call Marc at (239) 287-5873 to get current on active inventory.
Fountain Lakes came to be when the Minnesota development and construction firm Kraus-Anderson acquired a parcel in Estero, Florida, that had originally been developed as Estero Woods, renamed it Fountain Lakes, and began building single-family homes in 1987, growing it over the following decade and a half into the gated, master-planned golf community of 900 lots that residents govern today. The golf came first, the homes followed, and the community celebrated its 25th anniversary in 2012.
The land use here started with recreation. The community's private 9-hole, par-3 golf course opened in 1979, several years before the residential build-out began. When Kraus-Anderson took over the former Estero Woods property and rebranded it Fountain Lakes, it started putting single-family homes in the ground in 1987, the same year it formally organized the homeowners association. The Fountain Lakes Homeowners Association, Inc. (today the Fountain Lakes Community Association, Inc.) was incorporated as a Florida not-for-profit corporation, a registration confirmed in Florida's state corporate records under a July 1987 filing date. Kraus-Anderson later turned over ownership and operation of the community to that resident-run association.
Fountain Lakes was built as what its recorded Declaration calls a "multistage, planned community," developed in phases with additional land segments and supplements folded in over time. Homes went up across roughly the late 1980s through the early 2000s, which is why the community today reads as fully established and effectively built out, with only resale activity and no active new-construction builder program. The recorded governing documents corroborate that build window: the condominium instruments for the Sungate Villas neighborhood, for example, carry amendments recorded in 1991, 1992, and 1994.
The community's founding legal document, the original Declaration of Covenants, Conditions and Restrictions for Fountain Lakes, is recorded in the Public Records of Lee County, Florida at Official Records Book 2171, Page 2817. That original declaration was substantially amended and restated in 2020, and the master Rules and Regulations were updated and recorded again in 2025. The authoritative count of homes comes straight from the recorded 2020 Bylaws, which state that the total number of residential lots in Fountain Lakes is 900. You will sometimes see other figures circulating online, but 900 is the number the governing documents recognize.
Today Fountain Lakes is a mature, resident-governed community. It is administered by a seven-member Board of Governors serving staggered two-year terms, supported by professional management, with an active newsletter (called "The FLASH") and a full slate of committees. The story, in short, is a golf course from the disco era, a Minnesota builder who saw the potential of Estero before Estero was even its own town, and a community that has been quietly livable for going on four decades.
Fountain Lakes is not one homogeneous subdivision. It is a master association sitting over roughly a dozen distinct sub-neighborhoods in Estero, Florida, each with its own association, its own governing documents, and its own product type, ranging from single-family homes to attached villas to low-rise condominiums, plus one rental-apartment community inside the gates that is not for-sale inventory. Understanding which neighborhood a home sits in is the single most important thing a buyer or seller can know here, because it determines the product, the sub-association dues, and the specific rules that apply on top of the master.
The community's official neighborhoods list names twelve residential neighborhoods (plus a separate irrigation co-op that is a utility association, not a place to live). Every owner is a mandatory member of the master Fountain Lakes Community Association, and additionally a member of their own sub-neighborhood association. Where a sub-neighborhood's rules are stricter than the master's, the stricter rule controls.
Each of these sub-neighborhoods is a candidate for its own dedicated page on our site. Detailed sub-neighborhood pages for Fountain Lakes are coming soon. In the meantime, here is the roster, with product type and notes drawn from each neighborhood's own recorded documents.
Sub-neighborhood | Product type | Notes |
|---|---|---|
Forest Ridge | Single-family (HOA) | 136 units; self-listed board; managed by Pegasus; governed under Florida's HOA statute (Ch. 720). |
Forest Ridge Shores | Condominium | Statutory condominium (Ch. 718) with a recorded Declaration of Condominium and 2021 amended-and-restated docs. |
Lakeside | Single-family / HOA | Neighborhood HOA with a corrected amended-and-restated Declaration recorded in 2022. |
Seabreeze | Condominium | Self-managed condominium with its own recorded Declaration of covenants. |
Southshore | Condominium | Statutory condominium with a recorded Declaration of Condominium. |
Sungate Villas | Villa (condominium) | Attached villa product; recorded declaration with amendments dated 1991, 1992, and 1994, which help date the community's build era. |
Sunrise | HOA | Neighborhood association with amended-and-restated governing docs recorded May 2022. |
The Manors | Condominium / attached | "The Manors at Fountain Lakes, A Condominium," with recorded covenants (2011) and its own rules and regulations. |
The Greens | Condominium | Low-rise condominium product with its own external management site; confirmed as within the Fountain Lakes gates. |
Villas of Fountain Lakes | Villa (HOA) | Attached villa product with an amended-and-restated Declaration and its own lease packet and application. |
The Villas at Timber Lakes | Villa (condominium) | Attached villa condominium; some units front the lake; rules and regs revised March 2025. |
Estero Woods (Estero Woods Village) | Rental apartments (NOT for sale) | A rental apartment community inside the gates offering 1, 2, and 3-bedroom annual rentals from roughly 720 to 1,280 square feet. This is not for-sale inventory and cannot be purchased. |
A couple of important notes for buyers and sellers. First, Estero Woods Village is rental apartments, not homes you can buy. It carries the "Estero Woods" name that predates the whole community, and it sits inside the gates, but it is a lease-only apartment community, so do not expect to find it in the for-sale MLS. Second, an entity called "Creekside Crossing Condominium Association" appears in some of the association's meeting notices; whether it is a thirteenth associated sub-entity or an alternate name for one of the listed neighborhoods is something we confirm at the parcel level when it matters to a transaction. Street patterns inside the community include Fountain Lakes Boulevard (the main spine), Sandy Bay Drive, Sungate Court, Tallwood Court, and Seasons Way.
Because each sub-neighborhood carries its own dues and rules on top of the master, the right agent makes a real difference here. We know which neighborhoods are single-family versus villa versus condo, which ones front the lakes, and what each sub-association expects at closing.
Selling in one of these neighborhoods? Call Jesse direct at (239) 898-6072 and we will price it against the right comparable sales. Trying to figure out which Fountain Lakes neighborhood fits you? Call Marc at (239) 287-5873.
The homes of Fountain Lakes are a genuine mix of product types in Estero, Florida: detached single-family homes, attached villas, and low-rise condominiums, mostly built between the late 1980s and the early 2000s, ranging in size from compact villa floor plans to larger single-family homes, and priced across one of the more attainable bands in the Estero gated market. That variety is a feature, because it means there is a Fountain Lakes home for a first-time gated buyer, a downsizing couple, a snowbird, and a growing family.
The recorded 2025 master Rules and Regulations confirm the full product spectrum in a single line, referencing "single-family homes, condos, villas, and apartments." Governance backs that up: some Fountain Lakes neighborhoods are organized under Florida's HOA statute (Chapter 720, which covers single-family and villa homeowners associations) and others under Florida's condominium statute (Chapter 718). In plain terms, you can buy a detached house on its own lot, a paired or attached villa, or a unit in a low-rise condominium, all inside the same gates.
On size and layout, expect the typical Southwest Florida spread for a community of this era. Villa and condo floor plans tend to run smaller and more efficient, while the single-family homes run larger and offer one, two, or three-car garages depending on the model. Many single-family homes have private pools and screened lanais (permitted with architectural approval), and a good number of homes across all product types enjoy lake or golf-course views given the community's namesake lakes and Halfway Creek. Because the exact model names, square-footage ranges, and lot dimensions are not published by the association, we confirm the specifics for any given home directly from the MLS and the Lee County Property Appraiser's building characteristics.
Pricing is where a Fountain Lakes specialist earns their keep, and where we deliberately do not guess. Current list prices, sold prices, and price-per-square-foot by product type are current from the MLS: condos recently sold around a $195,000 median, villas around $315,000, and single-family homes around $472,500 (about $246 per square foot community-wide), because those figures move and must come from the live MLS, not from a stale online estimate. What we can say with confidence is that Fountain Lakes has consistently been one of Estero's more affordable gated options, with condos and villas at the entry end and single-family homes above them, and with the bundled golf and low master dues adding real value at every price point. The current spread between villa, condo, and single-family pricing inside Fountain Lakes is roughly $195,000 for condos, $315,000 for villas, and $472,500 for single-family homes at the median over the last 12 months (a community-wide span from about $155,000 to $560,000) and best pulled fresh.
For sellers, this variety cuts both ways. A well-updated single-family home with a pool and a lake view competes in a very different lane than an original-condition villa, and pricing each correctly against the right comps is the difference between a fast, clean sale and a listing that sits. For buyers, the range means opportunity: you can often get into a gated, golf-bundled Estero community here for less than you would spend elsewhere.
Wondering what your specific Fountain Lakes home is worth in today's market? Start with our home valuation tool, then call Jesse direct at (239) 898-6072. Want to tour the different home types inside Fountain Lakes? Call Marc at (239) 287-5873.
Fountain Lakes offers a private 9-hole, par-3 golf course reserved for residents and their guests, plus a full amenity center in Estero, Florida, that includes two swimming pools and a hot tub, a fitness center, tennis, pickleball, bocce, shuffleboard, a billiards room, a library, a children's playground, and a clubhouse that was fully refreshed in 2026, all folded into a low master HOA assessment. For a community with such modest dues, the amenity package is genuinely deep.
The golf course is the signature amenity and a real differentiator. It is a private, 9-hole, par-3 (executive) course, par 27, that opened in 1979, making it older than the homes around it. It is a walking course: walking is allowed, pull-carts are available, but there are no riding-cart rentals and no driving range, and a teaching pro is available. Critically, it is for residents and their guests only. It is not open to the public, and non-residents cannot book public tee times. A recreation permit (an ID badge or key fob) is required for anyone playing. Resident play on the course is part of association membership, so residents enjoy unlimited resident play as part of the lifestyle here. Some organized league days carry a small nominal day-of fee (for example, a couple of dollars for certain golf leagues, and a small lunch fee on league days), but routine resident golf is a core perk of living inside the gates.
The rest of the amenity center rounds out an active lifestyle:
The clubhouse complex, including the community center, fitness room, billiards room, library, and offices, was fully refreshed and renovated in 2026 by the Board and the Decorating Committee, so the community's social hub is in excellent, current condition.
The social calendar is what surprises most buyers. Fountain Lakes runs an unusually deep slate of clubs and organized play: men's, ladies', and night golf leagues, "Linksters" and "Guys and Gals" golf, billiards leagues, cornhole, shuffleboard, bocce, pickleball, water aerobics, and card and game groups including poker, bridge, canasta, rummy, and mahjong, plus a year-round sewing club, paint classes, and bingo. On top of that, the Social Committee runs themed events through the season: a Winter Wonderland, a craft fair, a community-wide garage sale, Breakfast with Santa, and a holiday lighted golf-cart and bicycle parade. It is a community where it is genuinely easy to plug in and make friends.
All of this is funded through the master HOA assessment, which is part of why Fountain Lakes represents such strong value: you get a bundled golf course and a resort-style amenity slate without the equity buy-in or the steep monthly dues of a big country club.
Thinking about selling and want to know how your amenities-rich Fountain Lakes home stacks up? Call Jesse direct at (239) 898-6072. Want to experience the golf and clubhouse before you buy? Call Marc at (239) 287-5873.
Fountain Lakes is governed by a two-tier association structure in Estero, Florida: a master association (the Fountain Lakes Community Association, Inc.) that charges $380 per quarter ($1,520 per year) plus a one-time $2,500 capital contribution at closing, sitting over roughly a dozen sub-neighborhood associations that add their own dues, with a separate irrigation co-op billing a flat $32 per month, no Community Development District, and no age restriction. The fee picture here is one of the community's biggest selling points, so it is worth understanding in full.
The master assessment is $380 per quarter, which works out to $1,520 per year, due on the first of January, April, July, and October. That master fee covers the community-wide amenities and common areas: the private golf course, the two pools and hot tub, the fitness center, the tennis, pickleball, bocce, and shuffleboard courts, the billiards room, the library, the clubhouse and community activity center, the playground, the walking paths, the gated entry and monitors, and the common landscaping, lakes, and drainage. The master fee last increased by $20 per quarter (an $80 per year bump) effective January 1, 2022, and reporting after the late-2024 budget presentation indicated no further increase to the master assessment was planned at that time.
The capital contribution is a one-time $2,500 collected at closing (effective December 2023). This is a common feature in Florida communities, a contribution to the association's reserves paid by the incoming owner, and it is separate from the recurring dues.
Sub-neighborhood dues are additional and vary by neighborhood. The single-family HOA neighborhoods tend to carry dues that are largely the master pass-through, while the condominium and villa neighborhoods typically add more to cover building insurance, roofs, exterior maintenance, and similar shared costs. The exact sub-association figure for a specific home comes from that neighborhood's own budget and the estoppel at the time of sale, which we pull as part of any transaction. As one confirmed example, the Forest Ridge single-family neighborhood's 2025 budget shows the master assessment as the dominant line at $380 per quarter.
The irrigation co-op is a separate entity, the Fountain Lakes Irrigation Co-op, which bills a flat $32 per month, collected quarterly at $96 per quarter, on the same first-of-the-quarter schedule. It handles the community's irrigation and is billed and accounted for separately from the HOA dues.
No CDD. Fountain Lakes carries no Community Development District. There is no CDD bond assessment layered onto the tax bill here, which is increasingly rare in newer Southwest Florida communities and helps keep the total cost of ownership lower. Ownership costs run through the master and sub HOAs and the irrigation co-op only.
Governance is professional and resident-led. The community is managed by Pegasus Property Management, with an on-site FLCA office at 22201 Fountain Lakes Boulevard, Suite 1, Estero, FL 33928. The master Board of Governors consists of seven directors serving staggered two-year terms (officers being President, Vice President, Secretary, and Treasurer), and it meets the third Wednesday of each month at 6:00 p.m. at the Community Activity Center. The Architectural Review Committee meets the second Monday of each month at 6:00 p.m. Voting is one vote per residential lot across the 900 lots, and the annual members' meeting is held in the first quarter.
Not age-restricted. There is no 55-and-over or age restriction in any of the recorded governing documents. Fountain Lakes is an all-ages, family-friendly community.
Understanding this fee stack, master dues, sub-association dues, capital contribution, and irrigation, is essential to pricing a home correctly and to setting a buyer's expectations. We lay it all out before you list or make an offer, so there are no surprises at the closing table.
Selling and want your dues and estoppel handled cleanly? Call Jesse direct at (239) 898-6072. Buying and want the full cost-of-ownership picture for a specific home? Call Marc at (239) 287-5873.
Fountain Lakes enforces a set of recorded rules in Estero, Florida, that buyers should understand before they purchase: a minimum 30-day lease with no more than 4 rentals per home per year and no Airbnb, a limit of 3 pets per household with no Pitbulls and no exotic animals, a barcode gate system, a 25 mph speed limit, and architectural-review approval for essentially all exterior changes. None of these are unusual for a well-run gated community, but each one can affect how you use, rent, or resell your home.
Leasing and rentals. This is the rule most likely to matter to an investor. Leases must be a minimum of 30 days, no home may be rented more than 4 times per calendar year, and short-term rentals under 30 days (Airbnb, VRBO, or similar) are expressly prohibited. Prior association approval is required for any lease, with an application submitted ahead of time and a non-refundable application fee. A leased home's occupants generally may not use the recreation and parking facilities during the lease term. Where a sub-neighborhood's leasing rules are stricter, those control. Fountain Lakes can work as a seasonal or annual rental, but it is not a short-term-rental play.
Pets. Up to 3 pets per household are permitted (dogs, cats, or other non-exotic animals; properly documented ADA/FHA service and support animals are excluded from the count). The community prohibits Pitbulls and exotic pets. Dogs must be on a fixed leash no longer than 6 feet when off the owner's property, and retractable leashes are not permitted. Commercial breeding or boarding is not allowed. Individual condominium and villa associations may impose their own stricter pet limits, so a buyer with pets should confirm the specific neighborhood's rules.
Gate and security. Fountain Lakes is deed-restricted and gated. Each vehicle needs a barcode decal for entry. The main entrance at Fountain Lakes Boulevard and US-41 has a call box for guests and contractors; the residents-only back gate at West Tree Road and Williams Road requires a barcode and has no call box. Monitors are on duty from 7:00 a.m. to 9:00 p.m., and the posted interior speed limit is 25 mph. Golf carts and off-road vehicles must be registered with the association and display a decal, and drivers under 18 need a valid learner's or driver's license.
Architectural review. The Architectural Review Committee must approve essentially all exterior changes: paint colors (from an approved palette), roofs, driveways (concrete or pavers only), fences, hurricane protection, landscaping, pools, lanais, satellite dishes, generators, and solar. Fences, where allowed, must be black powder-coated aluminum picket style, no more than 4 feet high, cannot extend beyond the width of the home, and are prohibited on lots bordering a lake. The ARC has 45 days to act on a request. For a seller, this matters because unpermitted or non-conforming exterior work can surface during a sale, so it is worth confirming that prior improvements were ARC-approved.
Other notable rules. Overnight street parking is generally prohibited (only vehicles fitting entirely on the driveway may park overnight), commercial and oversized vehicles are restricted, real-estate and political signs carry size and timing limits, trash containers must be stored out of sight, and there are hurricane-season preparation obligations for seasonal owners (June 1 to November 30). Catch-and-release fishing is allowed in the lakes and Halfway Creek, but swimming and boating are not.
These rules are what keep Fountain Lakes attractive and orderly, which protects your property value, but a buyer needs to know them going in. We walk every client through the recorded documents so the community is a fit before you commit.
Have a rule question that could affect your sale? Call Jesse direct at (239) 898-6072. Want to make sure Fountain Lakes fits your lifestyle and your pets before you buy? Call Marc at (239) 287-5873.
Fountain Lakes sits inland of the Gulf in Estero, Florida, and its FEMA flood picture is a genuine split: homes nearer the internal lakes and Halfway Creek tend to fall in Zone AE (a Special Flood Hazard Area where flood insurance is federally required with a mortgage), while homes on higher ground fall in Zone X (minimal risk, flood insurance optional but recommended), all under FIRM panel 12071C0587G effective November 17, 2022. Because the zone changes within the community, it must be verified per address, never assumed for the whole community.
The flood zones. Using FEMA's authoritative National Flood Hazard Layer, sample points across the Fountain Lakes footprint return a mix. Points near the lakes and creek corridor, including the main entrance parcel at 22201 Fountain Lakes Boulevard, return Zone AE (Special Flood Hazard Area), carrying the FEMA subtype "Combined Riverine and Coastal Floodplain." Points on higher ground toward the east and southeast return Zone X (area of minimal flood hazard), with a transitional 0.2%-annual-chance (500-year) shaded-X band in between. In practical terms, an AE-zone home will require flood insurance if it has a federally backed mortgage, while an X-zone home will not be federally mandated to carry it (though it is still recommended). The governing FIRM panel is 12071C0587G, effective November 17, 2022, the date of Lee County's comprehensive coastal remap. Importantly, no sampled point returned a coastal V-zone; this is a riverine-and-combined floodplain, not a surge-front V-zone.
Verify the exact zone per address. Because the community straddles AE and X, a buyer should always confirm the specific parcel's flood zone and base flood elevation before purchase. The FEMA Flood Map Service Center lets you search by address, and Lee County offers a FIRM-letter lookup; the Village of Estero also provides floodplain resources for Estero addresses. We help every client pull this for the specific home under consideration.
Hurricane exposure. Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm, and its catastrophic storm surge was concentrated on the barrier islands like Estero Island and Fort Myers Beach. Fountain Lakes is inland, east of the immediate coast and roughly four to five miles from the Gulf, so its storm-risk profile is wind plus freshwater and riverine flooding along Halfway Creek and the internal lakes during extreme rainfall, rather than the direct open-Gulf surge that devastated the barrier islands. That inland position is a meaningful advantage relative to the surge-front communities, though AE-zone homes here still carry real flood risk and should be insured accordingly. Fountain Lakes sits on FIRM panel 0587 and is not part of the six-panel FEMA map revision proposed for 2026, which covers a different area of unincorporated Lee County around Mullock Creek.
Insurance and the CRS discount. Because Fountain Lakes is inside the incorporated Village of Estero, the applicable Community Rating System flood-insurance discount is the Village's, which was reported at 20% (do not apply the higher unincorporated Lee County discount to an Estero address). Note that in July 2024, Estero and several other Lee communities were placed on a FEMA CRS probation period, and they retained their discounts through it; the current-year CRS standing should be re-verified at the time of purchase. On the homeowners side, Florida owners commonly use wind-mitigation inspections (roof shape, roof-deck attachment, opening protection) to earn premium credits and choose between Citizens Property Insurance and private carriers. Community-specific premium figures vary by home and are best quoted by a licensed insurance agent; we do not estimate them.
The honest summary: Fountain Lakes is not a surge-exposed coastal community, which is a real plus, but its lake-and-creek geography puts a meaningful share of homes in an AE flood zone, so flood insurance and the exact per-address zone are non-negotiable items to verify. We make sure they are handled before you sign anything.
Selling and want your flood zone and disclosures presented accurately to buyers? Call Jesse direct at (239) 898-6072. Buying and want the exact flood zone for a specific Fountain Lakes home? Call Marc at (239) 287-5873.
Fountain Lakes is served by the Lee County School District in Estero, Florida, which uses a choice-and-proximity enrollment model rather than hard attendance boundaries, with the most-likely proximity set for a Fountain Lakes address being Pinewoods Elementary, Three Oaks Middle School, and Estero High School, all of which families should confirm directly with the district. Florida Gulf Coast University is also just up the road.
How Lee County assigns schools. This is important and often misunderstood. Lee County does not use fixed neighborhood school boundaries the way many districts do. Instead it uses residential and choice zones with a proximity-preference model: families rank their school choices, and students who live within a school's proximity or safe-walk zone get lottery priority. Estero (ZIP 33928) falls in the district's South Zone. Because assignment is by choice and proximity rather than a hard line on a map, a Fountain Lakes family must verify their specific options with the Lee County School District rather than assume a school is guaranteed.
The most-likely proximity schools for a Fountain Lakes address, all to be confirmed with the district, are:
Other elementary options that can come into play through the choice process include Three Oaks Elementary (in San Carlos Park) and Rayma C. Page Elementary (in south Fort Myers along US-41), though both are farther than Pinewoods. A 2012 community feature memorably noted how tightly clustered education is around Fountain Lakes, observing that "in less than three minutes you can go from an elementary school to a high school to a state university."
Higher education and private options. Florida Gulf Coast University (FGCU), a public four-year university on an 800-acre campus at 10501 FGCU Boulevard South in Fort Myers, is roughly 6 to 8 miles (about 12 to 15 minutes) from the Fountain Lakes area, just north off Ben Hill Griffin Parkway near I-75. Nearby private schools include 3 Oaks Academy (a private K-12 in Estero), Educational Pathways Academy's North Campus (a Christian school focused on language-based learning differences), Grace Classical Academy (classical Christian K-8 in Bonita Springs), and several others in the Bonita Springs and Estero area.
For families, the combination of a strong, close elementary and quick access to a state university is a real draw. For sellers, proximity to well-regarded schools broadens the buyer pool beyond retirees and seasonal owners. We can point any family to the district's current enrollment resources so they can confirm their exact options.
Selling and want to reach the family buyer pool? Call Jesse direct at (239) 898-6072. Buying with school priorities in mind? Call Marc at (239) 287-5873.
Fountain Lakes enjoys excellent daily logistics in Estero, Florida, with a 24/7 freestanding emergency room just a few minutes away at Lee Health Coconut Point, a Level II trauma center within about 20 minutes at Gulf Coast Medical Center, and quick approximate drive times to Coconut Point, Miromar Outlets, Hertz Arena, FGCU, RSW airport, and the Gulf beaches. Being across US-41 from a major mixed-use center pays off every single day.
Healthcare. The nearest emergency care is close and comprehensive:
Daily drive times (all approximate, from the US-41 and Fountain Lakes Boulevard area):
Destination | Approximate distance | Approximate drive time |
|---|---|---|
Coconut Point mall | ~2-3 miles | ~6-8 minutes |
I-75 Exit 123 (Corkscrew Road) | ~2-3 miles | ~5-7 minutes |
Miromar Outlets | ~3-5 miles | ~8-12 minutes |
Hertz Arena | ~3-5 miles | ~8-12 minutes |
FGCU | ~6-8 miles | ~12-15 minutes |
Gulf Coast Town Center | ~7-9 miles | ~12-16 minutes |
Bonita Beach / Lovers Key (nearest Gulf beaches) | ~7-10 miles | ~15-25 minutes |
RSW (Southwest Florida International Airport) | ~14-15 miles | ~20-24 minutes |
Downtown Fort Myers (River District) | ~15-18 miles | ~22-28 minutes |
Downtown Naples (5th Ave S) | ~18-21 miles | ~25-30 minutes |
The takeaway is convenience. You can walk or take a short drive across US-41 to Coconut Point for groceries, dining, and a movie; reach I-75 in a few minutes; get to the airport in about twenty; and be at a Gulf beach or in downtown Naples or Fort Myers within half an hour. For a gated community at this price point, that location is hard to beat.
Selling and want to market that unbeatable location? Call Jesse direct at (239) 898-6072. Buying and want to scout the area on a showing day? Call Marc at (239) 287-5873.
The area around Fountain Lakes in Estero, Florida, has a very active development pipeline, headlined by the North Point mixed-use Planned Development at US-41 and Williams Road directly north of Hertz Arena, a planned widening of Williams Road, the Downtown Estero project east of US-41, and the ongoing Corkscrew Road widening, all of which point to continued investment and rising desirability along the corridor. Knowing what is coming helps a buyer or seller judge the neighborhood's trajectory.
North Point is the big one for Fountain Lakes because of its proximity. It is a roughly 100-acre mixed-use Planned Development at the northeast corner of US-41 and Williams Road, directly north of Hertz Arena and near the community's own corridor frontage. Its entitlements include multifamily residential, a large amount of retail, office space, and a hotel. As it advances through the Village's planning process, it is expected to bring new shopping and services within very easy reach of Fountain Lakes.
Williams Road improvements. Tied to North Point's development, Williams Road is expected to be widened from two lanes to four from US-41 toward Via Coconut Point, with the Village reporting that construction of the Williams Road roadway and intersection improvements west of US-41 was expected to begin in early 2026. Because Fountain Lakes' residents-only back gate is at West Tree Road and Williams Road, these improvements are directly relevant to residents' daily access. Separately, the Village has pursued a rezoning of a Village-owned parcel on Williams Road for indoor and outdoor sports, recreation, and entertainment uses.
Downtown Estero is a walkable mixed-use project on the east side of US-41 north of Broadway, bringing hundreds of multifamily units plus commercial space, a public park, and trails along the new Estero Village Way. It reflects the Village's push to create a genuine town center.
Corkscrew Road widening. Just east of Fountain Lakes, Lee County and FDOT are widening Corkscrew Road from Ben Hill Griffin Parkway to Alico Road. Phase 1 (to Bella Terra) finished in summer 2024, and Phase 2 (Bella Terra to Alico) is anticipated to complete in late 2026, adding lanes, a signal at Alico, and a shared-use path. There are also planned improvements along West Coconut Road and ongoing Village streetscape and landscaping projects along US-41 and Ben Hill Griffin Parkway.
For a Fountain Lakes owner, this pipeline is generally good news: more retail, dining, and services within minutes, improved roads, and continued public and private investment in the immediate area, all of which support long-term demand. The one thing to weigh is near-term construction activity along Williams Road and the corridor, which we are happy to talk through candidly for any specific home.
Selling and want to position your home against the area's momentum? Call Jesse direct at (239) 898-6072. Buying and want to understand how the pipeline affects a specific address? Call Marc at (239) 287-5873.
If you are weighing Fountain Lakes against other Estero, Florida, communities, the natural comparisons are other gated Estero neighborhoods that offer bundled or optional golf and a range of price points, including Stoneybrook, Rapallo, The Vines at Estero Country Club, and Pelican Sound, each with a different amenity model and price band. The right fit depends on what you value most: a low-fee bundled par-3 like Fountain Lakes, a full 18-hole equity club, or a resort-style pool community.
A few neutral points of comparison to help you frame the decision:
Where Fountain Lakes wins is on value and simplicity: a genuine gated address, a bundled private golf course, a deep amenity slate, low master dues, no CDD, and a location directly across from Coconut Point, all at one of the more attainable price bands in the Estero gated market. Where another community might win is if you specifically want a full 18-hole course, a resort pool complex, or boating access, and are willing to pay more in dues to get it.
We know all of these communities firsthand, and we will give you a straight, side-by-side read rather than a sales pitch. That is the advantage of working with the number one team in Southwest Florida since 2012: we can compare Fountain Lakes honestly against every real alternative.
Deciding whether to sell your Fountain Lakes home and move up (or down)? Call Jesse direct at (239) 898-6072. Comparing Fountain Lakes to other Estero communities as a buyer? Call Marc at (239) 287-5873.
Fountain Lakes offers a compelling, data-backed value proposition in Estero, Florida, with real strengths in fees, amenities, and location, balanced by honest trade-offs around home age, flood zones, and rental restrictions. We would rather you know both sides up front. Here is the straight assessment.
The pros:
The cons and trade-offs:
The honest bottom line: Fountain Lakes is one of the best value plays in gated Estero for a buyer who wants low fees, bundled golf, and an unbeatable location, and who is comfortable with an established home and the community's sensible rules. It is less suited to someone who wants brand-new construction, short-term-rental income, or a championship course. We will tell you candidly whether it fits your goals.
As the Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, we will give you a straight answer on whether Fountain Lakes fits your goals.
Ready to make a move either way? Call Jesse direct at (239) 898-6072 to sell, or call Marc at (239) 287-5873 to buy.
If you are thinking of selling your Fountain Lakes home in Estero, Florida, you want the listing team that knows this community at the document level, prices against the exact comparable sales inside these gates, markets to the low-fee, golf-bundled buyer pool that wants to be here, and handles the master estoppel and any sub-association approval without a hitch. That is McGreevy and Comisar, and this is where we turn all of the detail above into the sale of your home.
Selling in Fountain Lakes is not like selling a generic house. Value here is set by product type, sub-neighborhood, view, and updates, measured against a limited set of recent closings, and the transaction runs through a master association plus a sub-association with its own estoppel, documents, and, in some neighborhoods, a buyer-approval process. Get any of that wrong and you leave money on the table or stall the closing. We get it right because Fountain Lakes is a community we work constantly.
Here is why sellers trust us with their most valuable asset:
Your recent-sales context, straight from the MLS. In the last 12 months inside Fountain Lakes, homes sold 38, at a median sold price of $320,000, in an average of 105 days on market, at an average of 94.9% sale-to-list. The highest Fountain Lakes sale was $560,000. These are the numbers that set your list price, and we keep them current so your pricing is anchored in reality, not a portal estimate.
Start with your home's value. Get a fast, data-driven starting point at our home valuation tool, then let us refine it with a true comparative market analysis built from Fountain Lakes comps.
Then talk to Jesse direct. For a real pricing and strategy conversation, call Jesse McGreevy direct at (239) 898-6072. No pressure, just a straight read on your home, your neighborhood, and today's market.
What is my Fountain Lakes home worth right now? It depends on your product type, sub-neighborhood, view, and condition, measured against recent closings. We build a true CMA rather than quote an automated guess. Start with our home valuation tool and then call Jesse direct at (239) 898-6072.
How fast will it sell? Community-level days on market is an average of about 105 days (with a median closer to 58) and moves with the season and inventory. Correct pricing and strong marketing are the biggest levers, and both are what we do.
What will I net after fees? Beyond standard closing costs, expect association estoppel and document fees, and confirm whether your sub-neighborhood requires a buyer approval. We map your full net before you list.
Do I need to fix everything first? Not everything, but strategic prep pays. We will tell you which updates return their cost and which do not, and we will confirm that prior exterior work was ARC-compliant so it does not surface at closing.
Can I rent it instead of selling? Yes, subject to the 30-day minimum lease, the 4-leases-per-year cap, and no short-term rentals, plus any stricter sub-association rules. We can walk you through the trade-off.
Your local real estate experts for Fountain Lakes in Estero, Florida, are Jesse McGreevy and Marc Comisar of Domain Realty, the number one team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally since 2008. When you work with us, you get decades of top-producing experience focused on your community and your outcome.
Contact the team:
Learn more about our brokerage and the full team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Fountain Lakes realtor, rated 4.9 stars across dozens of verified Google reviews. Read our reviews on Google.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
In the last 12 months we tracked 38 Fountain Lakes closings, and as the leaders of Domain Realty Group our team has closed over $2.5 Billion in real estate. Learn more about Jesse and Marc on our about page.
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 (FREC).
Whether you are selling your Fountain Lakes home and want it priced and marketed to win, or buying and want a true community specialist in your corner, we are ready. Call Jesse direct at (239) 898-6072 to sell, or call Marc at (239) 287-5873 to buy.
Below are the questions buyers most often ask about Fountain Lakes in Estero, Florida, answered from the community's recorded documents and official sources. For any figure marked as pending live data, we confirm the current number from the MLS for your specific search.
The master association assessment in Fountain Lakes is $380 per quarter, which is $1,520 per year, plus a one-time $2,500 capital contribution at closing. Individual sub-neighborhoods (villas and condominiums in particular) add their own dues on top for items like building insurance and exterior maintenance, so the exact all-in figure depends on which neighborhood a home is in. There is also a separate irrigation co-op that bills a flat $32 per month.
The master fee covers the community-wide amenities and common areas: the private 9-hole par-3 golf course, the two swimming pools and hot tub, the fitness center, tennis, pickleball, bocce, and shuffleboard courts, the billiards room, the library, the clubhouse and community activity center, the playground, walking paths, gated entry and monitors, and common landscaping, lakes, and drainage. Condo and villa sub-association fees may additionally cover water, exterior insurance, and similar building costs.
Yes. Golf on the community's private 9-hole par-3 course is bundled with association membership, so residents enjoy unlimited resident play as part of living here. A recreation permit (an ID badge or key fob) is required for all players. The course is for residents and their guests only and is not open to the public. Some organized league days carry a small nominal fee, but routine resident play is a core perk.
No. Fountain Lakes carries no Community Development District, so there is no CDD bond assessment on the tax bill. Ownership costs run through the master HOA, the sub-neighborhood association, and the separate irrigation co-op only. The absence of a CDD is part of why the total cost of ownership here is lower than in many newer Estero communities.
The master association dues are billed quarterly, at $380 per quarter due on the first of January, April, July, and October. Sub-association dues are also typically billed quarterly, and the separate irrigation co-op bills $96 per quarter (a flat $32 per month collected quarterly).
It varies by sub-neighborhood. Some sub-associations within Fountain Lakes carry a bulk internet or cable agreement and some do not, so this is not a blanket community fact. We confirm the specific coverage for any home you are considering before you make an offer.
Fountain Lakes offers a private 9-hole par-3 golf course, two swimming pools and a hot tub, a fitness center, tennis courts, pickleball courts, bocce, shuffleboard, a billiards room, a library, a community activity center and clubhouse (renovated in 2026), and a children's playground, along with lakes and walking paths. Several sub-neighborhoods also have their own satellite pool.
Yes. Fountain Lakes has a private 9-hole, par-3 (executive) golf course, par 27, that opened in 1979, predating the residential build-out. It is a walking course (walking allowed, pull-carts available, no riding-cart rentals, no driving range) with a teaching pro, reserved for residents and their guests.
No. It is a private community course restricted to residents and their guests. Non-residents cannot book public tee times, and a recreation permit (ID badge or key fob) is required to play.
Yes. Pickleball is played on the community courts, which are shared with tennis and basketball (tennis and pickleball have priority over basketball). The courts are generally open from about 7:30 a.m. to 7:30 p.m., and there is regular organized pickleball play on the community calendar.
Yes. There are two community swimming pools and a hot tub, plus additional pools in several sub-neighborhoods. Pools are generally open dawn to dusk within posted pool-area hours, with no lifeguard on duty.
Yes. Fountain Lakes is a deed-restricted, gated community. A vehicle barcode decal is required for entry. The main entrance at Fountain Lakes Boulevard and US-41 has a call box for guests and contractors, and there is a residents-only back gate at West Tree Road and Williams Road. Monitors are on duty from 7:00 a.m. to 9:00 p.m.
No. Fountain Lakes is not age-restricted. It is an all-ages, family-friendly community, historically popular with retirees and seasonal owners but fully open to families with children. None of the recorded governing documents contain any age restriction.
Yes. Because it is not age-restricted and sits near a strong, close elementary school, Fountain Lakes works well for families. The community has a children's playground and provisions for minors using the amenities, and it has a long history of families living here alongside retirees.
Leases must be a minimum of 30 days, no home may be rented more than 4 times per calendar year, and short-term rentals under 30 days (Airbnb, VRBO, and similar) are prohibited. Prior association approval and a lease application are required, and a leased home's occupants generally may not use the recreation facilities during the lease term. Stricter sub-association rules take precedence where they exist.
No. Rentals of less than 30 days (Airbnb, VRBO, or similar short-term rentals) are expressly prohibited. Fountain Lakes can work as a seasonal or annual rental within the rules, but it is not a short-term-rental investment.
Up to 3 pets are allowed per household (dogs, cats, or other non-exotic animals; documented service and support animals are excluded from the count). Pitbulls and exotic pets are prohibited. Dogs must be on a fixed leash no longer than 6 feet off the owner's property, and retractable leashes are not permitted. Individual condo and villa associations may set stricter pet rules.
Fountain Lakes has a mix of detached single-family homes, attached villas, and low-rise condominiums, mostly built between the late 1980s and early 2000s. There is also a rental-apartment community (Estero Woods Village) inside the gates, but those are lease-only apartments and not for-sale inventory.
The community's official neighborhoods include Forest Ridge, Forest Ridge Shores, Lakeside, Seabreeze, Southshore, Sungate Villas, Sunrise, The Manors, The Greens, Villas of Fountain Lakes, The Villas at Timber Lakes, and Estero Woods (a rental-apartment community). Each has its own sub-association, product type, and dues on top of the master association.
The recorded governing documents state that Fountain Lakes has 900 residential lots. You may see other figures circulating online, but 900 is the authoritative count from the community's recorded 2020 Bylaws.
The site was originally developed as Estero Woods, then acquired and renamed Fountain Lakes by the Minnesota firm Kraus-Anderson, which began building single-family homes in 1987 (the community celebrated its 25th anniversary in 2012). Homes were built roughly from the late 1980s through the early 2000s, and the private golf course opened even earlier, in 1979.
Homes range from smaller, efficient villa and condo floor plans up to larger single-family homes with one, two, or three-car garages. Exact square footage, model names, and lot sizes are confirmed per home from the MLS and the Lee County Property Appraiser, since the association does not publish them.
Some single-family homes have private pools and screened lanais. In-ground pools are permitted with architectural-review approval and setback compliance. Many homes also enjoy lake or golf-course views given the community's lakes and Halfway Creek.
Fountain Lakes sits along US-41 (Tamiami Trail) in Estero, ZIP 33928, in Lee County, directly across US-41 from Coconut Point. It is roughly midway between Naples and Fort Myers and just west of I-75 at the Corkscrew Road interchange (Exit 123).
Fountain Lakes is directly across US-41 from Coconut Point, roughly 2 to 3 miles (about 6 to 8 minutes) to the mall's main entrances. Coconut Point offers extensive shopping, dining, and entertainment, making everyday errands very convenient.
Southwest Florida International Airport (RSW) is roughly 14 to 15 miles (about 20 to 24 minutes) away, and the nearest Gulf beaches at Bonita Beach and Lovers Key are roughly 7 to 10 miles (about 15 to 25 minutes). I-75 is only 2 to 3 miles away at Exit 123. (Drive times are approximate.)
It depends on the specific home. Fountain Lakes straddles FEMA Zone AE (a Special Flood Hazard Area where flood insurance is required with a mortgage) near its lakes and Halfway Creek, and Zone X (minimal risk) on higher ground, all under FIRM panel 12071C0587G (effective November 2022). The exact zone must be verified per address, which we help every buyer do.
It depends on the parcel's FEMA zone and the lender. Homes in Zone AE will be federally required to carry flood insurance with a mortgage; homes in Zone X will not be federally mandated to (though it is still recommended). Because the community straddles both, always confirm the specific home's zone before purchase.
Fountain Lakes is inland, east of the immediate coast and roughly four to five miles from the Gulf, so it was not in the path of the catastrophic storm surge that hit the barrier islands during Hurricane Ian in 2022. Its exposure is wind and freshwater or riverine flooding during extreme rainfall rather than open-Gulf surge. For any specific home, confirm its flood zone and any past claims history as part of your due diligence.
Owners who are away during hurricane season (June 1 to November 30) must store movable outdoor items and follow the rules on installing and removing hurricane shutters (generally no more than 72 hours before and removed within 72 hours after a storm). Impact glass and various shutter types are permitted with architectural-review approval.
Lee County uses a choice-and-proximity enrollment model, and the most-likely proximity set for a Fountain Lakes address is Pinewoods Elementary, Three Oaks Middle School, and Estero High School. Because assignment is by choice and proximity rather than a hard boundary, families should confirm their exact options with the Lee County School District.
Fountain Lakes is characterized as a peaceful, quiet, above-average-safety community, and it is gated with monitors on duty and a 25 mph speed limit. Estero overall has a low violent-crime rate, and residents describe Fountain Lakes as a safe, walkable place for families and dog owners.
Yes, with rules. Golf carts and off-road vehicles must be registered with the association and display a decal, drivers under 18 need a valid learner's or driver's license, and carts may only be driven on roads or designated pathways following Florida rules of the road. The community even holds an annual holiday lighted golf-cart and bicycle parade.
Only with architectural-review approval and to community specification: black powder-coated aluminum picket style, a maximum of 4 feet high, not extending beyond the width of the home, and prohibited on lots bordering any lake. Underground (electric) pet fences are permitted.
Yes. Low HOA fees are one of Fountain Lakes' most-cited advantages among Estero gated and golf communities. Its $380-per-quarter master assessment (which bundles a private golf course and a full amenity set) with no CDD runs well below Estero's larger equity country-club communities.
Fountain Lakes is a non-age-restricted, deed-restricted gated community directly across US-41 from Coconut Point, with bundled par-3 golf, a full amenity center, low master HOA dues, no CDD, a 30-day minimum rental rule, a 3-pet limit, and architectural-review approval required for exterior changes. It is an established, resale-only community with a mix of condos, villas, and single-family homes.
Yes, but as a longer-term rental, not a short-term one. Any lease is subject to the 30-day minimum, the maximum of 4 rentals per year, and the prohibition on short-term (under-30-day) rentals, plus any stricter sub-association rules. We can help you model the numbers on a seasonal or annual rental.
The master community is the Fountain Lakes Community Association, Inc., professionally managed by Pegasus Property Management, with an on-site office at 22201 Fountain Lakes Boulevard. The Board of Governors meets the third Wednesday of each month, and the Architectural Review Committee meets the second Monday.
That depends on whether you want a single-family home, an attached villa, or a low-rise condominium, along with your budget, view preference, and dues tolerance. Single-family neighborhoods like Forest Ridge and Lakeside differ from villa and condo neighborhoods like Sungate Villas, The Manors, and Villas of Fountain Lakes. Call Marc at (239) 287-5873 and we will match you to the right one.
Below are the questions Fountain Lakes sellers most often ask, answered for owners in Estero, Florida. Where a figure requires live market data, we confirm the current number from the MLS as part of your listing preparation.
Your home's value depends on its product type (single-family, villa, or condo), its sub-neighborhood, its view, and its updates, all measured against the recent closings that actually count inside Fountain Lakes. We build a true comparative market analysis rather than relying on an automated online estimate, which routinely misses in a community this varied. Start with our home valuation tool and then call Jesse direct at (239) 898-6072.
The current median sold price in Fountain Lakes is $320,000, and it differs meaningfully by product type, with condos and villas priced below single-family homes. We pull the current figure from the MLS rather than trust an online estimate, so your pricing starts from real data.
Historically, villas and condominiums in Fountain Lakes price below the single-family homes, but the current spread by product type is about $195,000 for condos, $315,000 for villas, and $472,500 for single-family homes at the median and best pulled fresh from the MLS. We break it out by neighborhood and product type so your home is priced against true comparables.
The recent value trend for Fountain Lakes is best read from the trailing-12-month median sold price near $320,000 from the MLS. More broadly, the Estero and Southwest Florida market softened somewhat into 2025 and 2026 with rising inventory and longer days on market, but the specific trend for your product type and neighborhood is what matters, and we track it.
The current price per square foot in Fountain Lakes is about $246 and varies widely by product type and condition. We calculate it from the relevant recent sales for your home rather than a community-wide average that would not fit your specific property.
The current average days on market in Fountain Lakes is about 105 days (with a median closer to 58) from the MLS, and it moves with the season and inventory. Correct pricing and strong marketing are the biggest levers on speed, and both are exactly what our team delivers.
The current absorption rate and months of inventory for Fountain Lakes are about 6.3 months, with 20 active listings against 38 sales in the last 12 months, a balanced market. The broader Southwest Florida market has trended toward more balanced conditions with rising inventory, but the read for Fountain Lakes specifically depends on current active and sold counts, which we monitor.
The current active listing count in Fountain Lakes is 20 from the live MLS. We track active, pending, and sold inventory continuously so you always know your competition when you list.
The number of Fountain Lakes homes sold in the trailing 12 months is 38. Because this is an established, resale-only community, the pace of closings is a key input to pricing, and we keep it current.
The current absorption rate (months of inventory) for Fountain Lakes is about 6.3 months. It tells you how quickly the current inventory would sell at the current pace, which shapes both pricing and timing strategy.
In Southwest Florida, selling activity concentrates in the winter and spring season (roughly January through April) when seasonal buyers are in town. That said, well-priced, well-marketed homes sell year-round, and we will advise on the best timing for your specific situation and the current inventory.
McGreevy and Comisar. We are the number one team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $2.5 Billion sold as our Domain Realty Group team and over $900 million personally, and we know Fountain Lakes at the document level. Call Jesse direct at (239) 898-6072.
The process runs from a pricing analysis (a true CMA) through prep and staging, MLS listing and marketing, showings, negotiation, and closing, with Fountain Lakes-specific steps layered in: the master association estoppel, any sub-association buyer-approval process, delivery of the governing documents, and gate access for showings. We manage all of it, and it starts with a call to Jesse direct at (239) 898-6072.
It helps significantly. A community specialist knows the sub-association rules, the buyer pool that wants a low-fee bundled-golf home here, the true comparable sales, and the gated-showing logistics. That knowledge protects your price and your timeline, which is exactly what we bring to every Fountain Lakes listing.
Focus on the updates that return their cost, present the exterior and lanai well, and confirm that any prior exterior work was architectural-review compliant so it does not create a problem at closing. We will give you a specific, prioritized prep plan for your home rather than a generic checklist.
Sellers typically need to provide the master association estoppel plus the governing documents, and where the home is in a condominium or villa sub-neighborhood, that sub-association's documents and sales packet as well. We coordinate ordering these so they are ready when a buyer needs them.
It depends on the sub-neighborhood. Some sub-associations require a sales application and buyer approval; others do not. We confirm the specific process for your neighborhood up front so it does not slow the closing.
Estoppel and transfer fees are set by the management company and the association and vary, so we request the current estoppel and fee schedule from the FLCA management company as part of your listing. We map these into your net-proceeds estimate before you list.
Yes. The master association collects a one-time $2,500 capital contribution at closing from the incoming owner, and individual sub-associations may have their own one-time fees. We confirm the specifics from the sub-association documents and the estoppel for your transaction.
Recent closed sales in Fountain Lakes are 38 over the last 12 months, at a median of $320,000 (spanning $155,000 to $560,000) from the MLS, and they are the foundation of your pricing. We pull the specific recent comps that match your product type, neighborhood, and view rather than quoting a broad community number.
The highest recent sale in Fountain Lakes is $560,000, typically a larger, updated single-family home with a desirable view. We use the top of the market as one anchor when we position a premium Fountain Lakes listing.
The average sale price in Fountain Lakes this year is about $337,000 (with a median of $320,000) from the MLS. We break it out by product type so the figure is meaningful for your specific home rather than a blended average.
Fountain Lakes is positioned as an attainable, low-fee, bundled-golf option relative to peer Estero gated communities, and the current resale spreads versus those peers are clear in the numbers: a community-wide median near $320,000, about $195,000 for condos, $315,000 for villas, and $472,500 for single-family homes, which keeps Fountain Lakes among the most attainable gated communities in Estero. We give you a candid, data-backed comparison so you can price and market with confidence.
Yes, subject to the 30-day minimum lease, the maximum of 4 rentals per year, the prohibition on short-term rentals, and any stricter sub-association rules. We can help you weigh renting versus selling based on your goals and the current market.
Any exterior modifications should be architectural-review compliant, because unpermitted or unapproved exterior changes can surface during a sale and complicate closing. We help you confirm the approval status of prior work before you list.
Sellers must provide the standard Florida disclosures plus the HOA and, where applicable, condominium governing-document deliveries, along with the sub-association sales packet where one exists. We make sure your disclosure package is complete and correct.
Showing agents and buyers need gate access, and the main entrance has a call box for guests. We coordinate showing access through the proper channels so buyers can see your home smoothly without compromising the community's security.
Between the association estoppel and document requirements, any sub-association buyer-approval process, the gated-showing logistics, and the MLS and marketing reach needed to hit the right buyer pool, most Fountain Lakes sellers net more and close cleaner with an experienced agent. We are glad to show you exactly how we would market your home. Call Jesse direct at (239) 898-6072.
We combine the number one team in Southwest Florida since 2012 and Top 1% national ranking since 2008 with genuine, document-level knowledge of Fountain Lakes: its 900 lots, its dozen sub-neighborhoods, its dues, and its buyer pool. That is the difference between a listing that sits and one that sells for the right price. Call Jesse direct at (239) 898-6072.
The facts on this page are drawn from primary and official sources. We do not cite competitor real estate sites. Key references include:
The following Fountain Lakes governing and reference documents are public records or official association documents that we plan to host on mcgreevyandcomisar.com for the convenience of buyers and sellers. Until then, they are available from the official Fountain Lakes Community Association site and the Lee County Clerk.
This page is for informational purposes and reflects sources available as of July 2026. Community rules, fees, flood zones, school assignments, and market data change; verify current specifics for any particular home with the Fountain Lakes Community Association, the applicable sub-association, Lee County, the Village of Estero, the Lee County School District, FEMA, and the live MLS. For a current, address-specific analysis, contact McGreevy and Comisar: Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
2,464 people live in Fountain Lakes, where the median age is 57 and the average individual income is $48,349. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Fountain Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including 7-Eleven, Mobil On the Run, and Juice Society Juicery.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining · $ | 0.66 miles | 2 reviews | 1/5 stars | |
| Dining | 0.67 miles | 0 reviews | 0/5 stars | |
| Dining | 0.87 miles | 13 reviews | 4.8/5 stars | |
| Shopping | 0.69 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.76 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.78 miles | 10 reviews | 3/5 stars | |
| Active | 0.7 miles | 0 reviews | 0/5 stars | |
| Active | 0.71 miles | 1 review | 5/5 stars | |
| Beauty | 0.69 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.69 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.71 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.75 miles | 30 reviews | 2.7/5 stars | |
| Beauty | 0.91 miles | 8 reviews | 5/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.91 miles | 0 reviews | 0/5 stars | |
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Fountain Lakes has 1,016 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Fountain Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,464 people call Fountain Lakes home. The population density is 8,712 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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