Lakeside at Fountain Lakes is an 86-home detached neighborhood inside Fountain Lakes in Estero: built 1990 to 2004, $420 quarterly dues that include the master fee, and 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.
Lakeside at Fountain Lakes is a single-family neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is 86 detached homes on plat Tracts K and L, built from 1990 to 2004, behind Fountain Lakes' gates, with its own small homeowners' association on top of the community's low-fee master association. Over the 36 months to September 29, 2026, 13 Lakeside homes closed in the Southwest Florida MLS at a $560,000 median. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Lakeside at Fountain Lakes Neighborhood Association, Inc., in Estero, Lee County, ZIP 33928. It is not Lakeside at Lochmoor, not Terrace at Lakeside Greens, and not Lakeside Villas at Wildcat Run, which is a different Estero community. It is also none of the other Florida associations that carry "Lakeside at" in their names on the state's corporate register, such as Lakeside at Seven Oaks or Lakeside at Hamlin.
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 Lakeside home costs to buy and to carry, which of the neighborhood's rules are stricter than the rest of Fountain Lakes, and which records disagree with one another. One of those disagreements matters to every buyer: the neighborhood's own budget and declaration count 50 lots, while the county roll shows 86 parcels on Tracts K and L. We explain it, and what to ask, in the sections on records and fees.
McGreevy and Comisar are the best realtor for Lakeside at Fountain Lakes 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 Lakeside read built from every recorded county sale on its 86 parcels, the association's own 2026 sales packet and every MLS closing we could place here.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Lakeside at Fountain Lakes in Fountain Lakes, Estero, whether you're ready to sell your Lakeside at Fountain Lakes 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 Lakeside home from its own recent closings, and we do that below in the open.
Recent Lakeside at Fountain Lakes track record (last 12 months): In the last 12 months Lakeside at Fountain Lakes has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), so we lead with the first window that reaches 10 closings, the 36 months to that date: 13 resales at a median of $560,000, a range of $370,000 to $655,000, $6,914,000 in total volume, a median of 54 days on market and a median sold-to-list ratio of 96.1%. The highest-priced resale in that window was $655,000 for a three-bedroom plus den, 1,919 square foot home in May 2025. We publish no count of Lakeside 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 Lakeside closing we could place, and we tracked all 24 closings that the Southwest Florida MLS has recorded on Lakeside parcels since April 2022. Each one is listed in the market snapshot below, by month, price, bedrooms and area only, with no house number.
For Lakeside at Fountain Lakes 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 paperwork has to be ready early: the neighborhood association's purchase application is due at least 20 days before closing, the association's $2,500 one-time capital contribution has to be in the buyer's numbers, and the estoppel has to be requested the day the contract is signed.
For Lakeside at Fountain Lakes buyers: the first question is which association collects your dues, because the neighborhood's 2026 budget is written for 50 homes while the roll shows 86. The second is the lease rule, which is a six-month minimum here against 30 days elsewhere in Fountain Lakes. The third is the size split, because homes under 1,800 square feet and homes of 1,800 or more have priced about 26 percent apart over the last 36 months.
Honors and recognition:
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your Lakeside at Fountain Lakes home is worth today.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Read our Lakeside at Fountain Lakes buyer's guide before you tour.
Lakeside at Fountain Lakes is an 86-parcel, detached-home neighborhood in Estero with a $420-a-quarter neighborhood assessment for 2026, a six-month minimum lease, a two-pet limit and a 36-month median close of $560,000. Eight facts matter most before you buy or sell here.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Living in Lakeside at Fountain Lakes means a detached three-bedroom home of about 1,850 square feet on an interior street inside a gated Estero golf community, with a small homeowners' association that maintains its common areas and a master association that runs the gates, roads, pools and par-3 golf course.
Lakeside at Fountain Lakes is one of eleven residential neighborhoods on the official Fountain Lakes neighborhoods list, and one of seven that our roster of the community rates as its own page. The county roll finds 86 residential parcels on Tracts K and L, all coded single-family, with a median of 1,854 heated square feet, and two further parcels that are common elements: a lake access parcel in Tract K and Tract A in Tract L. The association is a Florida not-for-profit corporation, Lakeside at Fountain Lakes Neighborhood Association, Inc., managed by Pegasus Property Management.
The roll puts Lakeside on five streets: Fountain Lakes Boulevard, the community's main spine (35 parcels), Preserve Way (21), Spring Garden Lane (17), Fairmount Court (8) and Spring Mill Court (5). Tract K holds Fountain Lakes Boulevard, Spring Garden Lane and Fairmount Court; Tract L holds Preserve Way, Spring Mill Court and the rest of Fountain Lakes Boulevard. Fountain Lakes has 900 residential lots in all across roughly a dozen neighborhoods, so Lakeside is about 10 percent of the community on the roll.
We describe the property, not the people. The public record supports three uses of a Lakeside home: a full-time residence, a seasonal residence, and a longer-term rental, since Lakeside allows leases of six months or more, twice a year, with association approval. Its detached, three-bedroom mix carries the highest 36-month median of the seven Fountain Lakes neighborhoods we profile, above Forest Ridge Shores ($525,750, n = 8), Forest Ridge ($452,500, n = 10) and Sunrise ($450,000, n = 13).
Lakeside residents use Fountain Lakes' shared amenity campus: the par-3 golf course, two pools and a hot tub, a fitness center, courts, bocce and shuffleboard, and a clubhouse that the community reports was refreshed in 2026. The main gate is at Fountain Lakes Boulevard and US-41, directly across from Coconut Point, and a residents-only back gate is at West Tree Road and Williams Road.
Five things buyers sometimes assume. No condominium ownership: every parcel is a detached home on its own lot, so there is no shared roof, no building insurance line and no milestone inspection regime. No age restriction: Fountain Lakes and Lakeside are all-ages. No fences: the recorded declaration bars them. No published resale price cap or right of first refusal: the declaration requires approval of a purchaser, which is a screening step, not a price control. No new construction: the last homes on the roll were built in 2004.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside at Fountain Lakes homes closed 13 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $560,000 median and 54 median days on market, the first window that reaches 10 closings. In the last 12 months, 3 closed at a $454,000 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS does not file Lakeside sales under one neighborhood label, so every MLS closing here was placed by matching it to a Lee County qualified sale of a Lakeside parcel, the method we explain in its own section below. MLS figures use MLS living area; county figures are DOR-qualified recorded 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. No closing in this file was entered after closing without MLS marketing, so none is excluded from a median.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $454,000 (the middle sale) | $254.82 | 90 | 96.1% |
24 months | 9 (small sample) | $515,000 | $275.73 | 55 | 95.8% |
36 months, first window with 10+ | 13 | $560,000 | $280.02 | 54 | 96.1% |
60 months | 24 | $566,500 (mean of $565,000 and $568,000) | $299.79 | 37 | 96.7% |
The 36-month window totals $6,914,000 in volume, from $370,000 to $655,000, with days on market from 1 to 421 (mean 75.5) and a mean of the per-sale sold-to-list ratios of 95.1%. All 13 sold below the final list price. Two of the 13 took more than 90 days.
Twenty-four closings is enough to read sale by sale. Here is each one we placed, newest first, by month, price, bedrooms, baths and area only. The "filed under" column shows how the MLS labeled the sale, which is why a Lakeside home can appear under another neighborhood's name.
Closed | Filed under | Bedrooms | Baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | Generic Fountain Lakes label | 3 | 2 | 1,689 | $479,900 | $454,000 | 94.6% | 421 |
May 2026 | Seabreeze label | 3 | 2 | 2,021 | $529,900 | $515,000 | 97.2% | 69 |
Dec 2025 | Generic Fountain Lakes label | 2 plus den | 2 plus half | 1,664 | $384,900 | $370,000 | 96.1% | 90 |
Sep 2025 | Generic Fountain Lakes label | 4 plus den | 2 | 2,031 | $579,900 | $560,000 | 96.6% | 20 |
Jun 2025 | Seabreeze label | 3 | 2 | 1,873 | $539,500 | $515,000 | 95.5% | 55 |
May 2025 | Generic Fountain Lakes label | 3 plus den | 2 plus half | 1,919 | $700,000 | $655,000 | 93.6% | 1 |
May 2025 | Generic Fountain Lakes label | 3 | 2 | 1,607 | $549,900 | $450,000 | 81.8% | 68 |
Apr 2025 | Generic Fountain Lakes label | 4 | 2 | 1,777 | $599,900 | $580,000 | 96.7% | 38 |
Jan 2025 | Generic Fountain Lakes label | 3 | 2 | 1,743 | $599,900 | $575,000 | 95.8% | 29 |
Apr 2024 | Generic Fountain Lakes label | 3 | 2 | 1,599 | $447,900 | $425,000 | 94.9% | 94 |
Mar 2024 | Generic Fountain Lakes label | 3 | 2 | 1,661 | $599,900 | $580,000 | 96.7% | 54 |
Feb 2024 | Generic Fountain Lakes label | 3 | 2 | 1,894 | $654,000 | $650,000 | 99.4% | 32 |
Oct 2023 | Generic Fountain Lakes label | 3 | 2 | 2,009 | $600,000 | $585,000 | 97.5% | 10 |
Jun 2023 | Generic Fountain Lakes label | 3 | 2 | 1,873 | $599,000 | $594,000 | 99.2% | 96 |
Jun 2023 | Generic Fountain Lakes label | 4 | 2 | 1,777 | $610,000 | $600,000 | 98.4% | 30 |
Jun 2023 | Generic Fountain Lakes label | 4 | 2 | 1,823 | $674,900 | $620,000 | 91.9% | 109 |
Apr 2023 | Generic Fountain Lakes label | 3 | 2 | 1,757 | $584,900 | $570,000 | 97.5% | 36 |
Nov 2022 | Generic Fountain Lakes label | 3 | 2 | 1,700 | $599,999 | $565,000 | 94.2% | 48 |
Nov 2022 | Generic Fountain Lakes label | 4 | 3 | 1,886 | $574,000 | $568,000 | 99.0% | 62 |
Aug 2022 | Lakeside label | 2 plus den | 2 plus half | 1,660 | $419,000 | $435,000 | 103.8% | 6 |
Jul 2022 | Generic Fountain Lakes label | 3 | 2 | 1,715 | $615,000 | $615,000 | 100.0% | 4 |
Jul 2022 | Generic Fountain Lakes label | 4 | 3 | 1,886 | $529,900 | $530,000 | 100.0% | 4 |
Jun 2022 | Generic Fountain Lakes label | 3 | 2 plus half | 1,776 | $549,900 | $530,000 | 96.4% | 24 |
Apr 2022 | Generic Fountain Lakes label | 3 | 2 | 1,745 | $479,900 | $490,000 | 102.1% | 3 |
Two of the 24 were filed under the Seabreeze label, and both match Lakeside parcels on price, date and living area to the square foot, so they are Lakeside homes, not condominiums. We say more about that in the records section. One 2022 sale was filed under the Lakeside label itself.
In the last 12 months we tracked 3 closings: a 2 plus den home at $370,000 in December 2025, and two homes in May 2026 at $454,000 and $515,000. Volume was $1,339,000 and the middle sale was $454,000. Three is a small sample, so that number describes three sales and forecasts nothing. The middle sale is worth a note: the $454,000 home closed after 421 days on market against a final list of $479,900, which is the longest days on market in the 60-month file and is what pulls the 12-month median days figure to 90.
The 60-month median ($566,500, n = 24) sits a little above the 36-month median ($560,000, n = 13) because the older sales closed in a fast market: in 2022 the median sold-to-list ratio was 100.0% and the median days on market was 6. The 24-month median ($515,000, n = 9) sits lower because that window starts in September 2024 and holds three sales at $454,000 or below. Read the 60-month window as history and the 36-month figure as the working number.
Size explains more of the spread than the calendar does. Over the 36 months to September 29, 2026, seven sales were under 1,800 square feet of MLS living area at a median of $454,000 (n = 7), and six were 1,800 square feet or more at a median of $572,500 (n = 6, even, the mean of $560,000 and $585,000). That is a gap of $118,500, or 26 percent. The larger homes also sold faster, at a median of 26 days against 68 for the smaller ones, though both groups are small samples.
The roll shows 72 three-bedroom, 10 four-bedroom and 4 two-bedroom homes. Over 36 months the MLS shows ten three-bedroom sales (counting 3 plus den) at a median of $545,000 (n = 10, even, the mean of $515,000 and $575,000), two four-bedroom sales at $560,000 and $580,000, and one 2 plus den sale at $370,000, the lowest price in the file. Over 60 months, sixteen three-bedroom sales carried a $567,500 median and six four-bedroom sales $574,000, so the fourth bedroom has added little on its own; living area and condition explain more.
Every year below is a small sample of MLS closings placed on Lakeside parcels, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (April to December) | 7 | $530,000 | $435,000 to $615,000 | 6 | 100.0% |
2023 | 5 | $594,000 | $570,000 to $620,000 | 36 | 97.5% |
2024 | 3 | $580,000 | $425,000 to $650,000 | 54 | 96.7% |
2025 | 7 | $560,000 | $370,000 to $655,000 | 38 | 95.8% |
2026 to September 29 | 2 | $484,500 (mean of $454,000 and $515,000) | $454,000 to $515,000 | 245 (mean of 69 and 421) | 95.9% |
The pattern is a rise through 2023, a plateau in 2024, and a softer 2025 and 2026 in which the price per MLS square foot fell from a $343.19 median in 2024 to $280.02 in 2025 and $261.81 in 2026. Sold-to-list ratios show why: three of the 2022 sales closed above final list and one at it, and every one of the 19 closings since November 2022 has closed below its final list price.
On September 29, 2026 we found no active listing under the Lakeside label. Zero actives against 3 closings in the last 12 months is not a shortage signal we can lean on, because agents often file Fountain Lakes listings under the generic community label and the county roll cannot place an active listing. Six MLS closings after July 29, 2026 also carry the generic label and cannot be placed on a parcel yet. For a live address-level check, call Marc at (239) 287-5873.
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 are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 2 | $484,500 |
2025 | 7 | $560,000 |
2024 | 3 | $580,000 |
2023 | 6 | $597,000 |
2022 | 6 | $547,500 |
2021 | 8 | $370,750 |
2020 | 6 | $350,000 |
2019 | 4 | $333,750 |
2018 | 8 | $345,000 |
2017 | 7 | $323,000 |
2016 | 4 | $326,000 |
2015 | 6 | $335,750 |
2014 | 7 | $280,000 |
2013 | 6 | $242,500 |
2012 | 1 | $241,000 |
2011 | 2 | $202,500 |
2010 | 3 | $200,000 |
2009 | 6 | $197,500 |
The county file holds 104 qualified sales for Lakeside parcels in all, back to 1989, when one sale recorded at $31,000. Since September 29, 2025 it shows 3 qualified sales at a median of $454,000, the same three as the MLS window. From a $370,750 median in 2021 to $597,000 in 2023 is a 61 percent rise, and from $597,000 in 2023 to $560,000 in 2025 is a 6 percent step down. From $197,500 in 2009 to $560,000 in 2025 is a rise of about 2.8 times. Small counts move medians, so we describe direction and not a precise rate.
The county roll lets us split the two plats. Since January 2022, 13 qualified sales on Tract K have a median of $570,000, and 11 on Tract L a median of $568,000. By street, the 13 Fountain Lakes Boulevard sales carry a median of $570,000, the 7 on Preserve Way $530,000, the 3 on Spring Garden Lane $645,000 and the single sale on Fairmount Court $615,000, the last two being too few to call a pattern. The market does not price Tract K and Tract L differently, so we treat Lakeside as one neighborhood for pricing and note the difference only where the records split.
This is a public-record sale, not one of ours, and it is the most recent Lakeside closing we can place. A three-bedroom, two-bath, 1,689 square foot home closed in May 2026 at $454,000 after 421 days on market, against a final list of $479,900, which is 94.6 percent of list. Four facts stand out. It is the fourth-lowest of the 13 prices in the 36-month file. It waited more than a year, which says the ask, not the neighborhood, was the obstacle. It closed within two weeks of a 2,021 square foot home that sold for $515,000 in 69 days. And it shows the usual unit-price pattern: about $269 a square foot for the smaller home and about $255 for the larger one, because a bigger home carries a lower price per square foot.
For the seller, that sale carried costs the price does not show: about $3,178 in documentary stamps on the deed at $0.70 per $100 (our arithmetic), an owner's title policy in the neighborhood of $2,345 at Florida's promulgated rate (our arithmetic on the schedule), and an estoppel capped at $299. Lee County custom puts all three on the seller, and the contract controls.
Two sets of numbers we could not defend, so we left them out. First, we found no MLS closing on a Lakeside parcel before April 2022, even though the MLS pull reaches back to September 2021 and the county records 8 qualified Lakeside sales in 2021, so 2021 appears only in the county table. Second, the six closings after July 29, 2026 that carry the generic label are not in any figure on this page.
Lakeside at Fountain Lakes has 86 parcels on the county roll, a $420-a-quarter neighborhood assessment for 2026 inside the Fountain Lakes gates, and no listing under its own label on September 29, 2026. In a neighborhood where 13 homes closed in 36 months at a $560,000 median, the seller who prices to the recent closings and has the purchase-application paperwork ready is the one who closes.
Selling a home in Lakeside at Fountain Lakes? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Fountain Lakes and see what a Fountain Lakes home is worth.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.
Our Lakeside at Fountain Lakes seller's guide covers pricing, prep and closing costs.
Lakeside at Fountain Lakes has no neighborhood field of its own in the Southwest Florida MLS, so we placed each closing by matching it to a Lee County qualified sale of a Lakeside parcel: the same price, recorded within 45 days. This section states that method and its limits so you can judge every Lakeside number on this page.
We started from 190 MLS closings filed under fifteen Fountain Lakes labels: the generic community label, the tract labels, the Lakeside label itself and the names of neighboring neighborhoods. Of those, 24 matched a Lakeside parcel, 6 closed after the county file ends on July 29, 2026 and cannot be placed, and 160 earlier ones matched no Lakeside parcel, meaning they belong to other neighborhoods or have no county match. Any closing filed under the Lakeside label was included whether or not it matched, and the county match only adds closings filed under other labels.
We checked the match against the roll. In 22 of the 24 closings the MLS living area equals the county's heated area for the matched parcel to the square foot. The other two are a November 2022 sale at $565,000, where the MLS says 1,700 and the roll says 1,661, and a June 2022 sale at $530,000. That June sale shares a recording date with a second $530,000 sale on a Sunrise parcel, so the two cannot be told apart by price and date alone, and it may not be a Lakeside home. It sits in the 60-month figures only, not in the 36-month window, and no figure in this page's headline depends on it.
The match works only for closings, not for active listings, because an active listing has no recorded sale yet. It also cannot place a sale that never reached the county's qualified file, such as a transfer between family members recorded at a nominal price. The county file shows three such transfers on Lakeside parcels since 2025, at $0 and $100, and we exclude them. And a tract-level split of the MLS closings would need house addresses, which we do not publish.
The Lakeside label carries one closing in five years. The generic community label carries most of Lakeside's sales, and the Seabreeze label carries two. A page built on the Lakeside label would say one home sold. The county's qualified file shows 24 sales on Lakeside parcels between 2022 and July 2026, which is why the roster for this community directs Lakeside to be built from the roll and not from an MLS neighborhood filter.
Five records about Lakeside at Fountain Lakes disagree with each other: the lot count, the regime wording, the master fee figure, the leasing rule and the Seabreeze label. Each is explained below with the document that settles it, so a buyer knows exactly what to request from the association before writing an offer.
The recorded declaration divides assessments into fiftieths, and the association's 2026 budget is headed "50 units" and collects $84,000 in regular assessments, which is exactly 50 homes at $420 a quarter. The county roll, by contrast, shows 86 residential parcels on Tracts K and L: 50 on Tract K (19 in block 1 and 31 in block 2) and 36 on Tract L (17 in block 1 and 19 in block 2). The count of 50 matches Tract K exactly. What the record we read does not say is which association or budget carries the 36 Tract L parcels. It may be the same association under a different unit count, or a different neighborhood association. The estoppel for a specific address answers it, and it is the first question we ask on every Lakeside purchase.
The association's 2026 frequently-asked-questions sheet uses condominium wording, such as "condominium association" and "condominium documents." The recorded instruments are titled a declaration of covenants, restrictions and reservations, the budget page is headed HOA, the county roll carries the single-family use code on every parcel, and the association's owner-information form cites Section 720.303, Florida Statutes, the homeowners' association records statute. We therefore treat Lakeside as a homeowners' association under Chapter 720, not a Chapter 718 condominium, and read the condominium wording as template language.
The community hub reports the master association at $380 per quarter from a 2025 sales packet. The 2026 Lakeside budget carries a master-fee line of $74,000, which is $370 per unit per quarter, and the 2026 Sunrise budget shows the same $370. We do not know whether the difference is a fee change, a different billing structure or a rounding of the packet. The estoppel states the figure a buyer will actually pay.
Lakeside's declaration sets a six-month minimum lease and two leases a calendar year. The Fountain Lakes master rules, which travel in the same 67-page lease packet, allow 30 days and four leases a year. Where a neighborhood's rules are stricter, the stricter rule controls, so for Lakeside the six-month and twice-a-year limits govern.
The MLS filed two closings on Lakeside parcels under the Seabreeze label, in June 2025 and May 2026, at $515,000 each. Our roster of the community counts Seabreeze, a separate condominium, at one closing in the last 12 months and two in 60 months, and counts Lakeside at none by label in the last 12 months. The living area on both matches a Lakeside home on Preserve Way exactly. Those two sales belong in Lakeside's record, which is why the roster's count for Lakeside by label (zero) understates it.
Lakeside at Fountain Lakes began as a Florida not-for-profit corporation filed on January 24, 1989, followed by a declaration recorded on February 16, 1989. The plat dedication names Kraus-Anderson Incorporated as the developer of Tracts K and L, and the county roll dates the homes from 1990 to 2004.
Tract K and Tract L of Fountain Lakes are recorded in Lee County's plat books. The declaration's dedication cites Plat Book 43 Page 31 for Tract K and Plat Book 44 Page 12 for Tract L, and the county's lot-level legal descriptions cite pages 32 and 33 for the two blocks of Tract K and pages 13 and 14 for the two blocks of Tract L, which is consistent with multi-sheet plats. We did not pull the plat sheets themselves.
The Florida Division of Corporations lists Lakeside at Fountain Lakes Neighborhood Association, Inc. as a not-for-profit corporation with a filing date of January 24, 1989 and an active status. Its articles were amended and restated on May 23, 2022, and it filed annual reports in 2024, 2025 and, most recently, on March 31, 2026. Its principal and mailing address is in care of Pegasus Property Management in Bonita Springs. Our roster records that the same document number once carried the name Fountain Lakes Sections K and L Neighborhood Association, which is how the tract letters and the marketed name connect.
The association's recorded declaration was first recorded on February 16, 1989 in Official Records Book 2049 at page 4044. The declaration in force today is titled the Amended and Restated Declaration of Covenants, Restrictions and Reservations for Fountain Lakes Sections K and L, now known as Lakeside at Fountain Lakes. It was re-recorded with a certificate of correction that, in its own words, records the correct version of the declaration as voted on by the members. The community's site dates the governing documents June 2022.
The roll's year-built field runs from 1990 to 2004, with a median of 1993.5. Fifty-six homes date from 1990 to 1994, twenty-one from 1995 to 1998 and nine from 1999 to 2004, and all nine of the latest homes are on Tract L, on Preserve Way and Fountain Lakes Boulevard. That is a useful reading for a buyer: Tract K is almost entirely a 1990s neighborhood, and Tract L finished later.
Every Lakeside owner is also a member of Fountain Lakes Community Association, Inc., the master association, which Sunbiz records as N21774 and which our roster lists as active. The master's recorded 2020 bylaws state 900 residential lots for the community, and its 2025 rules are recorded. Kraus-Anderson began building Fountain Lakes in 1987 according to a Naples Daily News anniversary feature cited in our community guide, and the community reports that its golf course opened in 1979, before any of the homes.
A Lakeside at Fountain Lakes home is a detached, mostly three-bedroom, two-bath house of about 1,850 heated square feet on the Lee County roll, built between 1990 and 2004. The roll records 72 three-bedroom, 10 four-bedroom and 4 two-bedroom homes across 86 parcels, each coded single-family use.
Heated area runs from 1,397 to 3,071 square feet with a median of 1,854. By band, 7 homes are under 1,600 square feet, 29 are 1,600 to 1,799, 26 are 1,800 to 1,999, 20 are 2,000 to 2,399 and 4 are 2,400 or more. Eighty homes have two baths and six have three. The largest home on the roll is 3,071 square feet on Tract K. The association publishes no model or floor-plan names, so we do not name plans.
The declaration requires garages that hold at least two and no more than four standard cars, prohibits carports and limits vehicles to what the garage and driveway hold, with no overnight parking on the street. Lot dimensions are not on the roll extract we hold. The two common-element parcels, a lake access tract in Tract K and Tract A of Tract L, are the likely location of the association's common area, which is our inference, not a stated fact.
The declaration makes the association responsible for the common area, including its landscaping, electrical fixtures and storm water management features. The owner maintains the home's structure and interior, its systems, its grounds and irrigation, and any addition the owner makes. A Lakeside owner therefore carries the roof, exterior paint, air conditioning and lawn, which sets the neighborhood apart from the community's condominium and villa neighborhoods.
Swimming pools are structures under the declaration and need architectural approval. Fountain Lakes' master rules require approval for roofs, paint colors, driveways, lanais, hurricane protection, generators and solar. Because the declaration adds an approval by two Lakeside directors on top of the master committee's review, a Lakeside exterior project has two sign-offs.
Year built is the county's only condition proxy, and it is a blunt one. A house built in 1990 has a roof, air-conditioning system, plumbing and windows that are 30-plus years old unless replaced, and roughly a third of Lakeside was built in 1990 or 1991. The county's permit records and the seller's paperwork would show what has been replaced. We ask for roof, air-conditioning, water-heater and window dates on every Lakeside listing before we price it.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Lakeside at Fountain Lakes home comes with membership in the Fountain Lakes Community Association's amenity campus, which the community reports as a private nine-hole, par-3 golf course, two pools and a hot tub, a fitness center, tennis and pickleball courts, bocce, shuffleboard, a billiards room, a library, a playground and a clubhouse refreshed in 2026. Lakeside adds no amenities of its own.
The course is a private nine-hole executive course, par 27, that the community says opened in 1979, before the homes. It is a walking course with pull carts and no rental riding carts or driving range, and it is limited to residents and their guests. Routine resident play is part of the master assessment, and the community reports small day-of fees for organized league days. Nine par-3 holes make a round fast, so nobody should expect a championship layout.
The community reports two pools and a hot tub open dawn to dusk within posted hours with no lifeguard, a fitness center open 5:00 a.m. to 9:00 p.m. by key fob, and a clubhouse and activity center that includes a billiards room, a library and the association offices. The community says the clubhouse complex was refreshed in 2026.
Tennis and pickleball share courts with basketball, with tennis and pickleball having priority, in roughly 7:30 a.m. to 7:30 p.m. hours. Bocce and shuffleboard courts are open dawn to dusk. The community calendar lists leagues in golf, billiards, cornhole, bocce, shuffleboard and pickleball, plus water aerobics and card groups.
Fountain Lakes reports catch-and-release fishing in its lakes and Halfway Creek, reached through the golf course and not through neighbors' yards, with no swimming or boating. It also has a children's playground, a screen room with a picnic and grill area, and walking paths. We make no lake-view or golf-view claim for any Lakeside address without a house in front of us.
The master assessment does not include the Lakeside neighborhood's own dues, the optional Fountain Lakes Irrigation Co-op where a home is a member ($32 a month, billed at $96 a quarter, per our hub research), or any equity membership, because there is none. The association's amenity rules list ID requirements, and a leased home's occupants generally may not use the recreation facilities during the lease term, per the community's rules.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside at Fountain Lakes owners pay a neighborhood assessment of $420 per quarter for 2026, or $1,680 a year, and the association's own sales packet states that the Fountain Lakes master association's dues are included in that quarterly fee. A separate $2,500 one-time capital contribution is paid on purchase, and an irrigation co-op fee applies to some homes.
The association's adopted 2026 budget is a one-page statement for January 1 to December 31, 2026, headed 50 units. It collects $84,000 in regular assessments, plus a $500 surplus line, against $84,500 in expenses. Per unit per quarter the lines are: master fee $370.00, management fee $32.70, insurance $8.45, office expense $6.45, legal $2.50, annual division fee and taxes $1.68 and contingency $0.72, for $422.50 in all. About 88 percent of expenses is the master fee line.
The 2025 budget was $398 per unit per quarter ($1,592 a year), so the 2026 assessment of $420 is $22 a quarter higher, or 5.5 percent. The master fee line rose from $70,000 to $74,000 (5.7 percent), which explains most of it. The budget page we read lists no reserve line. We publish that as an observation, not a finding, and a buyer should ask what capital items the association carries and how it funds them.
The association's sales packet answers the question of other memberships with a sentence: Fountain Lakes Community Association dues are included in the Lakeside quarterly fee. The budget confirms it, with the master fee as its largest line. What the fee does not include is the home: roof, exterior, systems and lawn are the owner's under the declaration. It does not include the Fountain Lakes Irrigation Co-op either, for homes that belong to it, where our hub research shows $32 a month billed at $96 a quarter.
Assessments are prorated quarterly and due in January, April, July and October. Pegasus mails quarterly statements about 20 days before each due date, and an ACH option is offered. Because the fee covers a quarter, the seller's and buyer's shares are prorated at closing by days.
At the 36-month median of $560,000, the $1,680 assessment is 0.30 percent of price a year, and with the co-op's $384 it is 0.37 percent. At the $454,000 median of the last 12 months it is 0.37 percent, or 0.45 percent with the co-op. We do not add taxes or insurance into one all-in number because both depend on the home, the assessed value and the carrier.
Fountain Lakes carries no Community Development District bond assessment, per our community research and Lee County's list of special districts. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because buyers should see it on the bill, not take it from us.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside at Fountain Lakes buyers pay layered costs: the $420 quarterly neighborhood assessment that includes the master's dues, a $2,500 capital contribution at closing, a $150 purchase application, a $75 document charge if the seller does not supply the papers, a capped estoppel, Lee County property tax and insurance. The association publishes these charges in its 2026 sales packet.
Quarterly dues of $420 in 2026, due January, April, July and October, paid to the association through Pegasus. Of that, the budget shows $370 flowing to the master association.
The master fee is inside the Lakeside assessment. The Irrigation Co-op is separate. The purchase application tells a buyer to contact Pegasus for an irrigation co-op estoppel if the current owner is a member, so membership is a per-home fact you confirm.
The packet lists a one-time capital contribution equal to $2,500, a non-refundable purchase application fee of $150 payable to Pegasus, and a $75 charge if a buyer needs the association documents from the manager. The application asks for a copy of the sales contract and is due at least 20 days before the closing date. The community hub reports a master capital contribution of $2,500 as well, effective December 2023, and the packet does not say whether it is one payment or two. Confirm the closing statement line with the estoppel.
Florida caps the standard estoppel fee at $299 for a current account, plus $119 for delivery within three business days and $179 more for a delinquent account, per the fee schedule in Section 720.30851 as updated in 2024, and in Lee County the seller customarily pays it, though the contract controls.
Lee County property tax is billed on the county's assessed value, in arrears, with a first bill that can differ from the seller's when exemptions and assessment change. We do not quote a tax figure for Lakeside because it depends on the parcel. The declaration makes each owner responsible for insuring the home and its contents, so the owner carries a full homeowners policy; the association's insurance line covers its own liability and common area.
At a $560,000 price, cash at closing beyond the price and lender costs includes $2,500 in capital contribution and $150 in application fee, or $2,650 in association charges, before the first quarterly assessment of $420. A buyer who will lease the home pays a further $150 lease application per lease.
The recorded declaration governs Lakeside at Fountain Lakes, with the association's articles and bylaws and the Fountain Lakes master declaration, bylaws, 2025 rules and architectural rules. The community's site publishes the Lakeside declaration, a 49-page recorded certificate, and a 67-page 2026 lease packet that bundles the neighborhood and master rules.
Each home is used as a single-family residence and occupied by one family at a time. The declaration limits garages to two to four cars, bars carports, allows no more vehicles than the garage and driveway hold, prohibits overnight street parking and limits commercial vehicles outside garages to 48 hours unless providing services. The master rules add sign limits, trash container rules and a 25 mph speed limit.
Lakeside's declaration allows no fences or walls on lots, except underground electronic pet-containment fencing and screening or walls for trash receptacles and outdoor equipment approved by the architectural committee. The master rules allow black powder-coated aluminum picket fences up to four feet in other neighborhoods, but not on lots bordering a lake. Where the declaration is stricter, it controls, so a Lakeside buyer who wants a fenced yard should assume the answer is no until the board says otherwise in writing.
Architectural review is run by the Fountain Lakes master Architectural Review Committee, and the declaration adds that its decisions also need the approval of two Lakeside directors. Plans, specifications and location must be submitted and approved in writing, and approved work must be completed within 180 days. The master committee meets the second Monday of each month, and the community reports a 45-day window for it to act on a request.
Regular assessments follow the budget the board adopts, special assessments may be levied for capital improvements, each lot bears an equal fiftieth share of assessments under the declaration, and the association has a lien for unpaid assessments. The board may fine for violations, with a stated cap of $2,000 on a continuing violation, secured by a lien. Florida's Chapter 720 sets the statutory frame, and a buyer should read the declaration's own numbers.
Enforcement is by proceedings at law or in equity by the association or any owner, and the prevailing party in a dispute over the documents may recover attorney fees. Amending the declaration takes two-thirds of the voting interests present and voting at a duly called meeting, which is the vote a restatement such as the 2022 one requires.
The master association's 2020 amended and restated declaration and bylaws, and its 2025 recorded rules, are published on the community's documents page. Under Section 720.303 an association's official records include the governing documents, budgets and meeting minutes, and owners have a right to inspect them. A buyer's agent should request the current budget, the last annual meeting minutes and any pending assessment notice with the estoppel.
Lakeside's declaration provides that transfers of ownership follow the master association's requirements where they apply, and the association's packet requires a purchase application with a copy of the sales contract, a non-refundable $150 fee and at least 20 days' notice. That is a screening step, not a price control, and we build the 20 days into every Lakeside contract.
Lakeside at Fountain Lakes is not a 55-plus community. Neither the Lakeside declaration we read nor the Fountain Lakes master documents contain an age restriction, and the community describes itself as all-ages. We describe the property and its recorded rules, not the people who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy by age only when they meet specific statutory requirements and record the restriction. Lakeside's recorded documents carry none. The declaration does require single-family use by one family at a time, and the purchase application asks for occupant details, which is a residency screen and not an age rule.
Renting out a Lakeside at Fountain Lakes home is allowed with association approval, but the declaration sets a six-month minimum lease, no more than two leases a calendar year, a one-year maximum and a $150 application, which is stricter than the Fountain Lakes master rules and rules out short winter rentals.
Under the declaration only an entire home may be leased, in writing, to a natural person, with no subleasing or assignment. All leases need approval, and no new lease begins until the last lease's full term ends. Guests may stay in a leased home when the tenant is also in residence, limited to two persons and their children for a maximum of ten days, once during the lease term. The lease application is due at least 30 days before the lease starts, carries a non-refundable $150 fee, and approval is required before move-in. The association may act as the owner's agent to enforce the documents against a tenant.
The master rules allow leases of 30 days with up to four a year, ban Airbnb, VRBO and other rentals under 30 days, and require a lease registration form before a tenant moves in. A leased home's occupants generally may not use the recreation facilities during the lease term. Because Lakeside is stricter, the six-month and twice-a-year limits are the ones that control.
A six-month minimum and two leases a year mean a Lakeside home can be rented for a full season or a year but not for a three-month winter stay. For comparison, Sunrise's 2026 packet states a 30-day minimum and four leases a year. We do not treat rental listings as a source and publish no rental income figure.
Before an offer, a would-be landlord should request the lease application, the association's approval timeline, any tenant screening rules, how gate credentials pass to a tenant, and whether the current lease, if any, is compliant.
Pet rules at Lakeside at Fountain Lakes allow no more than two pets, under the declaration and the association's sales packet, with no aggressive pets, Pitbulls, Pitbull mixes or exotic animals. The master rules allow three pets and stricter neighborhood rules control, so Lakeside's limit of two applies.
The declaration limits owners to two animals of a normal domesticated household type, and the purchase application repeats the two-pet limit and the bans. The master rules require a leash of no more than six feet off the owner's property, bar retractable leashes, require prompt cleanup and ban commercial breeding or boarding.
Documented assistance animals for a person with a disability are handled under federal fair housing rules, and the master rules exclude properly documented service and support animals from their pet count. A buyer who relies on one should ask the association how it counts them under the declaration.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A sale at Lakeside at Fountain Lakes runs through a purchase application to the association's manager, an estoppel certificate, the $2,500 capital contribution and the usual Florida closing. Build about three weeks into the contract for the application, and request the estoppel on the day the contract is signed.
Florida's standard contracts let the parties allocate estoppel and association fees, and Lee County custom puts the estoppel on the seller. Add the association approval as a contingency and name the deadline for the application.
The buyer submits the application to Pegasus Property Management with a copy of the sales contract and the $150 non-refundable fee, at least 20 days before closing. It asks for the buyer's information, occupant information, vehicles, whether the buyer will live here full-time, part-time or lease, and an acknowledgment of the community's rules.
The estoppel states amounts owed, and Section 720.30851 sets the fee cap and the delivery time, 10 business days from a written request. The estoppel is where the 50 versus 86 question is answered, because it names the association and the assessment that apply to the specific home.
The seller should provide the governing documents. If not, the manager charges $75. A buyer should read the declaration, the 2026 budget and any notices, then the master's 2025 rules.
The closing agent prorates the quarterly assessment by days, collects the capital contribution and records the deed. In Lee County the seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, which at $560,000 is $3,920 in stamps and about $2,875 for the policy (our arithmetic), and the contract controls.
A new owner registers vehicles and gate credentials under the community's barcode and fob procedures, and updates the owner information through the manager's portal. We walk our clients through it.
We mapped all 86 Lakeside at Fountain Lakes residential parcels against FEMA's National Flood Hazard Layer, and every one returned Zone X, the 0.2 percent annual chance flood hazard subtype, outside the special flood hazard area, on the countywide panel effective November 17, 2022. That is a map reading by address point, not a survey.
We geocoded each of the 86 parcels' street addresses with the U.S. Census geocoder and queried FEMA's flood hazard layer at each point. All 86 returned Zone X with the subtype "0.2 percent annual chance flood hazard in combined riverine and coastal zone," and the special flood hazard flag was false at every point. By street, that was 35 on Fountain Lakes Boulevard, 21 on Preserve Way, 17 on Spring Garden Lane, 8 on Fairmount Court and 5 on Spring Mill Court. The governing panel is 12071C0587G. A box of about half a mile on a side around the streets returned only Zone X polygons, 12 of minimal hazard and 3 of the shaded 0.2 percent kind, and no AE polygon.
Our community guide reports that Fountain Lakes straddles Zone AE near its lakes and Halfway Creek and Zone X on higher ground, and that the main entrance parcel is in AE. Both statements are consistent with this finding: Lakeside's homes sit in the Zone X part of the map. Census interpolation places an address along its street segment, not on the parcel centroid, so a lot on the edge of a mapped zone could differ, and a buyer should read the flood zone for the specific address on FEMA's map service.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although a lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero's guidance says every property in the Village lies within a flood zone and that flood zones, evacuation zones and storm surge areas are three different designations.
Fountain Lakes is inland, roughly four to five miles from the Gulf by our community research, so its storm exposure is mostly wind and rain. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Lakeside's letter, so a buyer should look it up on the county and Village tools. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands; Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County.
The MLS shows two Lakeside closings in November 2022, six weeks after Ian, at $565,000 and $568,000, both above that year's $530,000 median, and 2023's five closings had a $594,000 median. That is a market reading, not proof of no damage: we hold no Lakeside-specific damage or repair record, and we do not say the neighborhood was undamaged.
Because a Lakeside home is a detached house, the owner carries the whole insurance stack: a homeowners policy on the structure, wind coverage where the carrier separates it, and flood coverage if the buyer chooses it. The declaration makes each owner responsible for insuring the home and its contents. Florida's uniform mitigation verification form, OIR-B1-1802, documents roof shape, roof-deck attachment and opening protection for premium credits, and Section 627.0629 governs those credits. The Village of Estero's flood insurance discount under FEMA's Community Rating System was reported at 20 percent, and the current-year standing should be re-verified at purchase.
Florida's milestone inspection and structural integrity reserve study rules were written for condominium and cooperative buildings of three or more habitable stories. Lakeside is a detached-home HOA, so they do not apply to its houses. That is a real difference from the community's condominium neighborhoods, and it moves the roof, paint and windows of each home onto the owner.
Lakeside at Fountain Lakes is in Estero, where the Village lists Pinewoods Elementary, Three Oaks Middle School and Estero High School as the public schools. Lee County assigns by choice zone and proximity, not by a hard address boundary, so a family should confirm current options with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our community guide puts Florida Gulf Coast University about 12 to 15 minutes from Fountain Lakes.
Lee County divides its choice system into East, South and West zones, and families rank schools within the options open to their sub-zone. Assignment depends on preference, proximity and availability. We do not publish an address-level assignment for any Lakeside street, because we did not verify one, and the district's zone tool is the place to confirm it.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history for a Lakeside at Fountain Lakes home sits with the Village for work after incorporation and with Lee County before it, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific Lakeside address.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. The Village was created on December 31, 2014, and moved this work from Lee County for properties inside its limits.
For a home built between 1990 and 2004, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel, any pool or lanai, and any hurricane protection. A permit with a final inspection is evidence; an unpermitted change is a question for the seller. Lakeside's declaration adds a second layer: a permit is not architectural approval, so ask for both.
We did not read a permit list for any Lakeside address, the association's board minutes, or the recorded instrument's later amendments beyond the 2022 restatement. Those are the documents that would show a roof project, a special assessment or a rule change, and we ask for them on every purchase.
Near Lakeside at Fountain Lakes, our community research puts the active projects along US-41, Williams Road and Corkscrew Road: the North Point mixed-use planned development at US-41 and Williams Road, the Williams Road widening, Downtown Estero on the east side of US-41 and the Corkscrew Road widening. None is inside Fountain Lakes.
Fountain Lakes' residents-only back gate is at West Tree Road and Williams Road, so Williams Road improvements matter to daily access for some Lakeside owners. Our community guide reports that the Village expected construction of the Williams Road improvements west of US-41 to begin in early 2026 and describes North Point as a roughly 100-acre mixed-use district north of Hertz Arena.
Lee County and FDOT are widening Corkscrew Road from Ben Hill Griffin Parkway to Alico Road. The official project site tracks the phases, and our community guide reports Phase 2 as anticipated to finish in late 2026. Corkscrew Road is the route to I-75 Exit 123.
We did not pull the zoning district for Tracts K and L or for the parcels around them, so we make no claim about adjacent zoning. The Village's Community Development Department and Lee County's zoning pages are the sources, and we check them on a listing before we advise a buyer about a neighboring parcel.
Daily life at Lakeside at Fountain Lakes runs through the community's gates, with the main gate at Fountain Lakes Boulevard and US-41 across from Coconut Point, a residents-only back gate at West Tree Road and Williams Road, and monitors on duty from 7:00 a.m. to 9:00 p.m. Pegasus Property Management handles the neighborhood association.
The community reports a barcode decal requirement for each vehicle, a call box at the main entrance for guests and contractors, no call box at the back gate, and a 25 mph interior limit. Golf carts must be registered. For showings, we coordinate gate access.
Lakeside's parking rules are in the declaration: garage and driveway only, no overnight street parking. Fountain Lakes has a mailbox standards resolution that the community publishes. We have not read Lakeside's trash schedule, and we tell buyers to ask Pegasus.
These are approximate drive times from the US-41 and Fountain Lakes Boulevard area, as our earlier community research rounded them.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 6 to 8 minutes |
I-75 at Corkscrew Road, Exit 123 | 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 Naples or downtown Fort Myers | about 22 to 30 minutes |
The Village of Estero's medical facilities page lists Lee Health Coconut Point at 23450 Via Coconut Point in Estero, Gulf Coast Medical Center at 13681 Doctor's Way in Fort Myers, NCH North Naples Hospital at 11190 Healthpark Boulevard in Naples, and an urgent care at 10201 Arcos Avenue in Estero. Coconut Point is the nearest.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside at Fountain Lakes has the highest 36-month median of the seven Fountain Lakes neighborhoods with their own pages, $560,000 on 13 closings, with 86 detached homes built 1990 to 2004. Only Sunrise at Fountain Lakes also closed 13 times in that window.
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 | Built | 12-month MLS closings, roster | 36-month MLS median (n) |
|---|---|---|---|---|---|
143 | Condominium, Chapter 718 | 1988 | 9 | $202,000 (21) | |
135 (inferred) | HOA, Chapter 720 | 1994 to 1999 | 5 | $452,500 (10) | |
128 | HOA, Chapter 720 | 1988 to 2003 | 1 by label, 3 on the county roll | $450,000 (13) | |
Lakeside at Fountain Lakes | 86 | HOA, Chapter 720 | 1990 to 2004 | 0 by label, 4 on the county roll | $560,000 (13) |
64 | Unresolved: association says condominium, roll shows a subdivision | 2000 to 2002 | 5 | $525,750 (8, small sample) | |
62 | Condominium per the community site | 1994 to 1996 | 3 | $329,000 (10) | |
49 | Unresolved: Sunbiz says condominium, community site says HOA | 1989 to 1991 | 4 | $299,556 (10) |
Seven neighborhoods hold 667 residential parcels of the community's 900 stated lots, and the roster locates 750 in all once the three smaller neighborhoods are counted. Where n is even the median is the mean of the middle pair. The roster's 12-month counts come from the MLS label or the county roll, whichever is stated, and Lakeside's own figure on this page is 3 closings in the last 12 months once the placement method is applied.
Sunrise at Fountain Lakes is the neighboring single-family neighborhood on plat Tracts I and J, with 128 homes. It is our rival comparison below. In short: Lakeside is smaller, priced about $110,000 higher at the 36-month median, and stricter on leasing.
Forest Ridge is the largest single-family HOA, with 135 homes built 1994 to 1999 and a 36-month median of $452,500, about $107,500 below Lakeside. It is not the same place as Forest Ridge Shores, which has its own association and plat.
Forest Ridge Shores is the newest product, built 2000 to 2002, with 64 homes and a $525,750 median on 8 closings in 36 months, a small sample. It is the closest price neighbor to Lakeside, about $34,000 below it, and the two regimes differ: Lakeside is an HOA with a recorded declaration we read, while Forest Ridge Shores' regime is unresolved in the record.
The Greens at Fountain Lakes, The Villas at Timber Lakes and Villas of Fountain Lakes are attached product at $202,000, $329,000 and about $299,600 at the 36-month median. Lakeside costs more than 1.7 times the highest of them and carries the roof and exterior itself, where the attached neighborhoods pool that cost.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Lakeside at Fountain Lakes for a smaller, more expensive detached neighborhood with a $560,000 median on 13 closings in 36 months and a six-month minimum lease; choose Sunrise at Fountain Lakes for a larger neighborhood at about a $450,000 median and a 30-day lease.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Lakeside at Fountain Lakes | Sunrise at Fountain Lakes |
|---|---|---|
Plat tracts | K and L | I and J |
Residential parcels (2026 roll) | 86 (association budget: 50 units) | 128 (association budget: 128 units) |
Regime | HOA, Chapter 720 | HOA, Chapter 720 |
Built (roll) | 1990 to 2004, median 1993.5 | 1988 to 2003, median 1989 |
Bedrooms (roll) | 2 on 4, 3 on 72, 4 on 10 | 2 on 11, 3 on 105, 4 on 12 |
Heated area (roll) | 1,397 to 3,071, median 1,854 | 1,266 to 2,448, median 1,710 |
2026 quarterly assessment | $420 | $400 |
Master fee line in the budget | $370 per unit per quarter | $370 per unit per quarter |
Capital contribution | $2,500 | $2,500 |
Purchase application | $150, at least 20 days before closing | $150, at least 20 days before closing |
Minimum lease and leases a year | 6 months, 2 | 30 days, 4 |
Pet limit | 2, per the declaration | not stated in the packet we read; master rules allow 3 |
MLS, 12 months | 3, $454,000 (small sample) | 4, $457,500 (mean of $430,000 and $485,000; small sample) |
MLS, 24 months | 9, $515,000 (small sample) | 7, $432,500 (small sample) |
MLS, 36 months | 13, $560,000 | 13, $450,000 |
MLS, 60 months | 24, $566,500 | 29, $485,000 |
Median $ per MLS sq ft, 36 months | $280.02 | $272.17 |
Median days on market, 36 months | 54 | 112 |
Median sold-to-list, 36 months | 96.1% | 95.6% |
Active listings, Sep 29, 2026 | none under the Lakeside label | 1 at $574,900 (3 bed, 1,734 sq ft) |
County qualified sales since Sep 29, 2025 | 3, $454,000 median | 3, $485,000 median |
County qualified sales, 2025 | 7, $560,000 median | 4, $439,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; each association's 2026 sales packet on the community's site. MLS and county figures are never mixed.
Price and pace. Over the same 36 months, Lakeside closed 13 times at a $560,000 median and 54 median days while Sunrise closed 13 times at $450,000 and 112 median days, a gap of $110,000 or about 24 percent. The median price per MLS square foot narrows that gap to about 3 percent ($280.02 against $272.17), so most of the price difference is size and sale mix: Lakeside's roll median is 1,854 square feet against Sunrise's 1,710.
Leasing is the sharpest split. Lakeside allows leases of six months or more, twice a year; Sunrise's 2026 packet states 30 days and four a year. A buyer who wants flexibility to rent, or to rent for a season, is looking at Sunrise; a buyer who wants a tighter owner-occupied pattern is looking at Lakeside. Both charge $150 for a purchase application and $2,500 as a capital contribution, and both show a $370 master fee line in their budgets.
Choose Lakeside at Fountain Lakes if the price rung above $500,000 matters, if you want the tighter lease rule and two-pet limit, and if you accept a 50-versus-86 records question you can settle with an estoppel. Choose Sunrise at Fountain Lakes if you want a larger neighborhood, a lower median, a quarterly fee $20 lower and looser rental terms. If you are weighing both, the master fee, gates and amenities are identical; the association, its rules and the homes differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour both in one morning.
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Lakeside at Fountain Lakes' strengths are the highest 36-month median among Fountain Lakes neighborhoods, detached homes with a low-fee bundled golf community around them, and Zone X mapping at all 86 parcels; its weaknesses are a records gap on its lot count, a thin sales file, tight lease and pet rules and owner-maintained roofs on 1990s homes.
If you're searching for a Lakeside at Fountain Lakes listing agent, or thinking, 'I need someone to sell my Lakeside at Fountain Lakes home...' you are selling a detached home into the highest-priced neighborhood in Fountain Lakes, where the ask against the recent closings and the association paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked every Lakeside at Fountain Lakes closing we could place in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 24 recorded since April 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 Lakeside at Fountain Lakes home valuation. Jesse follows up with the Lakeside closings that fit your home: the same size band, adjusted for condition, roof age, updates and lot. For the full seller playbook, see the Fountain Lakes seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Lakeside at Fountain Lakes seller's guide walks through the sale step by step, and the Lakeside at Fountain Lakes home valuation page shows how homes here are priced.
Selling here? Start with our Lakeside at Fountain Lakes seller's guide.
For a home priced to the recent closings, the market is workable: we found no listing under the Lakeside label on September 29, 2026, and 2025's seven closings had a 38-day median against 54 over 36 months. Sellers who ask well above the closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Lakeside's own recent sales, by size. Over 36 months, seven homes under 1,800 square feet closed at a $454,000 median and six homes of 1,800 or more at $572,500.
The 36-month median is 54 days, and the 24-month median is 55, with a range of 1 to 421 days. Two homes that closed in the last 36 months did so in 1 and 10 days, and one took 421.
The association requires a purchase application from your buyer, with the contract, a $150 fee and 20 days' notice. That is approval of the purchaser under the declaration and the packet.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and Lakeside's leases run six months or longer, so confirm the lease end date before you set the closing.
The declaration, the 2026 budget, the sales packet, the master rules, any architectural approvals for pools, lanais or paint, and your roof and air-conditioning dates.
Lakeside at Fountain Lakes owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Lakeside sale and public record in Fountain Lakes before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Lakeside at Fountain Lakes guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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 Lakeside at Fountain Lakes 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.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Lakeside at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Lakeside at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Lakeside at Fountain Lakes homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Lakeside at Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
Lakeside at Fountain Lakes is a neighborhood of 86 detached homes on plat Tracts K and L inside Fountain Lakes, a gated golf community of 900 lots in Estero, Florida. The homes were built from 1990 to 2004, and the neighborhood has its own homeowners' association under a recorded declaration.
No. This page covers Lakeside at Fountain Lakes Neighborhood Association, Inc., in Estero, ZIP 33928. Lakeside at Lochmoor, Terrace at Lakeside Greens and Lakeside Villas at Wildcat Run, a different Estero community, are separate places with separate associations.
Lakeside at Fountain Lakes sits inside the gated Fountain Lakes community on US-41 in Estero, directly across from Coconut Point. Its homes are on Fountain Lakes Boulevard, Preserve Way, Spring Garden Lane, Fairmount Court and Spring Mill Court.
The Lee County 2026 roll carries 86 residential parcels, 50 on Tract K and 36 on Tract L, all single-family. The association's declaration and 2026 budget count 50 lots, so ask which association covers a Tract L address.
The record does not say. The 2026 budget collects $84,000 at $420 per quarter from 50 units, which matches Tract K exactly, and the roll shows 36 more parcels on Tract L. The estoppel for a specific address names the association and assessment that apply.
The roll shows 1,397 to 3,071 heated square feet with a median of 1,854. Seven homes are under 1,600 square feet, 29 are 1,600 to 1,799, 26 are 1,800 to 1,999, 20 are 2,000 to 2,399 and 4 are 2,400 or more.
Mostly three. The roll shows 72 three-bedroom, 10 four-bedroom and 4 two-bedroom homes, and 80 of the 86 have two baths. MLS closings include some listed as 3 plus den or 4 plus den.
Between 1990 and 2004 per the county roll, with a median of 1993.5. Fifty-six homes date from 1990 to 1994, twenty-one from 1995 to 1998 and nine from 1999 to 2004, all of the latest on Tract L. The association was incorporated January 24, 1989.
The plat dedication recited in the recorded declaration names Kraus-Anderson Incorporated as the developer of Tracts K and L. We name no builder for any individual home, because the roll does not carry one and we do not use listing sites as a source.
On September 29, 2026 we found no active listing under the Lakeside label. Agents often use the generic Fountain Lakes label, which the county roll cannot place, so call Marc at (239) 287-5873 for a live address-level list.
In the 36 months to September 29, 2026, 13 MLS closings ran from $370,000 to $655,000 at a $560,000 median. In the last 12 months, 3 closed from $370,000 to $515,000 at a $454,000 median, a small sample.
The 36-month median is $280.02 per square foot of MLS living area and the 12-month median is $254.82 (n = 3). County and MLS square-foot figures measure different things, so we never compare them.
Softer than the 2023 to 2024 peak. The MLS median per square foot was $343.19 in 2024, $280.02 in 2025 and $261.81 in 2026 to date, and county qualified sales show $597,000 in 2023, $560,000 in 2025 and $484,500 in 2026 (n = 2). Small samples describe direction, not a rate.
The 36-month median is 54 days on market and the 12-month median is 90, with a range of 1 to 421 days over 36 months. Homes priced near recent closings have sold in weeks; one that asked above them took 421 days.
The 2026 neighborhood assessment is $420 per quarter, $1,680 a year, and the association's packet states that Fountain Lakes master dues are included. The budget shows $370 of each quarter as the master fee line. Irrigation co-op dues are separate for member homes.
The neighborhood's budget covers the master fee, management, insurance, office, legal and contingency lines, and the master fee covers the community's amenities and gates. It does not cover the house: roof, exterior, systems and lawn belong to the owner under the declaration.
A $2,500 one-time capital contribution and a $150 non-refundable purchase application to the association, plus a $75 document charge if you need the documents from the manager, and your usual lender and title costs. A buyer who will lease pays $150 per lease application.
No CDD bond appears for Fountain Lakes per our community research, and we confirm it on each tax bill. The 2026 packet answers "No" to whether the association faces court cases over $100,000, and we found no public special assessment. The estoppel would show one.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure for Lakeside. The Lee County Property Appraiser's roll and the Tax Collector's bill show the number, and a first bill may differ from the seller's.
No separate membership is sold. Resident golf on the community's par-3 course is part of the master assessment that is included in the Lakeside fee, and a recreation permit is required to play, per the community.
No. Neither the Lakeside declaration nor the Fountain Lakes master documents carry an age restriction, and the community describes itself as all-ages.
Yes, with association approval and under Lakeside's own limits: a six-month minimum lease, no more than two leases a calendar year, a one-year maximum, the entire home only, and a $150 non-refundable lease application submitted at least 30 days ahead.
No. Lakeside's six-month minimum rules them out, and the master rules separately prohibit Airbnb, VRBO and other rentals under 30 days. Florida transient rental tax rules would apply to any allowed short-term rental.
Two. The declaration limits owners to two animals of a normal household type, and the sales packet bans aggressive pets, Pitbulls, Pitbull mixes and exotic animals. The master rules allow three, but the stricter Lakeside limit applies. Documented assistance animals are handled under federal fair housing rules.
Not under the recorded declaration, which allows no fences or walls except underground electronic pet fencing and approved screening for trash receptacles and equipment. The master rules allow black aluminum picket fences elsewhere, but Lakeside's stricter rule controls.
Yes, through Fountain Lakes. The main entrance is at Fountain Lakes Boulevard and US-41 with a call box, a residents-only back gate is at West Tree Road and Williams Road, each vehicle needs a barcode decal, and monitors are on duty from 7:00 a.m. to 9:00 p.m., per the community.
Homes have garages. The declaration requires garages that hold two to four standard cars, prohibits carports, limits vehicles to what the garage and driveway hold and bars overnight street parking.
At each of the 86 parcel address points we tested, FEMA maps Zone X, the 0.2 percent annual chance flood hazard subtype, outside the special flood hazard area, on the panel effective November 17, 2022. Check the exact address on FEMA's map service.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific home.
We hold no Lakeside-specific damage or flood record and do not say the neighborhood was undamaged. Fountain Lakes is inland, where Ian's worst surge fell on the coast and islands. Permits and the owner's records show what a given home repaired.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone and proximity, so confirm current options with the district.
Lakeside is smaller, at 86 homes against 128, and priced higher, at a $560,000 median over 36 months against $450,000. Sunrise allows 30-day leases; Lakeside requires six months. See our Sunrise at Fountain Lakes guide and the decision table above.
Ask for the estoppel naming your association and assessment, the declaration, the 2026 budget, the roof and air-conditioning dates, any architectural approvals for pools or lanais, the irrigation co-op status, the lease and pet rules in writing, and whether the seller's exterior work was approved. Marc runs that list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee schedules before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Fountain Lakes is gated, and we arrange gate access for showings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Lakeside beside Sunrise and Forest Ridge on one morning if you like.
Pegasus Property Management, in Bonita Springs, is the neighborhood association's principal address on the state register and the manager named in the sales packet. The Fountain Lakes master association is also managed by Pegasus, with an on-site office in the community.
These are the questions sellers ask most about selling a Lakeside at Fountain Lakes home in Estero, answered from the recent closings and the public record. Each answer names Lakeside at Fountain Lakes. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $560,000 (n = 13) and adjust for size, condition and asking history. Homes under 1,800 square feet have a $454,000 median and larger ones $572,500. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the last 12 months, three closed: $370,000 in December 2025, $454,000 and $515,000 in May 2026. In 2025 seven closed from $370,000 to $655,000. The highest was a three-bedroom plus den home in May 2025.
Not reliably. With 3 to 7 sales a year, one sale moves an automated estimate, and it cannot see condition, roof age, lot or the association paperwork. A sale-by-sale comparison is better.
Yes. Over 36 months, homes of 1,800 square feet or more closed at a $572,500 median (n = 6) against $454,000 (n = 7) for smaller ones. Per square foot the smaller homes were about $280 and the larger $283, so size drives most of the spread.
The MLS does not tag renovation, so we cannot measure it in this neighborhood. Our reading is that condition explains part of the spread between similar-size homes: in 2025 a 1,607 square foot home closed at $450,000 and a 1,777 square foot home at $580,000. We compare finishes on the day.
The county's qualified sales show a $597,000 median in 2023 and $560,000 in 2025, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 36-month median is 54 days and the 24-month median is 55, with a range of 1 to 421 days. The difference between the fastest and slowest is mostly price.
We found none under the Lakeside label on September 29, 2026, against 3 closings in the last 12 months. Listings filed under the generic Fountain Lakes label cannot be placed by parcel, so we check addresses by hand.
Our data does not show a clean seasonal pattern: the 36-month closings are spread across January, February, March, April, May, June, September, October and December. List when the paperwork and pricing are ready, and build in the 20-day purchase application.
Yes, indirectly. A buyer of a detached home prices the homeowners policy, wind coverage and any flood policy, and roof age drives the quote. A recent roof and a wind mitigation report make a home easier to insure.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Lakeside home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the gated address, the bundled golf and the low fee stack, because that is what a Lakeside buyer is buying. We also handle gate access for showings.
Fountain Lakes is gated, with a call box at the main entrance and barcode decals for residents, so open houses and showings need gate coordination. We arrange access and follow the community's sign and timing limits.
You can, but you would handle the pricing, the buyer's purchase application, the estoppel, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
The buyer submits a purchase application with the contract, a $150 non-refundable fee and at least 20 days' notice, and the packet has an approved or disapproved line. Ask Pegasus what the board reviews and how long it takes.
The governing documents and the disclosures Florida requires for a prospective purchaser in a homeowners' association, plus the estoppel. If you do not supply the documents, the manager charges the buyer $75. We request the declaration, budget and rules before listing.
The packet asks for it at least 20 days before closing. Build that into the contract and submit it the week you go under contract.
Florida caps a standard estoppel for a current account at $299, with rush and delinquent surcharges possible, and in Lee County the seller customarily pays it, though the contract controls. Request it the day the contract is signed.
The association's sales packet says each owner contributes $2,500 on acquisition, which makes it the buyer's charge on purchase. The contract controls, and the estoppel and closing statement confirm the line.
The quarterly assessment is prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel; the contract controls. At $560,000, doc stamps are $3,920 and a promulgated owner's policy is about $2,875, before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and schedule before we set a price.
It depends on the rules. Lakeside requires a six-month minimum lease and allows two leases a year, so a seasonal or short rental is out. Compare the net rent, the fees and the tax against a sale at about $560,000.
It should not, if you settle it early. Ask Pegasus for the estoppel and a written statement of the association and assessment that apply to your address, and put it in the first packet so a buyer's attorney does not have to ask.
We cannot measure it. Lakeside's homes have the highest 36-month median in Fountain Lakes despite the six-month lease minimum, but a buyer who wants short-term flexibility would look at Sunrise instead. We describe the rule to buyers early.
It depends on the home. The purchase application tells buyers to contact Pegasus for an irrigation co-op estoppel if the current owner is a member, so confirm your status before you list and disclose it.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. Ask your insurance agent which features count.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Yes. Pools, lanais, paint, roofs, driveways and hurricane protection need architectural approval, and Lakeside's declaration adds a second approval by two Lakeside directors. Unapproved work can surface in a buyer's inspection, so gather the approvals before you list.
The roof, air conditioning, water heater and windows, because buyers ask for their ages and insurers price them. Homes built in 1990 or 1991, about a third of Lakeside, are the most likely to have original systems.
One 2026 sale sat 421 days at $479,900 and closed at $454,000. A reset toward recent closings for your size band is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your size band. The 36-month closings sold at a median of 96.1% of the final list, so a final ask about 4 percent above the price you would accept fits the pattern.
Use the MLS living area the county record or a measured plan supports, and be ready to explain a difference. Roll heated area and MLS living area matched to the square foot on 22 of the 24 Lakeside closings.
On price and rules: Lakeside's 36-month median of $560,000 is $110,000 above Sunrise at Fountain Lakes at $450,000, with a tighter lease rule. Buyers who want flexibility or a lower price go to Sunrise, and we price with both in view.
Every fact on this Lakeside at Fountain Lakes guide traces to a primary record below: the neighborhood and master associations' own 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, listing portal or IDX feed is cited.
Lakeside at Fountain Lakes' key documents are published by the association and the Fountain Lakes community site, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration is also available through the Lee County Clerk's official records, and the estoppel through Pegasus Property Management.
Document | Issued by | Date | Link |
|---|---|---|---|
Lakeside Corrected Amended and Restated Declaration, Articles and Bylaws | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2022 (original declaration recorded February 16, 1989) | |
Lakeside 2026 Sales Packet with 2026 budget | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2026 | |
Lakeside 2026 Lease Packet with governing rules | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2026 | |
Fountain Lakes master 2025 Rules and Regulations | Fountain Lakes Community Association, Inc. | 2025 | |
Fountain Lakes master 2020 Amended and Restated Declaration | Fountain Lakes Community Association, Inc. | 2020 | |
Fountain Lakes master 2020 Amended and Restated Bylaws | Fountain Lakes Community Association, Inc. | 2020 | |
Lakeside at Fountain Lakes Neighborhood Association, Inc. record | Florida Division of Corporations | filed January 24, 1989 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Lakeside at Fountain Lakes. 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.
