Sunrise at Fountain Lakes is a 128-home neighborhood inside gated Fountain Lakes in Estero: three-bedroom homes built mostly 1988 to 1990, a $1,600 yearly HOA 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.
Sunrise at Fountain Lakes is a single-family neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is 128 detached homes on the two oldest plat tracts of the community, built from 1988 to 2003 (median 1989) on five streets, and it is a homeowners' association of its own with a 2026 fee of $400 a quarter, $370 of which passes straight through to the Fountain Lakes master association. Over the 36 months to September 29, 2026, 13 Southwest Florida MLS closings landed here at a $450,000 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 Sunrise at Fountain Lakes Neighborhood Association, Inc., inside the gated Fountain Lakes community in Estero, Lee County, ZIP 33928. It is not The Greens at Fountain Lakes, which is a condominium neighborhood a few streets away, and it is not the singular Fountain Lake homeowners' association that turns up in some searches. It is also not one of the other Florida associations that carry Sunrise in their names on the state's corporate register, such as Sunrise at Harbourside, Sunrise at Meadow Run or Sunrise at Mission Overlook.
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 Sunrise home costs to buy and to carry, which documents are public, and which ones you must ask the association for before you write an offer. One method note matters before any number: the MLS does not sort Sunrise sales cleanly, so we matched closings to county records, and we explain exactly how below. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Sunrise 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 neighborhood read built from every MLS closing we could place, the county's parcel roll, the 2022 recorded governing documents and the association's own 2026 budget.
If you're searching for the best realtor for Sunrise at Fountain Lakes in Fountain Lakes, Estero, whether you're ready to sell your Sunrise 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 Sunrise home from its own recent closings, and we do that below in the open.
Recent Sunrise at Fountain Lakes track record (last 12 months): In the last 12 months Sunrise at Fountain Lakes has seen 4 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $457,500 (n = 4, even, the mean of the middle pair $430,000 and $485,000), a range of $389,000 to $542,500, $1,846,500 in total volume, a median of 114 days on market and a median sold-to-list ratio of 92.9%. The highest-priced resale in that window was $542,500 for a four-bedroom home of 2,300 square feet in June 2026. Four is a small sample, and six closings after the county file ends on July 29, 2026 could not be placed in any neighborhood, so the true count may be a little higher. We publish no count of Sunrise sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 4 Sunrise at Fountain Lakes closings we could place, and we tracked all 29 MLS closings we could place here since January 2022. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Sunrise 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 marketing has to reach the buyer who wants a gated, golf-bundled address at a single-family price under $500,000, and the paperwork has to be ready early: a purchase application to the association 20 days before closing, an estoppel through Pegasus Property Management, and the $2,500 master capital contribution that lands on the buyer's closing statement.
For Sunrise at Fountain Lakes buyers: the first question is the carry, because $1,600 a year buys the neighborhood's own costs and the entire master fee. The second is the roof and the exterior, because the recorded documents make the owner, not the association, responsible for them. The third is the flood map, because on the 21 address points we sampled, 8 fell in a FEMA special flood hazard area and 13 did not.
Honors and recognition:
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Sunrise at Fountain Lakes means a detached single-family home, typically three bedrooms and two baths, on a street inside a gated Estero community, with the master association's private par-3 golf course, pools, courts and clubhouse behind a $400 quarterly fee and no separate rent or land-use charge for the recreation.
Sunrise at Fountain Lakes is one of seven neighborhoods with a Tier 3 guide inside Fountain Lakes, and the third largest by dwelling count at 128 residential parcels on the 2026 Lee County tax roll, all coded single-family use. Its association's 2026 budget is headed 128 units, which matches the roll exactly. The community's own site calls the neighborhood Sunrise and its recorded documents call it Fountain Lakes Section I and J, now known as Sunrise at Fountain Lakes. Both names describe the same 128 homes.
Fountain Lakes was platted in numbered tracts, and Sunrise is Tracts I and J: 106 homes on Tract I and 22 on Tract J by the county's legal descriptions. The marketed name Sunrise is the neighborhood association's own. The Florida corporate register shows that the association was filed on February 23, 1988 and restated its articles on May 16, 2022, and the recorded declaration says the tracts were platted by Kraus-Anderson Incorporated, the developer of the community.
The public record supports three uses of a Sunrise home: a full-time residence, a part-year residence, and a leased home. The association's purchase application asks a buyer to check one of those three. We read the market from prices, sizes and rules, and we describe the property, not the people who own or rent it.
Sunrise sits inside the gates, on five streets: Island Lakes Drive, Fountain Lakes Boulevard, Forest View Drive, Westbridge Court and Maryann Way. The main entrance at Fountain Lakes Boulevard and US-41 has a call box, and a residents-only gate at West Tree Road and Williams Road takes a barcode decal. The community posts a 25 mph limit, and monitors are on duty from 7 a.m. to 9 p.m. Amenities and league schedules are covered in their own section below.
Five things buyers sometimes assume. No condominium ownership: every Sunrise parcel is a house on its own lot, and the association does not insure or maintain the buildings. No neighborhood pool or clubhouse of its own: the recreation belongs to the master association. No new construction: the community is built out and every sale is a resale. No public statement of golf or water frontage by address: the roll does not carry it, so we do not claim it for any street. No 55-plus restriction: the recorded documents contain none.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sunrise at Fountain Lakes homes closed 13 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $450,000 median and 112 median days on market, the first window that reaches 10 closings. In the last 12 months, 4 closed at a $457,500 median.
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 separate this neighborhood. Agents file Sunrise sales under the generic Fountain Lakes label, under a tract label, under a neighboring neighborhood's name, or under Sunrise itself. Of the 29 closings on this page, only 7 carry a Sunrise or Tract I label. The other 22 were placed by matching each MLS closing to a Lee County qualified sale of a Sunrise parcel at the same price, recorded within 45 days. We searched a pool of 190 closings filed under 15 Fountain Lakes labels; 28 matched a Sunrise parcel by price and date (22 of them carry no Sunrise label), 156 earlier ones matched a parcel elsewhere or none, and 6 closed after the county file ends on July 29, 2026 and cannot be placed. Rows that carry the neighborhood's own label are included whether or not the county file confirms them. The method can miss a Sunrise sale that closed in the last two months, so treat the newest windows as a floor.
MLS figures use MLS living area, and county figures are DOR-qualified recorded sales that are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians; none occurs here. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 4 (small sample) | $457,500 (mean of $430,000 and $485,000) | $241.14 | 114 | 92.9% |
24 months | 7 (small sample) | $432,500 | $255.87 | 112 | 95.6% |
36 months, first window with 10+ | 13 | $450,000 | $272.17 | 112 | 95.6% |
60 months | 29 | $485,000 | $279.28 | 21 | 96.4% |
The 36-month window totals $6,137,900 in volume, an average of $472,146 a sale, with days on market from 5 to 230 (mean 115.5) and a mean of the per-sale sold-to-list ratios of 95.0%. Eleven of the 13 sold below the final list price, one sold at it and one sold above it. Nine of the 13 took more than 90 days.
Twenty-nine closings is enough to list every one. Here each is shown by month, price, bedrooms and area only, newest first, with the MLS label it was filed under.
Closed | Filed in the MLS under | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | Tract I label | 3 and 2 | 1,745 | $449,900 | $430,000 | 95.6% | 187 |
Jun 2026 | Generic Fountain Lakes label | 4 and 2.5 | 2,300 | $568,888 | $542,500 | 95.4% | 70 |
Dec 2025 | Generic Fountain Lakes label | 3 and 2 | 1,782 | $549,900 | $485,000 | 88.2% | 116 |
Dec 2025 | Generic Fountain Lakes label | 3 and 2 | 1,664 | $430,000 | $389,000 | 90.5% | 112 |
Feb 2025 | Generic Fountain Lakes label | 3 and 2 | 1,618 | $424,900 | $414,000 | 97.4% | 150 |
Feb 2025 | Generic Fountain Lakes label | 3 and 2 | 1,665 | $479,000 | $465,000 | 97.1% | 88 |
Dec 2024 | Generic Fountain Lakes label | 3 and 2 | 1,460 | $430,000 | $432,500 | 100.6% | 110 |
Aug 2024 | Generic Fountain Lakes label | 3 and 2 | 2,064 | $599,900 | $599,900 | 100.0% | 5 |
Jun 2024 | Generic Fountain Lakes label | 3 and 2 | 1,685 | $475,000 | $450,000 | 94.7% | 230 |
Jun 2024 | Generic Fountain Lakes label | 3 and 2 | 1,593 | $420,000 | $405,000 | 96.4% | 131 |
May 2024 | Sunrise label | 3 and 2 | 1,518 | $449,000 | $440,000 | 98.0% | 47 |
Mar 2024 | Generic Fountain Lakes label | 3 and 2 | 1,633 | $598,900 | $560,000 | 93.5% | 156 |
Oct 2023 | Generic Fountain Lakes label | 3 and 2 | 1,750 | $599,900 | $525,000 | 87.5% | 99 |
Aug 2023 | Generic Fountain Lakes label | 3 and 2 | 1,809 | $469,900 | $450,000 | 95.8% | 4 |
May 2023 | Sunrise label | 3 and 2 | 1,517 | $499,999 | $495,000 | 99.0% | 18 |
Mar 2023 | Generic Fountain Lakes label | 4 and 2 | 1,880 | $549,900 | $525,000 | 95.5% | 5 |
Feb 2023 | Generic Fountain Lakes label | 3 and 2 | 2,086 | $549,900 | $525,000 | 95.5% | 162 |
Dec 2022 | Generic Fountain Lakes label | 3 and 2 | 1,364 | $424,900 | $370,000 | 87.1% | 21 |
Jul 2022 | Sunrise label | 3 and 2 | 1,517 | $445,000 | $420,000 | 94.4% | 2 |
Jul 2022 | Sunrise label | 3 and 2 | 1,827 | $625,000 | $600,000 | 96.0% | 14 |
Jul 2022 | Generic Fountain Lakes label | 4 and 3 | 1,886 | $529,900 | $530,000 | 100.0% | 4 |
Jun 2022 | Generic Fountain Lakes label | 3 and 2.5 | 1,776 | $549,900 | $530,000 | 96.4% | 24 |
Jun 2022 | Sunrise label | 3 and 2 | 1,734 | $670,000 | $630,000 | 94.0% | 7 |
Jun 2022 | Generic Fountain Lakes label | 4 and 2 | 2,100 | $599,900 | $650,000 | 108.4% | 3 |
May 2022 | Sunrise label | 3 and 2 | 1,643 | $699,000 | $695,000 | 99.4% | 11 |
May 2022 | Forest Ridge Shores label | 3 plus den/2 | 1,745 | $625,000 | $650,000 | 104.0% | 3 |
Apr 2022 | Generic Fountain Lakes label | 3 and 2 | 1,364 | $399,000 | $450,000 | 112.8% | 4 |
Feb 2022 | Generic Fountain Lakes label | 3 and 2 | 1,495 | $375,000 | $385,000 | 102.7% | 3 |
Jan 2022 | Generic Fountain Lakes label | 3 and 2 | 1,371 | $349,900 | $360,000 | 102.9% | 5 |
One row deserves a note. A May 2022 closing of a three-bedroom-plus-den home at $650,000 was filed under the Forest Ridge Shores label and matches a Sunrise parcel by price and date, so it sits here; it is one of the 2022 peak sales.
In the 36 months to September 29, 2026 we tracked 13 closings, from $389,000 to $599,900. Twelve were three-bedroom homes, at a median of $445,000 (n = 12, even, the mean of $440,000 and $450,000), and one was a four-bedroom home at $542,500. Only one of the 13 sold above $560,000. A median across 13 sales describes 13 sales, not a forecast.
The 60-month median of $485,000 (n = 29) sits above the 36-month figure because the older sales closed in the 2022 peak, when 12 Sunrise homes closed at a $530,000 median, from $360,000 to $695,000, in a median of 4.5 days at 99.7% of list. Seven of the 29 sales in the 60-month window closed above final list, and six of those seven are from 2022. Read the longer windows as history and the 24-month and 36-month figures as today.
Over the same 36 months, the eight homes under 1,700 MLS square feet closed at a $436,250 median (n = 8, even, the mean of $432,500 and $440,000) and the five homes of 1,700 square feet or more at $525,000 (n = 5). Priced per square foot the two groups are almost the same, $273 and $272 at the median, so the $88,750 gap is mostly extra house, not a premium for a better street. Both are small samples.
Every year below is a small sample of MLS closings placed to Sunrise, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 | 12 | $530,000 | $360,000 to $695,000 | 4.5 | 99.7% |
2023 | 5 | $525,000 | $450,000 to $525,000 | 18 | 95.5% |
2024 | 6 | $445,000 (mean of $440,000 and $450,000) | $405,000 to $599,900 | 120.5 | 97.2% |
2025 | 4 | $439,500 (mean of $414,000 and $465,000) | $389,000 to $485,000 | 114 | 93.8% |
2026 to September 29 | 2 | $486,250 (mean of $430,000 and $542,500) | $430,000 to $542,500 | 128.5 | 95.5% |
The pattern is a fast, above-list 2022, a still-firm 2023 at $525,000 with a few weeks on market, and a slower market from 2024 on, when the median days on market moved from 18 to 120.5. The 2026 row rests on two sales and says little.
On September 29, 2026 the MLS showed one active listing carrying a Sunrise label: a three-bedroom, two-bath, 1,734 square foot home listed at $574,900 with 117 days on market. That is about $332 per MLS square foot against a 36-month median of $272, and above 12 of the 13 closings in the 36-month window. One active against 4 closings a year is 3.0 months of supply (our arithmetic), a number that reflects how few homes come to market, not how easily they sell. This count covers only listings filed under Sunrise's own labels, because an active listing has no county sale to match, so a Sunrise home listed under the generic Fountain Lakes label would not appear here.
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) | 1 | $542,500 |
2025 | 4 | $439,500 |
2024 | 6 | $445,000 |
2023 | 8 | $510,000 |
2022 | 10 | $490,000 |
2021 | 14 | $356,500 |
2020 | 8 | $319,000 |
2019 | 6 | $307,000 |
2018 | 14 | $300,000 |
2017 | 2 | $322,500 |
The county file holds 135 qualified sales in all years on file for the 128 parcels. Since September 29, 2025 it shows 3 qualified sales at a median of $485,000. From a $300,000 median in 2018 to $510,000 in 2023 is a 70 percent rise, and from $510,000 to $439,500 in 2025 is a 14 percent fall. Small counts move medians, so we describe the direction, not a precise rate.
Four MLS closings in 12 months is about 3 percent of the neighborhood's 128 homes, and 13 in 36 months is about 10 percent, or roughly 3.4 percent a year. In 2022 the county recorded 10 qualified sales, about 8 percent of the homes. A seller in Sunrise will find few recent sales on the same street, so the comparable set is the whole neighborhood and, for size and finish, the neighboring tracts.
This is a public-record sale, not one of ours, and it is the most recent Sunrise closing we could place. A three-bedroom, two-bath, 1,745 square foot home closed in September 2026 at $430,000 after 187 days on market, against a final list of $449,900. Four facts stand out. It closed at 95.6% of list, right at the 36-month median ratio. It took 187 days, well above the 112-day median. It is $112,500 below the June 2026 sale of a four-bedroom, 2,300 square foot home at $542,500, a gap that is mostly the extra bedroom and 555 square feet. And it is $144,900 below the $574,900 asking price of the neighborhood's one active listing, which shows how wide the range of asks is.
For the buyer, that sale carried costs the price does not show: a $150 non-refundable application fee, a $2,500 master capital contribution at closing, and then a $400 quarterly association fee, or $1,600 a year, which is about 0.4 percent of that price every year before tax and insurance (our arithmetic on the association's 2026 budget).
Sunrise at Fountain Lakes began as two plat tracts laid out by the developer Kraus-Anderson Incorporated, became a Florida not-for-profit association on February 23, 1988, was built out mainly in 1988 to 1990, and had its governing documents amended and restated in a recorded instrument dated May 13, 2022.
The recorded 2022 declaration identifies Kraus-Anderson Incorporated as the owner of the land and the party that caused the plats of Tracts I and J of Fountain Lakes to be made. That sentence is the primary-source basis for naming a developer here; we do not rely on builder attributions from listing sites. The county's legal descriptions carry Plat Book 40, pages 80 and 81, for Tract I lots, while the declaration cites Plat Book 40, pages 79 and 83. We report both and treat the recorded plats themselves as the authority on any boundary question.
The Florida Division of Corporations lists Sunrise at Fountain Lakes Neighborhood Association, Inc. as a Florida not-for-profit corporation with a filing date of February 23, 1988 and an active status. The community's master association was filed in July 1987, so the neighborhood association followed it by seven months. Its articles were amended and restated on May 16, 2022, three days after the recorded governing documents, and it has filed an annual report every year since, most recently on March 31, 2026. Its principal address and mailing address are in care of Pegasus Property Management in Bonita Springs.
The state register carries the same document number for this association that the community once used for the tract-letter name, Fountain Lakes Sections I and J Neighborhood Association. That is how we tie the marketed name Sunrise to Tracts I and J with two documents: the state's document number and the roll's tract letters. The recorded declaration uses the older name too, so a records search may need both names.
The recorded amended and restated governing documents run to 51 pages and combine the declaration, the articles and the bylaws. The original declaration of covenants for Fountain Lakes Section I and J is recorded in Official Records Book 1976, page 192, in Lee County, and the 2022 instrument restates it in its entirety. The restated documents are where the neighborhood's stricter leasing terms, its architectural-review link to the master association and its fine and hearing procedure sit today.
The county roll's year-built field runs from 1988 to 2003 across the 128 homes, with a median of 1989. Twelve homes date to 1988, 58 to 1989 and 19 to 1990, so 89 of the 128 were built by 1990. A further 32 date to 1991 through 1995, and 7 to 1998 through 2003, which are likely infill lots or the roll's own dating. The neighborhood is therefore a late-1980s build with a few later homes, and it is older than Forest Ridge (1994 to 1999) and Forest Ridge Shores (2000 to 2002).
Every Sunrise owner is also a member of Fountain Lakes Community Association, Inc., the master association, which the state register shows as filed on July 29, 1987. The master owns and runs the golf course, pools, courts, clubhouse and gates for the whole community's 900 residential lots, as stated in its recorded 2020 bylaws. Where a Sunrise rule is stricter than the master's, the Sunrise document controls, and the leasing section of the Sunrise documents says so in terms.
Sunrise at Fountain Lakes has 128 homes inside the gated Fountain Lakes community in Estero, a $400 quarterly fee that includes the master association's amenities, and one active listing on September 29, 2026, asking $574,900 after 117 days. In a neighborhood where 13 homes closed in 36 months at a $450,000 median, the seller who prices to the recent closings and has the association paperwork ready is the one who closes.
Selling a home in Sunrise at Fountain Lakes? Get a free Sunrise 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 Sunrise at Fountain Lakes? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.
See what your Sunrise at Fountain Lakes home is worth today.
A Sunrise at Fountain Lakes home is a detached single-family house, most often three bedrooms and two baths, of about 1,710 heated square feet at the roll median, built mainly in 1988 to 1990, on a lot of its own in a gated Estero community. Every parcel is coded single-family use, and the recorded documents require an attached garage.
The roll's heated area runs from 1,266 to 2,448 square feet with a median of 1,710. By band, 15 homes are under 1,500 square feet, 65 are from 1,500 to 1,799, 34 are from 1,800 to 2,099 and 14 are 2,100 or larger. The MLS living-area figures on closings run from 1,364 to 2,300 square feet, with a median of 1,685 across the 29 sales. The recorded documents state that each home must have an attached garage that holds not fewer than two and not more than four standard automobiles.
The roll shows 105 three-bedroom homes, 12 four-bedroom homes and 11 two-bedroom homes. Of the 128, 126 have two baths and 2 have three. That is a very uniform product: about 82 percent are three-bedroom houses and 98 percent have two baths. Because the mix is so narrow, a buyer's comparison is mostly about size, updates and lot, not about layout type.
The Sunrise documents put the home structure, the roof, exterior walls, windows, entry and garage doors, the air-conditioning, the plumbing and electrical lines, and the sprinkler system on the lot with the owner. The association keeps the common area, its landscaping and electric fixtures, and the storm water management system. This is the single most important difference from a condominium: in Sunrise the association does not carry a building policy or reserve for roofs, and the owner insures the house.
Year built is the county's only condition proxy, and it is a blunt one. A house from 1988 to 1990 is 36 to 38 years old, so an original roof would be well past its usual life and most roofs here have probably been replaced once. The documents require architectural-grade shingles or tile and ARC approval for a replacement. The county's permit records show what has been replaced, and the seller's records show when, so a buyer should ask for the roof, window and air-conditioning dates on every offer.
The county roll used here does not carry lot dimensions for these parcels, and the plat sheets are the source for setbacks and easements. The Sunrise documents grant utility easements and an association easement over each lot, and the master declaration keeps the back five feet of a lot a drainage area, as the community's June 2026 newsletter reminds owners. A buyer planning a pool or lanai should read the plat for the lot and ask the architectural review committee about the drainage easement before the inspection period ends.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sunrise at Fountain Lakes is five streets in Estero: Island Lakes Drive with 46 homes, Fountain Lakes Boulevard with 40, Forest View Drive with 25, Westbridge Court with 10 and Maryann Way with 7. We name streets only, never house numbers, and no street is assigned a golf or water view without an address in hand.
Island Lakes Drive is the largest street, at 46 homes built from 1989 to 2003, with heated areas from 1,432 to 2,448 square feet. Its range reaches 2003, the newest year built on the roll for any Sunrise home.
Fountain Lakes Boulevard is the community's main spine, and 40 Sunrise homes front it, built from 1988 to 1994 and running from 1,266 to 2,130 square feet. Buyers who want quiet should note that the boulevard is the through route for the whole community, with a posted 25 mph limit.
Forest View Drive has 25 Sunrise homes, built from 1988 to 2002 and running from 1,348 to 2,367 square feet. Its name should not be confused with the Forest Ridge neighborhood or with Forest Ridge Shores; those are separate associations with their own plats.
Westbridge Court is a 10-home street built from 1989 to 1995 with homes from 1,487 to 2,317 square feet, and Maryann Way is a 7-home street built from 1988 to 1995 with homes from 1,460 to 2,162 square feet. Both are small enough that a single sale moves the street's story.
On the county's recorded sales the street is not a reliable price signal, because sizes overlap across all five. It matters more for flood zone, which we sampled by street later on this page.
A Sunrise at Fountain Lakes home comes with access to the Fountain Lakes master association's amenities, which the neighborhood's own sales packet says carry no separate rent or land-use fee: a private nine-hole par-3 golf course, two pools and a hot tub, a fitness center, tennis, pickleball, bocce, shuffleboard, billiards, a library and a clubhouse.
The course is a private, nine-hole, par-3 layout of par 27 for residents and their guests, with walking allowed, pull carts available, no riding-cart rental and no driving range. A recreation permit, a badge or key fob, is required to play, and the association's league days carry only small day-of fees, such as $2 for certain leagues. Public play is not offered. The course architect is not named in any public source we found, so we do not name one, and sources disagree on the opening year (1979 in the most detailed listing), so we say only that it predates the homes.
The master association runs two swimming pools and a hot tub that are open dawn to dusk within posted hours with no lifeguard, a fitness center open 5 a.m. to 9 p.m. by key fob, and tennis and pickleball courts that are shared with basketball and open roughly 7:30 a.m. to 7:30 p.m. Bocce and shuffleboard courts are open dawn to dusk, and a billiards room and library are inside the community center.
The community center, fitness room, billiards room, library and offices were refreshed by the board and decorating committee, as the community's June 2026 newsletter reports. The board of governors meets there on the third Wednesday of each month at 6 p.m.
The community's own calendar lists ladies', men's and night golf leagues, billiards leagues, cornhole, shuffleboard, bocce, pickleball, water aerobics, cards, mahjong, a sewing club, paint classes and bingo, plus a winter season of themed parties, a craft fair, a community garage sale and a holiday golf-cart and bicycle parade. League play is described as open to residents and renters.
The community's lakes and Halfway Creek allow catch-and-release fishing, reached through the golf course and not through neighbors' yards, with no swimming and no boating, per the recorded 2025 rules.
The master fee does not include the irrigation cooperative's charge of $32 a month, billed quarterly, for members, and it does not include a cable or internet line, because the 2026 budget has none, although the recorded bylaws refer to bulk cable television and internet as non-essential common services an association may suspend and the documents leave each owner's own cable connections to the owner. Whether any Sunrise home is on a bulk account is a fact to confirm at contract. Whether a given Sunrise home belongs to the irrigation cooperative is a fact to confirm at contract, because the association's sales packet asks buyers to request a separate cooperative estoppel only if the current owner is a member.
Sunrise at Fountain Lakes owners pay one bill, the Sunrise neighborhood association's assessment, which the 2026 adopted budget sets at $400 a quarter per home, or $1,600 a year, and which includes the master association's $370 a quarter. Fees are due on the first of January, April, July and October, and the master's $2,500 capital contribution is collected at closing.
The association's 2026 budget covers January 1 through December 31, 2026 for 128 units and raises $204,800 in association fees, which is $400.00 per unit per quarter. The 2025 budget raised $194,560, which is $380 a quarter per home, so the 2026 fee is $20 a quarter higher, a rise of about 5 percent. The association applied a $1,550 prior-year surplus to the 2026 budget. The neighborhood's own sales packet states the fee as "currently $400.00 due quarterly."
Of the $400 per unit per quarter, $370 is the master association's fee, which the neighborhood collects and pays over, and the remaining amount funds the neighborhood's own management, insurance, legal, office and state costs. The packet says in terms that the master dues "are included in the Sunrise Neighborhood Association dues," so a Sunrise owner does not receive a second bill from the master. The next section shows the budget line by line.
The hub for Fountain Lakes cites a master assessment of $380 a quarter from another neighborhood's 2025 budget. In Sunrise's own budgets the master line is $350 a quarter per home for 2025 and $370 for 2026, while Sunrise's total assessment was $380 for 2025 and $400 for 2026. So the $380 figure looks like a neighborhood total, not the master fee, at least here. We use $370 for Sunrise because it comes from Sunrise's own adopted budget and sales packet, and we tell buyers to read the estoppel for the number that applies on the day of closing.
Quarterly statements are typically mailed about 20 days before the due date, and a new owner receives a statement after a resale. Owners can enroll in automatic payment through the manager, with the debit taken on the 5th of the month. Late fees and interest are allowed by the documents up to the highest amount the law permits.
Fountain Lakes carries no Community Development District, and the neighborhood's budget has no CDD line. We confirm the absence of a district line on a specific parcel's tax record before closing, because buyers should see it on the bill, not take it from us.
At the 36-month median of $450,000, the $1,600 association fee is about 0.36 percent of the price a year, and at the 12-month median of $457,500 about 0.35 percent. The fee includes the master's amenities, so the comparison with a condominium that charges a separate amenity fee is direct, but the owner carries roof and exterior costs that a condominium fee usually absorbs.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Sunrise at Fountain Lakes 2026 budget spends $206,350 for 128 homes, and $189,440 of it, about 91.8 percent, is the master association fee. The rest is $12,600 for management, $2,033 for insurance, $1,440 for office costs, $500 for legal, $275 for taxes and $61.25 for state fees. There is no reserve line in the adopted budget.
Line | 2026 budget | Per home per quarter |
|---|---|---|
Association fees (revenue) | $204,800 | $400.00 |
Prior-year surplus applied | $1,550 | $2.85 |
Master fee | $189,440 | $370.00 |
Management fees | $12,600 | $24.61 |
Insurance | $2,033 | $3.97 |
Office expense | $1,440 | $2.81 |
Legal | $500 | $0.98 |
Taxes | $275 | $0.54 |
State fees | $61.25 | $0.12 |
Total expenses | $206,350 | $403.03 |
Ninety-two cents of every dollar of the neighborhood budget goes to the master association, so Sunrise is, in money terms, a pass-through to the master plus a small management and insurance layer. That layer costs $16,910 a year for 128 homes, or $132 a home, and the assessment covers $120 of it, with the carried-in surplus covering the rest. It is not a building fund. The adopted budget has no roof, paving or building reserve line, because the roofs are the owners' and the amenities sit in the master's budget.
The master line rose from $179,200 in the 2025 budget to $189,440 in 2026, an increase of $10,240, or 5.7 percent, which is the whole of the $20-a-quarter increase: the neighborhood's own layer stayed at $30 a quarter. Management fees rose from $12,000 to $12,600, and the carried-in surplus absorbed that. So a buyer who wants to forecast the fee should watch the master budget, not the neighborhood's.
The bylaws allow the board to levy a special assessment for unusual, unexpected, unbudgeted or non-recurring expenses without a members' vote, and each home's share is one one-hundred-twenty-eighth. The association reports no court case with liability above $100,000 in its sales packet. A buyer should ask the estoppel for any special assessment now levied or proposed.
The budget is part of the association's sales packet from Pegasus Property Management, and under Florida's homeowners' association statute the association's official records are open to members. A buyer who wants the master's own budget should ask for it through the estoppel process, because it is the larger number.
Sunrise at Fountain Lakes buyers pay layered costs: the $1,600 annual assessment that includes the master fee, a $2,500 master capital contribution at closing, a $150 non-refundable purchase application fee, the optional $75 document fee, the seller's estoppel, Lee County property tax and homeowner's insurance including flood cover where the map requires it.
The neighborhood assessment is $400 a quarter. The purchase application must reach the association's manager at least 20 days before closing with a copy of the sales contract and a $150 fee payable to the manager, and the application asks whether the buyer will live here full time, part time or lease the home. If the current owner is a member of the irrigation cooperative, the packet asks for a separate cooperative estoppel from that cooperative's manager.
The master's $370 a quarter is inside the neighborhood fee. Its $2,500 capital contribution is a one-time charge, collected at closing, that the neighborhood's own sales packet lists. The master approves transfers and leases "if required," as the Sunrise documents put it, so a buyer should ask the manager whether the master requires its own approval on a given closing.
The packet says a seller should provide the association documents, and that the manager will provide a set for $75 if needed. The estoppel certificate states the amount owed and any special assessment. Under Florida's HOA statute an association must issue an estoppel within 10 business days of a written request, and the seller customarily orders and pays for it in Lee County, with the fee capped by statute.
Lee County property tax is billed on the county's assessed value, and we do not quote a tax bill for Sunrise because it depends on the assessed value, exemptions and millage for the year. Insurance is the owner's: the association's policy covers association property, and the recorded documents make each owner responsible for insuring the home, including flood cover. Ask your agent for a wind-mitigation inspection on the uniform mitigation form.
At the 12-month median of $457,500, cash at closing beyond the price and any lender costs includes the $2,500 master contribution and the $150 application fee, then $1,600 a year in association fees, plus tax and insurance. We do not add tax and insurance into an all-in monthly figure because both depend on the buyer's exemptions and carrier.
The recorded amended and restated declaration, articles and bylaws govern Sunrise at Fountain Lakes, together with the master association's 2020 declaration and bylaws and its 2025 recorded rules. The Sunrise instrument was recorded May 13, 2022 as Lee County instrument 2022000161681, and the association's site publishes it in full.
The declaration sets the association's powers and assessments, easements, maintenance, architectural control, use restrictions, leasing, transfers, insurance and enforcement. It gives each of the 128 lots one vote and each lot one one-hundred-twenty-eighth share of the regular assessments.
Regular assessments are paid quarterly. Unpaid assessments, interest, late fees, costs and reasonable attorney fees are secured by a lien on the lot. Florida's HOA statute makes a new owner jointly and severally liable with the prior owner for unpaid assessments due at transfer, so the estoppel is not a formality.
Each home may be occupied by one family at a time. Home-based businesses are allowed only if they create no customer traffic, no audible noise and no fumes, and signs visible from the street are prohibited for them. Home day care, beauty salons and animal breeding are named as prohibited.
Vehicles are limited to the number that fit the garage and driveway, and overnight street parking is not permitted. Boats, trailers, motor homes, recreational vehicles and commercial vehicles may not be parked outside a garage for more than 48 hours unless on the premises to provide services. Vehicle maintenance outside a garage is not allowed except in an emergency. A garage may not be converted from vehicle parking without approval.
Trash and recycling must be kept in sanitary, screened containers and may not be put at the curb before 6 p.m. the night before pickup, and must be removed by 6 p.m. on pickup day. Containers stored outside need latches against animals.
The board may levy fines and suspend use of common areas and non-essential services. Fines and suspensions need at least 14 days' notice and a hearing before a panel of three residential lot owners the board appoints, except for unpaid assessments. The bylaws cap a fine for a continuing violation at $2,000, and a fine is secured by a lien. Florida's HOA statute sets its own default fine limits unless the documents provide otherwise.
All transfers must be approved by the master association if it requires approval, and anyone not approved as part of the conveyance to the current owner must be approved before taking occupancy. We found no right of first refusal in the recorded documents. The manager's purchase application is the practical form of that approval step.
The manager's sales packet and lease application are templates used across several associations, and they borrow condominium wording in places: the sales-packet questions speak of a condominium association, and the lease form cites the condominium statute on tenant payments. The recorded Sunrise documents speak of lots, lot owners and a homeowners' association, the owner consent form cites the homeowners' association statute, and the county codes every parcel as single-family use, so we treat the neighborhood as a homeowners' association and tell buyers to rely on the recorded instrument, not the form language.
The declaration can be amended by a two-thirds vote of the voting interests present and voting at a duly called meeting, and the amendment is recorded in the Lee County public records. Florida's HOA statute has its own two-thirds default for members' amendments.
Under Section 720.401, a prospective purchaser in a mandatory homeowners' association must be given a disclosure summary before signing the contract, and the statute ties a cancellation right to that disclosure. Ask the seller's agent for the summary and the governing documents on day one.
Exterior changes at Sunrise at Fountain Lakes need written approval from the Fountain Lakes master architectural review committee and from two Sunrise directors, must be finished within 180 days, and are limited by rules on fences, roofs and garages that are stricter here than the master's general rules.
Any improvement, alteration, grading, excavation, landscaping, change of exterior color or other work that affects exterior appearance needs the master committee's written approval, and the neighborhood's documents add sign-off by two Sunrise directors. The master committee meets on the second Monday of each month at 6 p.m. The master rules give it 45 days to act on a request.
Roofs must be covered with architectural-grade shingles or tile, and a proposed roof replacement needs committee approval. Because roofs are the owner's responsibility here, a roof's age and permit are among the first questions on any offer.
The Sunrise documents allow no fences or walls on lots except electronic underground animal-control fences and screening for trash receptacles that the committee approves. That is stricter than the master's general fence rule, which allows black aluminum picket fences up to four feet in some places and prohibits them on lake-bordering lots. Pools are treated as structures and need approval.
A change of exterior color needs approval. Garage doors, entry doors and windows are the owner's to maintain, repair and replace, and the garage may not be converted.
The Sunrise documents do not address hurricane shutters, generators or solar panels in the passages we read, and the master's rules list them among items needing approval. Florida law limits what an association can prohibit for solar collectors and for items not visible from the street, under Sections 163.04 and 720.3045, so an owner should ask the committee before assuming a rule.
Unapproved exterior work is the most common surprise at contract. A seller should confirm that each fence, pool, roof, paint change and addition has an approval on file before listing.
Sunrise at Fountain Lakes is not a 55-plus community. Neither the neighborhood's recorded governing documents nor the master association's declaration, bylaws or 2025 rules contain an age restriction, and the association's own sales packet describes the neighborhood as single-family residences only, so buyers of any age may purchase, subject to the association's approval process.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. The Sunrise documents make no such claim. The stated rule is that each home is occupied by one family at a time, and we describe the property, not who lives in it.
Some directory listings describe Fountain Lakes as 55-plus. The recorded documents do not support that, and the community's rules include playground and supervised-minor provisions.
Renting out a Sunrise at Fountain Lakes home is allowed with limits: leases must be in writing for at least 30 continuous days and no more than one year, no home may be leased more than four times in a calendar year, tenants may not have pets, and every lease needs approval and a $150 application plus $50 background fee.
Section 10 of the recorded documents restricts any occupancy for which consideration is paid. Only an entire home may be leased, and the lessee must be a natural person, not an entity. No new lease may begin until the last lease's full term has expired. No lease may exceed one year, no renewal option is allowed, and no subleasing or assignment. A home may not be advertised for less than 30 continuous days.
The 2026 lease application is due at least 30 days before the lease date with a copy of the lease, a $150 non-refundable application fee, and a $50 non-refundable background check fee for each applicant and every occupant over 18. Applications go to the manager, and approval is by the board or manager. The form states that tenants are not permitted to have pets.
Guests may stay in a leased home only when the lessee is also in residence. Guests are limited to two persons and their children, for up to ten days, once during the lease term.
On a written request, the board may approve one additional lease in the same year, only under unusual circumstances to avoid undue hardship, and that exception does not set a precedent.
The application form tells tenants that, if an owner falls behind on association dues, the association may demand that the tenant pay future amounts to the association, and a receivership may follow. A landlord should treat association dues as a condition of keeping a lease income stream.
Short-term rentals under 30 days are prohibited, including Airbnb and VRBO style stays. Sunrise is a poor fit for a vacation-rental strategy and a workable fit for seasonal and annual leasing at the four-a-year cap.
The rival neighborhood, Lakeside at Fountain Lakes, states in its 2026 sales packet a six-month minimum lease and two leases a year, so Sunrise's 30-day minimum and four leases a year is the more flexible of the two.
Sunrise at Fountain Lakes allows up to three normal domesticated household animals, cats or dogs, per lot, under the recorded documents, with the master's leash rules and its exclusion of exotic animals on top, and tenants may not keep pets at all. A buyer with a pet should still confirm current rules in writing.
No more than three animals of a normal household type, cats or dogs, may be kept on a lot. Animals must be leashed or carried when outside the owner's property, and aggressive animals, reptiles, monkeys, amphibians, poultry, swine, rabbits, ferrets and livestock are not permitted. Commercial breeding or boarding is not allowed. The board can fine or order the removal of an animal causing unreasonable annoyance or danger.
The master association's recorded 2025 rules add a fixed leash of no more than six feet, no retractable leashes, and liability of owners for damage to common areas. The master's lease application also states a ban on Pitbulls and exotic pets. The Sunrise documents do not mention a breed, and where a neighborhood rule is stricter the stricter rule controls, so a buyer should ask which breed rule the manager enforces.
Assistance animals for a person with a disability are handled under federal fair housing rules, which apply regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
The 2026 lease application says tenants are not permitted to have pets. That affects a landlord's rental pool and a buyer's plan to lease.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We placed 21 address points across all five Sunrise at Fountain Lakes streets on FEMA's flood map: 8 fall in Zone AE, a special flood hazard area where a federally backed mortgage requires flood insurance, 12 in the shaded 0.2 percent annual chance zone X and 1 in minimal-hazard zone X, on the panel effective November 17, 2022. That is a map reading for sample points, not a survey.
FEMA's National Flood Hazard Layer returned Zone AE, subtype combined riverine and coastal floodplain, at 8 of the 21 points and Zone X at the other 13. The governing panel is 12071C0587G, effective November 17, 2022. We geocoded a sample of about one in six of the neighborhood's addresses, in address order, with the U.S. Census geocoder, so the points are approximate. We publish no address-level result, and a buyer should pull the zone for the specific parcel.
By street, 4 of 9 sampled points on Island Lakes Drive were in Zone AE, 2 of 5 on Forest View Drive, 1 of 5 on Fountain Lakes Boulevard, and the one point on Maryann Way, while the one point on Westbridge Court was in Zone X. The pattern says flood risk here is uneven within a street, which is why the parcel-level check matters more than the street name. Buyers of a home with a mortgage should get the elevation certificate or a FIRM letter before the inspection period ends.
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 any lender or insurer may recommend it and any owner can buy it. Because the recorded Sunrise documents make each owner responsible for insuring the home, including flood, the association does not carry it for you.
Because Fountain Lakes is inside the Village of Estero, the Community Rating System discount that applies is the Village's, which was reported at 20 percent in July 2024 when Estero and other Lee communities were on a probation period and kept their discounts. The Village says its participation gives owners discounted premiums, and we tell buyers to confirm the current class with their agent.
Fountain Lakes is inland, east of the immediate coast and roughly four to five miles from the Gulf by our earlier research, so its storm exposure is wind and rainfall flooding along Halfway Creek and the internal lakes, not open-Gulf surge. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Sunrise's evacuation letter, so a buyer should look up the address on the county tool. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, north of Lee County.
The Sunrise documents make roofs and exteriors the owner's job, so a Sunrise buyer is buying a roof, not a share of one. Ask your agent for a wind-mitigation inspection on the state's uniform mitigation verification form, which documents roof shape, roof-deck attachment and opening protection for premium credits, and ask for the roof's permit and age. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before choosing a policy. We publish no Sunrise premium, because no public source does.
Sunrise at Fountain Lakes is in Lee County's South choice zone, and the public schools most likely to be in a Sunrise family's proximity set are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and proximity, not by a hard address boundary, so a family should confirm current options with the district.
Pinewoods Elementary serves kindergarten through fifth grade at 11900 Stoneybrook Golf Drive in Estero, Three Oaks Middle School serves sixth through eighth at 18500 Three Oaks Parkway, and Estero High School serves ninth through twelfth at 21900 River Ranch Road. Our earlier research put Pinewoods closest, in the same ZIP code as the neighborhood.
Lee County divides its choice system into East, South and West zones with sub-zones. Families rank schools within the options open to their sub-zone, and assignment depends on preference, proximity and availability. The district's zone tool and the school websites are the place to confirm current options for a Sunrise address.
Florida Gulf Coast University is on Ben Hill Griffin Parkway near I-75, roughly 12 to 15 minutes by our earlier drive estimate. Private options nearby include 3 Oaks Academy in Estero and several schools in Bonita Springs.
The Village of Estero's Community Development Department issues building permits and inspections inside the Village, so permit history for a Sunrise home sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific home, and a buyer should before writing an offer.
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. Village incorporation, on December 31, 2014 with 86 percent of voters in favor, moved this work from Lee County to the Village for properties inside its limits.
For a home from 1988 to 1990, the useful permit questions are the roof, windows and sliders, air-conditioning system, water heater, electrical panel, screen enclosure, pool if any, and any addition. Because the recorded documents also require architectural approval for exterior work, each permit should have a matching approval on file with the master committee.
The clerk's official records hold the recorded declaration and its 2022 restatement, the plats, easements and any lien or claim of lien. The Lee County Property Appraiser's site shows the parcel's recorded sales and legal description.
We did not read a permit list for any Sunrise address, the association's minutes, or the master association's reserve study. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Sunrise at Fountain Lakes, the North Point mixed-use site at US-41 and Williams Road, the Williams Road widening, Downtown Estero east of US-41 and the Corkscrew Road widening are the projects that matter. None is inside the community, and we make no claim about their effect on a home's price.
North Point is a roughly 100-acre mixed-use planned development at the northeast corner of US-41 and Williams Road, north of Hertz Arena, with entitlements for multifamily housing, retail, office and a hotel. Williams Road is expected to be widened from two lanes to four, and the community's residents-only gate is at West Tree Road and Williams Road, so the work is directly relevant to daily access.
Downtown Estero is a mixed-use project east of US-41 north of Broadway with multifamily units, commercial space, a park and trails. Lee County and FDOT are widening Corkscrew Road from Ben Hill Griffin Parkway to Alico Road, with Phase 2 anticipated to finish in late 2026.
For a Sunrise owner the pipeline means more shopping and services within minutes and some construction activity near the community edges. We have not measured each Sunrise street's distance to the Williams Road gate.
Daily life at Sunrise at Fountain Lakes runs through the community's gates and its office at 22201 Fountain Lakes Boulevard, with the neighborhood's own association handled by Pegasus Property Management in Bonita Springs. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive.
The main gate at Fountain Lakes Boulevard and US-41 has a call box for guests and contractors, and the residents-only gate at West Tree Road and Williams Road needs a barcode decal. Each vehicle needs a decal. We show homes through the call box and arrange access with the seller in advance.
Parking follows the recorded Sunrise rules: no overnight street parking, vehicles limited to the garage and driveway, and recreational and commercial vehicles inside a garage after 48 hours. Trash and recycling go to the curb no earlier than 6 p.m. the night before pickup. Mail service is set by the postal service and the community's mailbox standards resolution.
These are approximate drive times from the US-41 and Fountain Lakes Boulevard area that our earlier research collected and rounded.
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 Fort Myers | about 22 to 28 minutes |
Downtown Naples | about 25 to 30 minutes |
Lee Health Coconut Point, a freestanding 24-hour emergency department at 23450 Via Coconut Point, is roughly 2 to 4 miles away, about 5 to 8 minutes. Gulf Coast Medical Center, Lee Health's Level II trauma center, is about 18 to 22 minutes north, and NCH North Naples Hospital is about the same distance south.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sunrise at Fountain Lakes is run by a five-member volunteer board of directors, a professional manager, Pegasus Property Management, and, above them, the master association's seven-member board of governors. Members vote one vote per home, and the neighborhood holds one annual members' meeting, one budget meeting and board meetings as the documents require.
The association's site lists five directors: a president, vice president, treasurer, secretary and a director. The state register's 2026 annual report, filed March 31, 2026, lists four officers and directors. We do not name individuals on this page, because board membership rotates and the association's site is the current source.
Pegasus Property Management handles billing, notices, minutes, the purchase and lease applications and the estoppel for Sunrise, from its Bonita Springs office, open Monday through Friday from 9 a.m. to 5 p.m. with an answering service after hours. The manager works at the board's direction.
The master association's seven-member board of governors meets on the third Wednesday of each month at 6 p.m. at the community center. Its architectural review committee meets on the second Monday at 6 p.m. Sunrise owners vote in both associations.
Florida's homeowners' association statute gives members access to official records, requires open board meetings with notice, and requires directors to complete education, under Sections 720.303 and 720.3033. Only an owner's name, parcel designation, mailing address and property address are official records, so the manager asks owners to consent before contact details go into a directory.
One annual members' meeting elects the board. The bylaws set 128 votes, one per lot, with a quorum requirement, and Florida's default quorum is 30 percent of the voting interests unless the bylaws set a lower number, under Section 720.306.
Sunrise at Fountain Lakes is the third-largest of the seven Fountain Lakes neighborhoods with their own guides, at 128 single-family homes, and the oldest of the community's single-family neighborhoods with their own guides, in Fountain Lakes. On a 36-month view its $450,000 median sits well above the condominium and villa neighborhoods and below Forest Ridge Shores and Lakeside.
Neighborhood | Homes (2026 roll) | Regime | Built | MLS closings, 12 months, roster by label | MLS closings, 12 months, placed by county match | 12-month median (n) | 36-month median (n) |
|---|---|---|---|---|---|---|---|
143 | Condominium | 1988 | 9 | 9 | $185,000 (9) | $202,000 (21) | |
135 (inferred) | Homeowners' association | 1994 to 1999 | 5 | 5 | $440,000 (5) | $452,500 (10) | |
Sunrise at Fountain Lakes | 128 | Homeowners' association | 1988 to 2003 | 1 | 4 | $457,500 (4) | $450,000 (13) |
86 | Homeowners' association | 1990 to 2004 | 0 | 3 | $454,000 (3) | $560,000 (13) | |
64 | Unresolved, condominium or subdivision | 2000 to 2002 | 5 | 5 | $522,500 (5) | $525,750 (8) | |
62 | Condominium per the community, DOR 04 on the roll | 1994 to 1996 | 3 | 3 | $335,000 (3) | $329,000 (10) | |
49 | Unresolved, condominium or homeowners' association | 1989 to 1991 | 4 | 5 | $301,111 (5) | $299,556 (10) |
Seven neighborhoods hold 667 of the roll's 750 located dwellings; the roster itself is short of the community's stated 900 lots by 150 homes, which it declares as a gap. Medians with an even count use the mean of the middle pair, and every 12-month figure is a small sample. Sunrise's roster count is 1 because the MLS files most of its sales under the generic Fountain Lakes label, and the county match is what lifts it to 4.
The Greens at Fountain Lakes is 143 one- and two-bedroom condominiums built in 1988, the largest neighborhood and the lowest price band, with a 36-month median of $202,000 against Sunrise's $450,000. The two are the same age and different products: a Greens owner pays for a building, and a Sunrise owner is the building.
Forest Ridge is the other large single-family homeowners' association, with 135 homes built 1994 to 1999 and a 36-month median of $452,500 on 10 sales, almost the same as Sunrise's $450,000 on 13. Forest Ridge homes are newer by about seven years at the median, and its median heated area is 1,601 square feet against Sunrise's 1,710. It is not the same place as Forest Ridge Shores, which has its own association.
The Villas at Timber Lakes and Villas of Fountain Lakes are attached-villa neighborhoods at $329,000 and $299,556 on 36-month medians, roughly $120,000 to $150,000 below Sunrise. They are the choice for a buyer who wants the gate and the golf and does not want to own a roof.
Forest Ridge Shores is the newest at 2000 to 2002 and the highest priced of the group on a 12-month view, at $522,500 on 5 sales, so it is about $65,000 above Sunrise's $457,500 in the same window.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Sunrise at Fountain Lakes for the lower entry price, with a $450,000 median on 13 MLS closings in 36 months, a $1,600 annual fee and looser leasing; choose Lakeside at Fountain Lakes for larger, newer homes at a $560,000 median over the same window, with faster sales and a slightly higher fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Sunrise at Fountain Lakes | Lakeside at Fountain Lakes |
|---|---|---|
Homes (2026 roll) | 128 | 86 |
Regime | Homeowners' association, Tracts I and J | Homeowners' association, Tracts K and L |
Built (roll) | 1988 to 2003, median 1989 | 1990 to 2004, median 1993.5 |
Bedrooms (roll) | 2 on 11, 3 on 105, 4 on 12 | 2 on 4, 3 on 72, 4 on 10 |
Heated area (roll) | 1,266 to 2,448, median 1,710 | 1,397 to 3,071, median 1,854 |
2026 association fee | $400 a quarter, $1,600 a year, master $370 included | $420 a quarter, $1,680 a year, master $370 included |
Master capital contribution | $2,500 at closing | $2,500 at closing |
Leasing | 30-day minimum, up to four leases a year, no pets for tenants | Six-month minimum, two leases a year |
Pets | Up to three cats or dogs | Two pets, no aggressive breeds, Pitbulls or exotics |
MLS, 12 months | 4 closings, $457,500 median | 3 closings, $454,000 median |
MLS, 24 months | 7, $432,500 | 9, $515,000 |
MLS, 36 months | 13, $450,000 | 13, $560,000 |
MLS, 60 months | 29, $485,000 | 24, $566,500 |
Median $ per MLS sq ft, 36 months | $272.17 | $280.02 |
Median days on market, 36 months | 112 | 54 |
Median sold-to-list, 36 months | 95.6% | 96.1% |
Active listings, Sep 29, 2026 | 1 at $574,900 | 0 |
County qualified sales, since Sep 29, 2025 | 3, $485,000 median | 3, $454,000 median |
County qualified sales, 2025 | 4, $439,500 median | 7, $560,000 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. MLS and county figures are never mixed, and every window with fewer than 10 closings is a small sample.
Price and pace. Over the same 36 months, Sunrise closed 13 times at a $450,000 median and Lakeside 13 times at $560,000, a gap of $110,000, or about 24 percent above Sunrise's price, for homes that are about 144 square feet larger at the roll median. Lakeside's median days on market were 54 against Sunrise's 112. The 12-month medians, $457,500 and $454,000, are nearly equal, but each rests on three or four sales, so we lead with the 36-month window.
Lakeside's 2026 packet shows $420 a quarter against Sunrise's $400, a difference of $80 a year on the same $370 master fee, which means Lakeside's own layer is $50 a quarter and Sunrise's is $30. Lakeside's packet also sets stricter leasing and pet limits.
Choose Sunrise at Fountain Lakes if price is the constraint, if a 1,700 square foot three-bedroom house is enough, and if flexible leasing matters. Choose Lakeside at Fountain Lakes if you want more space, newer construction and a faster-selling neighborhood, and accept a higher price and a stricter lease rule. In both, the master amenities, gates and $2,500 capital contribution are identical. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sunrise at Fountain Lakes's strengths are a gated, golf-bundled address at a single-family price below $500,000 and a small, transparent fee; its weaknesses are the owner's roof and exterior costs, a slow-selling market, a flood map that puts some homes in Zone AE, and an MLS that makes recent sales hard to find.
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Sunrise at Fountain Lakes listing agent, or thinking, 'I need someone to sell my Sunrise at Fountain Lakes home...' you are selling into a neighborhood where the owner carries the roof, the MLS hides most sales and the ask against the recent closings decides 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 all 4 Sunrise at Fountain Lakes closings we could place in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 29 placed since January 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:
At the 36-month median of $450,000, the Florida documentary stamp tax on the deed is about $3,150 at $0.70 per $100 and the owner's title policy at the promulgated rate is about $2,325, both customarily paid by the seller in Lee County, plus an estoppel of up to $299 (our arithmetic on the 2026 cost-of-selling research). That is about $5,774 before commission, payoff, property tax proration and any repairs the contract requires. The contract controls who pays what.
Start with a free Sunrise at Fountain Lakes home valuation. Jesse follows up with the Sunrise closings that fit your home: the same size band, adjusted for roof age, updates, exterior approvals and flood zone. For the full seller playbook, see the Fountain Lakes seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Sunrise at Fountain Lakes seller's guide walks through the sale step by step, and the Sunrise at Fountain Lakes home valuation page shows how homes here are priced.
For a home priced to the recent closings the market is workable, and for one priced to the current ask it is slow: 2026 closings have taken a median of 128.5 days on two sales, and the neighborhood's one active listing has waited 117 days at $574,900 (Southwest Florida MLS, September 29, 2026).
Against Sunrise's own closings, by size. Over 36 months, homes under 1,700 square feet closed at a $436,250 median on 8 sales and homes of 1,700 square feet or more at $525,000 on 5, at about $272 to $273 per square foot.
The 36-month median is 112 days and the 12-month median is 114, with a range of 5 to 230 days in 36 months. The fastest sale, 5 days, was a full-price closing at $599,900 in August 2024.
The association does not approve the seller, but its manager receives the buyer's application at least 20 days before closing, and the master association may require its own approval of a transfer. Ask Pegasus Property Management for the current steps.
Generally yes, subject to the lease and the association's leasing rules, which cap leases at one year and four a year and bar tenant pets. The buyer takes the lease, and the buyer's application asks whether the buyer intends to lease.
Sunrise 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 Sunrise closing 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 Sunrise 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 Sunrise 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.
★★★★★ “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
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
Selling your Sunrise at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Sunrise 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 Sunrise at Fountain Lakes homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Sunrise at Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
Sunrise at Fountain Lakes is a neighborhood of 128 detached single-family homes inside the gated Fountain Lakes community in Estero, Florida. It sits on plat Tracts I and J, was built mainly in 1988 to 1990, and has its own homeowners' association under the Fountain Lakes master association.
No. This page covers Sunrise at Fountain Lakes Neighborhood Association, Inc. in Estero, Lee County, ZIP 33928. It is not The Greens at Fountain Lakes, not the singular Fountain Lake homeowners' association elsewhere, and not the other Florida associations with Sunrise in their names.
Sunrise at Fountain Lakes is inside the gates of Fountain Lakes in Estero, east of US-41 and across the highway from Coconut Point. Its homes are on Island Lakes Drive, Fountain Lakes Boulevard, Forest View Drive, Westbridge Court and Maryann Way.
The 2026 Lee County roll shows 128 residential parcels, 106 on Tract I and 22 on Tract J, and the association's 2026 budget is headed 128 units. Every parcel is coded single-family use.
Sunrise homes are detached houses. On the roll, 105 have three bedrooms, 12 have four and 11 have two, and 126 have two baths. Heated area runs from 1,266 to 2,448 square feet with a median of 1,710.
The roll's year-built field runs from 1988 to 2003, with a median of 1989. Twelve homes date to 1988, 58 to 1989 and 19 to 1990, so 89 of the 128 were built by 1990.
The recorded 2022 declaration names Kraus-Anderson Incorporated as the owner of the land that caused the plats of Tracts I and J to be made. We do not cite listing-site builder claims, and the declaration does not name the home builders.
Over the 36 months to September 29, 2026, 13 MLS closings placed to Sunrise had a $450,000 median, from $389,000 to $599,900, at a median $272 per MLS square foot. In the last 12 months, 4 closed at a $457,500 median, a small sample.
Four MLS closings, from $389,000 to $542,500, in the 12 months to September 29, 2026. The MLS files most Sunrise sales under a generic label, and 6 closings after July 29, 2026 could not be placed, so the true count may be slightly higher.
On September 29, 2026 one listing carried a Sunrise label: a three-bedroom, two-bath, 1,734 square foot home at $574,900 with 117 days on market. Listings filed under the generic community label cannot be matched to the neighborhood.
The 2026 adopted budget sets the Sunrise assessment at $400 a quarter per home, $1,600 a year, due January, April, July and October. It includes the Fountain Lakes master association's $370 a quarter, so there is no second bill from the master.
It pays the master association's amenity package, which includes the private par-3 golf course, pools, courts and clubhouse, plus the neighborhood's management, insurance, legal, office and state costs and its common-area landscaping and drainage system. The 2026 budget shows the line items.
Yes. The neighborhood's sales packet states a $2,500 capital contribution to the Fountain Lakes master collected at closing. Ask the estoppel or manager whether the buyer or seller pays it under your contract.
No. Fountain Lakes carries no Community Development District, and the Sunrise budget has no district line. Confirm on the parcel's tax record before closing, because you should see it on the bill.
Beyond the price and lender costs, the recorded sales packet lists a $150 non-refundable application fee, the $2,500 master capital contribution and, if needed, $75 for a set of association documents. Title and recording charges depend on your contract.
The neighborhood's purchase application goes to the manager at least 20 days before closing with the contract and a $150 fee, and the recorded documents require anyone not approved on the last conveyance to be approved before occupying. The master may also require approval.
No. The recorded Sunrise documents and the master association's declaration, bylaws and 2025 rules contain no age restriction. Each home is for single-family residence use, and buyers of any age may purchase subject to the association's process.
Yes, within limits: leases must be written, at least 30 continuous days and no more than one year, no more than four a year, with a $150 application and $50 background fee per adult, and the application says tenants may not have pets.
No. The recorded documents bar advertising or leasing a home for fewer than 30 continuous days, and the master rules prohibit short-term rentals. Sunrise fits seasonal and annual leasing, not vacation rental.
The recorded documents allow up to three cats or dogs per lot, on a leash or carried outside the owner's property, and bar aggressive animals, reptiles and livestock. The master adds leash-length and exotic-pet rules, and tenants may not keep pets.
Generally no. The Sunrise documents allow no fences or walls on lots except electronic underground animal fences and approved screening for trash containers, which is stricter than the master's general rule. Any exterior change needs written architectural approval.
The owner. The recorded documents make the home structure, roof, exterior, windows, doors and garage doors the owner's responsibility, and the association's budget has no roof reserve. Roof replacements need architectural approval and architectural-grade shingles or tile.
It varies by parcel. Of 21 address points we sampled across the five streets, 8 fell in FEMA Zone AE and 13 in Zone X, on the panel effective November 17, 2022. Verify the zone for the specific address before you buy.
A lender requires it in Zone AE, a special flood hazard area, and does not require it in Zone X, although any owner can buy it. The recorded documents make each owner responsible for insuring the home, including flood cover.
The master's private nine-hole par-3 course is for residents and their guests, and the neighborhood's sales packet says there is no rent or land-use fee for recreational facilities. A recreation permit is required, and some league days carry small fees.
Residents use the master association's two pools and hot tub, fitness center, tennis and pickleball courts, bocce and shuffleboard, billiards room, library, playground and clubhouse, and the community's league and event calendar.
Yes. The main entrance at Fountain Lakes Boulevard and US-41 has a call box for guests, and a residents-only gate at West Tree Road and Williams Road takes a barcode. Monitors are on duty from 7 a.m. to 9 p.m.
Lee County uses choice and proximity, not hard boundaries. The schools most likely in a Sunrise family's set are Pinewoods Elementary, Three Oaks Middle and Estero High, and families should confirm current options with the district.
From the US-41 and Fountain Lakes Boulevard area, Southwest Florida International Airport is about 20 to 24 minutes, and Bonita Beach and Lovers Key are about 15 to 25 minutes, by our approximate research.
Lakeside has 86 homes on Tracts K and L, built 1990 to 2004, at a $560,000 36-month median against Sunrise's $450,000, with a $420 quarterly fee and stricter leasing. The decision table above compares them.
No. Forest Ridge has 135 homes built 1994 to 1999 and its own association, and Forest Ridge Shores is a third, separate neighborhood. All are inside Fountain Lakes, each with its own documents and dues.
The recorded governing documents are published on the association's site, and the manager will provide a set for $75 if the seller does not. Florida law also gives buyers a disclosure summary before contract and members access to official records.
An estoppel certificate states the assessments and any amounts owed on the home. Florida requires an HOA to issue it within 10 business days of a written request, and a new owner is liable with the prior owner for unpaid assessments, so every buyer should see one.
Ask for the roof, windows and air-conditioning dates and permits, the current budget and any special assessment, the estoppel, the master's approval steps, whether the home belongs to the irrigation cooperative and the exterior approvals on file.
These are the questions Sunrise at Fountain Lakes sellers ask most about pricing, closing costs, association paperwork and timing, answered from the closings and records cited on this page. Each answer names Sunrise at Fountain Lakes, and every figure carries its window and sample size.
Against the 13 closings in the last 36 months, most Sunrise homes have sold between $389,000 and $599,900, at a $450,000 median. Your number depends on size, roof age, updates and flood zone, so start with a free valuation.
Four MLS closings placed to Sunrise closed from $389,000 to $542,500 at a $457,500 median (mean of $430,000 and $485,000), with $1,846,500 in volume. It is a small sample, so we lead with the 36-month window.
In the 60-month record, the highest closing was $695,000 in May 2022, and the highest in the last 12 months was $542,500 in June 2026 for a four-bedroom, 2,300 square foot home. Larger and updated homes carry the top prices.
The 36-month median is 112 days on market, with a range of 5 to 230 days. Nine of the 13 closings took more than 90 days, so plan for a season, not a month, unless the price is sharp.
Demand exists but buyers are patient: 11 of the 13 closings in 36 months sold below final list, at a 95.6% median sold-to-list. One active listing against 4 closings a year is 3.0 months of supply, per our arithmetic.
At the $450,000 median, the seller's customary deed stamps of about $3,150, owner's title policy of about $2,325 and an estoppel of up to $299 total about $5,774 before commission, payoff and proration. The contract controls who pays what.
In Lee County the seller customarily pays for the owner's title policy and the deed documentary stamps at $0.70 per $100, and chooses the closing agent. It is a custom, and the purchase contract controls.
Florida caps the estoppel for a current account at $299, with an added fee for a rush and for a delinquent account, and the association must issue it within 10 business days of a written request. It stays valid for 30 days.
The buyer's purchase application, with the contract and a $150 non-refundable fee, goes to the manager at least 20 days before closing. It asks whether the buyer will live here full time, part time or lease.
The neighborhood's sales packet says the $2,500 is collected at closing. Who pays it as between buyer and seller is for the contract, and buyers customarily budget for it, so price knowing they bring that cash.
Give the recorded declaration and its 2022 restatement, the bylaws and rules, the current budget and the disclosure summary Florida requires before contract. The manager will supply a set for $75 if you do not have one.
Not by rule, but a house from 1988 to 1990 with an original roof will draw a request for a credit or a replacement. Get the roof's age, any permit and a wind-mitigation inspection ready before you list.
Yes, for homes in Zone AE, because a lender requires flood insurance and buyers will ask for the cost. Of 21 sampled points, 8 were in Zone AE. An elevation certificate or FIRM letter on hand speeds the deal.
It can. Exterior changes need written approval from the master architectural committee and two Sunrise directors, and a missing approval for a pool, paint change or addition can surface at contract. Confirm each approval before you list.
Yes, subject to the association's process. The buyer's application asks about lease intent, and the buyer must follow the recorded leasing rules: 30-day minimum, four a year, one-year maximum and no tenant pets.
Yes. The buyer takes the home subject to the lease and the association's rules. Tell the manager, and confirm the lease's start date, because no new lease may begin until the last lease's term has ended.
The application form has approve and disapprove boxes for the manager, so a denial is possible. Ask the manager early about the criteria, and build a contract contingency so a denial does not strand you.
Agents file Sunrise sales under the generic Fountain Lakes label, a tract label or a neighbor's name. Only 7 of the 29 closings we placed carry a Sunrise label, so a search by name misses most of them.
Do not use Lakeside's numbers directly. Lakeside's 36-month median is $560,000 for larger, newer homes, against Sunrise's $450,000, so use Sunrise's own closings by size and treat Lakeside as the ceiling.
Not much. Over 36 months, homes under 1,700 square feet closed at about $273 per square foot and homes of 1,700 or more at about $272, so the price gap is mostly extra house.
That is the neighborhood's current ask, and it has waited 117 days. It is above 12 of the 13 closings in 36 months, and the latest closing was $430,000, so price to the closings for your size.
Sold-to-list is the sold price over the final list price. The 36-month median is 95.6% and the mean of per-sale ratios is 95.0%; 11 of 13 sold below final list, one at list and one above.
The board adopted a 2026 budget of $206,350 for 128 homes, at $400 a quarter per home, up from $380 in 2025. The $20 increase matches the rise in the master line from $350 to $370 a quarter.
It can. The bylaws let the board levy a special assessment for unusual or unbudgeted needs without a members' vote, and the buyer's estoppel will show any levied or proposed. Disclose it and settle who pays before contract.
Florida's HOA statute requires that a prospective purchaser receive a disclosure summary before signing the contract, and general Florida law requires disclosure of known material defects. Your agent should give you the current forms.
Florida property tax is paid in arrears, so the seller credits the buyer at closing for the days the seller owned the home that year, usually based on the prior year's bill with the November discount. It is an estimate the title company computes.
Many sellers who owned and used the home as a main home for two of the last five years can exclude up to $250,000, or $500,000 for joint filers, under IRS rules. Ask your tax adviser, because it depends on your facts.
Yes. Commissions are negotiable and set by the listing agreement, and since the August 2024 NAR practice changes the buyer-side offer is negotiated separately. We explain the options before you sign.
Give your agent your gate instructions and barcode rules, and expect showings to come through the call box at the main entrance. Keep the exterior tidy, because the community's rules and approvals show at first glance.
The estoppel states what you owe, the closing agent pays it from proceeds and prorates the quarterly assessment. Quarterly fees are due on the first of January, April, July and October, so closing dates near those days matter.
It may. The neighborhood's sales packet asks a buyer to request a separate cooperative estoppel if the current owner is a member. Ask us or the manager whether your home is a member so the estoppel is ordered on time.
Yes, but the inspection uses the state's uniform form to document roof shape, deck attachment and opening protection for insurance credits, and a buyer's carrier may ask for it. It is a low-cost item that supports your price.
We use professional photography, video and drone, our qualified-buyer database and pricing set from the actual Sunrise closings, and we have the association paperwork ready. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072 for a walk-through of the 13 closings.
Every source below is a primary record: the association's own recorded documents and site, Florida statutes and agencies, federal agencies, Lee County and the Village of Estero. Each was retrieved on September 30, 2026 or earlier the same week, and the retrieval log is in the build files. Market figures come from Southwest Florida MLS Matrix (pulled September 29, 2026) and Lee County Property Appraiser records through July 29, 2026, which are not linked because they require a licensed login or a bulk file.
These are the official documents a Sunrise at Fountain Lakes buyer or seller most often needs, each hosted by the issuing authority. Download the current version, because forms and budgets change each year.
Document | What it covers for Sunrise at Fountain Lakes | Source |
|---|---|---|
Sunrise amended and restated governing documents, recorded May 13, 2022 | Declaration, articles, bylaws, use, leasing, pet and approval rules | |
Sunrise 2026 sales packet | Purchase application, fees, capital contribution and 2026 budget | |
Sunrise 2026 lease application | Lease terms, application and background fees, tenant rules | |
Fountain Lakes master 2020 amended and restated declaration | Master association covenants and amenity rights | |
Fountain Lakes master 2025 rules and regulations | Parking, pets, recreation and community conduct | |
Fountain Lakes gate barcode and key fob form | Resident access to the gated entrances | |
Florida Statutes Chapter 720, Homeowners' Associations | Governing law for disclosure, estoppel, assessments and leasing | |
Florida OIR uniform mitigation verification form | Wind-mitigation inspection form used for insurance credits | |
FEMA National Flood Hazard Layer, flood hazard zones | Flood zone lookup for a Sunrise address | |
IRS Publication 523, Selling Your Home | Home-sale gain exclusion rules |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Sunrise 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.
