The Greens at Fountain Lakes is the lowest-priced condominium neighborhood inside gated Fountain Lakes in Estero: 143 one- and two-bedroom flats built in 1988, bundled par-3 golf, 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.
The Greens at Fountain Lakes is a condominium neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is the largest and lowest-priced neighborhood in Fountain Lakes: 143 one- and two-bedroom flats in nine buildings on Seasons Way, built in 1988, with a $180,000 median across 12 Southwest Florida MLS closings in the 24 months to September 29, 2026, and full use of the community's bundled par-3 golf, pools and clubhouse through the master association. 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 "the Greens" is one of the most reused names in Florida real estate. This page covers The Greens at Fountain Lakes Condominium Association, Inc., a condominium on Seasons Way in Estero, Lee County, ZIP 33928. It is not Hammock Greens at Pelican Sound, which is also in ZIP 33928 but is a different Estero community. It is not Terrace at Lakeside Greens in Fort Myers, not The Greens of Bonita Springs (a separate Lee County condominium on Golf Lake Circle), and not The Greens at the Heather in Hernando County. It is also not one of the other Fountain Lakes neighborhoods, and the Fountain Lakes hub explains how the eleven for-sale neighborhoods differ.
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 Greens flat costs to buy and to carry, which records are public, and which ones you must ask the association or its manager for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for The Greens 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 in five years, the county's unit-by-unit roll and the state's condominium register.
If you're searching for the best realtor for The Greens at Fountain Lakes in Fountain Lakes, Estero, whether you're ready to sell your Greens condo 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 Greens flat from its own recent sales, and we do that below in the open.
Recent Greens track record (last 12 months): In the last 12 months The Greens at Fountain Lakes has seen 9 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $185,000 (n = 9), a range of $155,000 to $205,000, $1,636,000 in total volume, a median of 62 days on market and a median sold-to-list ratio of 94.9%. The highest-priced resale in that window was $205,000 for a two-bedroom, two-bath, 980 square foot flat in January 2026. We publish no count of Greens 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 9 Greens closings in the Southwest Florida MLS, and we tracked all 51 marketed closings the MLS has recorded here in five years, plus one entered after closing. The most recent 12 are listed below, by month, price, bedrooms and area only.
For Greens sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At an entry price the marketing has to reach the seasonal and value buyer who wants a gated, golf-bundled address for the price of a modest condo, and the paperwork has to be ready early: the condominium association's estoppel and resale documents through its manager, Pegasus Property Management, and the master association's own transfer requirements.
For Greens buyers: the first question is the floor plan, because the roll shows three: 683 square feet with one bedroom, 812 with two bedrooms and one bath, and 980 with two bedrooms and two baths, and they have priced differently. The second is the carry, because the condominium association's dues are not published. The third is the paperwork the association keeps behind a website that did not resolve when we tried it.
Honors and recognition:
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
See what your The Greens at Fountain Lakes home is worth today.
Living in The Greens at Fountain Lakes means a one- or two-bedroom condominium flat in a 1988 building on Seasons Way, an association that maintains the buildings, and a place inside the gates of Fountain Lakes, where a private nine-hole par-3 course, two pools, a fitness center, courts and a clubhouse are run by the master association.
The Greens at Fountain Lakes is one of eleven for-sale neighborhoods inside Fountain Lakes and the largest, at 143 residential parcels on the 2026 Lee County tax roll, all coded as condominium use, in nine buildings. The state's condominium register lists the project at 144 units. The roll carries one fewer, because one unit number in one building has no parcel of its own, and we treat 143 as the roll figure and 144 as the register figure.
Every Greens address is on Seasons Way. The roll shows nine buildings, each with 16 units, and a common-elements parcel that carries no dwelling. The first digit of each unit number tracks the building, one through nine, and the last two digits run 01 to 16. Inside each building the pattern repeats: four two-bedroom, one-bath flats, eight one-bedroom flats and four two-bedroom, two-bath flats. The one missing parcel sits in the last building but one, and by that pattern it would be a one-bedroom flat, which would make 72 one-bedrooms and 144 in all (our inference from the pattern, not a record).
The public record supports three uses of the property: a seasonal lock-and-leave base across US-41 from Coconut Point, a bundled-golf address at a condo price, and a rental unit within the community's lease rules. We read these from the price, size and rules of the flats, and we describe the property, not the people who own or rent it.
The clubhouse, fitness center, main pool and courts sit at the community's office address on Fountain Lakes Boulevard. The fitness center runs 5 a.m. to 9 p.m. with a key fob, the pool area 7 a.m. to 9 p.m., and monitors are on duty 7 a.m. to 9 p.m. The golf course is nine holes, par 3, so a round is short and walkable. We found no restaurant among the community's listed amenities, and the shops and dining of Coconut Point are directly across US-41.
Five things buyers sometimes assume. No yard and no garage on the record: every unit is a condominium flat, and we found no public record of garages or assigned covered parking. No new construction: the buildings date to 1988, and every sale is a resale. No water or golf view claim: the community has lakes and Halfway Creek, but we do not claim a view for any Greens flat without an address in hand. No published association fee sheet: the condominium association's dues are not public. No 55-plus restriction: Fountain Lakes is all-ages, not 55-plus.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes condos closed 12 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $180,000 median (the mean of $175,000 and $185,000, since n is even) and 43 median days on market, the first window that reaches 10 closings. In the last 12 months, 9 closed at a $185,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area, and county figures are qualified recorded sales that we never mix 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. Sold-to-list means sold price over final list price. The MLS Sub field does not separate The Greens from the rest of Fountain Lakes in every listing, so we assigned each closing filed under another Fountain Lakes label by matching it to a Lee County qualified sale of a Greens parcel, at the same price and recorded within 45 days. That method only adds closings, and every closing filed under the neighborhood's own label is included as well. Six closings in the wider Fountain Lakes pool after July 29, 2026 cannot be matched to the county file yet, so any of them that belongs to The Greens under another label is not counted here.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 9 (small sample) | $185,000 | $206.12 | 62 | 94.9% |
24 months, first window with 10+ | 12 | $180,000 (mean of $175,000 and $185,000) | $217.90 | 43 | 93.1% |
36 months | 21 | $202,000 | $255.85 | 47 | 95.2% |
60 months | 51 | $200,000 | $265.31 | 14 | 97.6% |
The 24-month window totals $2,196,000 in volume, with days on market from 10 to 602 (mean 109.2) and a mean of the per-sale sold-to-list ratios of 93.3%. Ten of the 12 sold below the final list price, one sold at it and one sold $100 above it.
Twelve closings is enough for a median, but a neighborhood of one-bedroom and two-bedroom flats is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jul 2026 | 1 and 1 | 684 | $178,500 | $170,000 | 95.2% | 11 |
Apr 2026 | 2 and 2 | 980 | $195,000 | $185,000 | 94.9% | 14 |
Apr 2026 | 1 and 1 | 684 | $185,000 | $165,000 | 89.2% | 260 |
Mar 2026 | 1 and 1 | 684 | $169,900 | $155,000 | 91.2% | 116 |
Mar 2026 | 2 and 2 | 980 | $209,999 | $202,000 | 96.2% | 62 |
Jan 2026 | 2 and 2 | 980 | $225,000 | $205,000 | 91.1% | 10 |
Jan 2026 | 2 and 2 | 980 | $199,000 | $199,000 | 100.0% | 602 |
Jan 2026 | 2 and 2 | 980 | $199,000 | $195,000 | 98.0% | 20 |
Oct 2025 | 2 and 1 | 812 | $179,900 | $160,000 | 88.9% | 95 |
May 2025 | 2 and 1 | 812 | $249,900 | $220,000 | 88.0% | 47 |
May 2025 | 1 and 1 | 684 | $189,900 | $165,000 | 86.9% | 34 |
Mar 2025 | 1 and 1 | 684 | $174,900 | $175,000 | 100.1% | 39 |
One further transaction, in February 2022, was entered in the MLS after closing at $150,000 for a one-bedroom flat. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 9 closings, from $155,000 to $205,000. Three were one-bedroom flats at $155,000, $165,000 and $170,000; one was a two-bedroom, one-bath flat at $160,000; five were two-bedroom, two-bath flats at $185,000 to $205,000. Volume was $1,636,000. Nine is a small sample, so the median of $185,000 is a description of nine sales, not a forecast.
The roll records three floor plans in The Greens, and the sales sort by them. Over 24 months the five one-bedroom flats closed at a $165,000 median (n = 5, range $155,000 to $175,000, median 39 days), and the five two-bedroom, two-bath flats at $199,000 (n = 5, range $185,000 to $205,000, median 20 days). The two two-bedroom, one-bath flats sold at $160,000 and $220,000, too few to call a median. Over 60 months the 27 one-bedroom sales had a median of $190,000, the 13 two-bedroom, one-bath sales $220,000 and the 11 two-bedroom, two-bath sales $235,000. Read the blended $180,000 as a mix of these ladders, not as one price.
The 36-month median ($202,000, n = 21) and 60-month median ($200,000, n = 51) are above the 24-month figure because older sales in those windows closed in the 2022 to 2024 peak, when two-bedroom flats sold at $250,000 to $285,000. The 60-month figures of 14 median days on market and 97.6% sold-to-list also describe a hotter market: nine of the 51 sales closed above list. Read the longer windows as history, and the 12-month and 24-month figures as today.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (from November 4) | 5 | $160,100 | $147,000 to $179,000 | 6 | 105.2% |
2022 | 18 | $215,000 (both middle sales at $215,000) | $155,000 to $260,000 | 10 | 98.8% |
2023 | 9 | $215,000 | $187,000 to $262,500 | 22 | 94.8% |
2024 | 7 | $210,000 | $199,900 to $285,000 | 20 | 97.2% |
2025 | 4 | $170,000 (mean of $165,000 and $175,000) | $160,000 to $220,000 | 43 | 88.5% |
2026 to September 29 | 8 | $190,000 (mean of $185,000 and $195,000) | $155,000 to $205,000 | 41 | 95.1% |
The pattern is a fast, above-list run in 2021 and 2022, a peak from 2022 through 2024, a slide in 2025 when the median sold-to-list ratio fell to 88.5% on four sales, and a slightly higher, faster 2026. The 2026 median of $190,000 on eight sales sits $20,000 above 2025's $170,000 on four, and both are small samples.
On September 29, 2026 the MLS showed four Greens actives, for a median list price of $204,950 (the mean of $194,900 and $215,000, since n is even). Two were one-bedroom, 684 square foot flats listed at $215,000 (28 days on market) and $169,900 (12 days). One was a two-bedroom, two-bath, 980 square foot flat at $219,999 (37 days). One was a two-bedroom, one-bath flat listed at 919 square feet, at $194,900, with 212 days on market. Four actives against nine closings a year is about 5.3 months of supply (our arithmetic, four divided by nine over twelve months).
The asks tell a story. The $215,000 one-bedroom is $45,000 above the highest one-bedroom closing of the last 12 months ($170,000), and the $219,999 two-bedroom, two-bath flat is $14,999 above the highest of that plan ($205,000). The MLS shows 919 square feet on the 212-day listing, a figure the county roll does not carry for any Greens unit; the roll has 683, 812 and 980, and a buyer should ask which figure the association's plans support.
The Lee County Property Appraiser's recorded sales show The Greens at Fountain Lakes at a $172,500 median across 7 qualified sales in 2026 to July 29, against $215,000 in both 2022 and 2023, and $43,000 in 2009. The county file covers more years than the MLS and is the long view of what these flats have done.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures, and a county year can differ from an MLS year because the county counts by recording date and stops at July 29, 2026.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 7 | $172,500 |
2025 | 5 | $174,900 |
2024 | 9 | $206,000 |
2023 | 9 | $215,000 |
2022 | 20 | $215,000 |
2021 | 21 | $146,500 |
2020 | 17 | $126,900 |
2019 | 13 | $127,000 |
2018 | 23 | $120,000 |
2017 | 19 | $105,000 |
2016 | 19 | $105,000 |
2015 | 9 | $79,900 |
2014 | 10 | $64,500 |
2013 | 7 | $60,000 |
2012 | 9 | $52,000 |
2011 | 11 | $43,000 |
2010 | 8 | $42,500 |
2009 | 10 | $43,000 |
Since September 29, 2025 the county file shows 8 qualified sales at a median of $171,250. From a $43,000 median in 2009 to $215,000 in 2022 is a fivefold rise, from $146,500 in 2021 to $215,000 in 2022 is a 47 percent rise in one year, and from $215,000 to $172,500 in 2026 is a 20 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
The county file also carries three large recorded deeds, and they are not resale prices. In October 1999 one qualified deed at $6,200,000 is recorded against six Greens parcels. In April 2004 one qualified deed at $6,750,000 is recorded against 29 parcels, and in June 2005 one qualified deed at $12,890,000 is recorded against 63. Each deed carries a single price that the county repeats on every parcel it covers, which is why a table of yearly medians for 1999, 2004 and 2005 would show millions of dollars per flat and would be wrong.
After the June 2005 deed, the file shows 101 single-unit deeds recorded from October to December 2005 at $143,000 to $269,900 and 13 more in 2006, all flagged not qualified by the county. That sequence, three block deeds in six years and then unit-by-unit deeds in the months around the recording of the condominium declaration, is consistent with a rental complex that was sold in blocks and then conveyed one unit at a time. It is our inference from the pattern. The deeds themselves say nothing of the kind, and we have not read them page by page.
This is a public-record sale, not one of ours, and it is the most recent Greens closing in the MLS. A one-bedroom, one-bath, 684 square foot flat closed in July 2026 at $170,000 after 11 days on market, against a final list of $178,500. Four facts stand out. It closed at 95.2% of list, above the 93.1% 24-month median. It closed $15,000 above the March 2026 sale of a comparable one-bedroom flat ($155,000) and $5,000 above April's $165,000, so the one-bedroom floor of the year was in the spring. It sold fast, in 11 days, when the two one-bedroom flats before it needed 116 and 260 days. And it shows the current band: a one-bedroom flat priced near $170,000 moves, and one asking $215,000 is waiting.
For the buyer, that sale carried costs the price does not show: the master association's resale contribution, the condominium association's own charges and estoppel, and then the recurring master and condominium dues, none of which the price includes (see the fee sections below).
The Greens at Fountain Lakes was built in 1988 according to the Lee County tax roll, on land inside the Fountain Lakes community that Kraus-Anderson began building out in 1987, and it became a condominium in 2005, when its declaration was recorded. The state register dates that recording November 3, 2005, and the association's corporate filing July 12, 2005.
The private par-3 course at Fountain Lakes opened in 1979, according to the public course directory, and the developer, Kraus-Anderson Incorporated of Minnesota, formed the master homeowners' association on August 28, 1987, according to the recorded 2020 declaration. The state's corporate register shows the master association, now Fountain Lakes Community Association, Inc., with a July 29, 1987 filing date. The community's bylaws, recorded in 2020, state that Fountain Lakes has 900 residential lots.
The county roll dates every Greens unit to 1988. The condominium itself is younger: the roll's legal description for each parcel points to a condominium declaration recorded in 2005, and the state register lists the project as approved and recorded on November 3, 2005. That gap, buildings from 1988 and a condominium regime from 2005, is the most useful single fact about the neighborhood. It means the buildings are the age of their 1988 construction, whatever the declaration's date.
The Florida Division of Corporations lists The Greens at Fountain Lakes Condominium Association, Inc. as a Florida not-for-profit corporation filed July 12, 2005 and active. Its principal and mailing address is in care of Pegasus Property Management in Bonita Springs, which is also the manager of the master association. It filed annual reports in 2024, 2025 and, most recently, on March 30, 2026, and the record lists five officers and directors. We do not print their names, because they change every year and the association's own notices are the place for them.
The Division of Condominiums' public extract for Lee County lists the project as "Greens, a Condo, The," at Seasons Way in Estero, with 144 units, a recorded date of November 3, 2005, a primary status of approved and a secondary status of recorded. The managing entity is the Greens at Fountain Lakes condominium association, in care of Pegasus. Recorded is a status, not a verdict on the building's condition or finances.
The register's 144 units equals nine buildings of 16. The county roll has 143 dwelling parcels, plus one common-elements parcel that carries the recorded name and no dwelling. The difference is a single unit number that has no parcel of its own on the roll. The recorded declaration is the document that would settle it, and we have not pulled it page by page.
The community's neighborhoods page and the manager's portfolio both point owners of The Greens to an association website. On September 30, 2026 the address did not resolve when we tried it through two different tools. That matters to a buyer because the neighborhood's own budget, rules and forms are normally posted there. Until the site is back, the route to those documents is the manager, Pegasus, and the estoppel and resale packet a seller orders through it.
The Greens at Fountain Lakes has 143 condominium flats on the county roll, sits inside a community whose master fee is $380 a quarter, and on September 29, 2026 had four flats for sale asking $169,900 to $219,999. In a neighborhood where 12 flats closed in 24 months at a $180,000 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Greens condo in Fountain Lakes? Get a free Greens 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 at The Greens at Fountain Lakes? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.
A Greens at Fountain Lakes condo is a one- or two-bedroom flat of 683, 812 or 980 heated square feet on the Lee County roll, in a building from 1988. The county codes every parcel as condominium use, and the roll splits them 71 one-bedroom, 36 two-bedroom with one bath and 36 two-bedroom with two baths.
Plan on the roll | Bedrooms and baths | Heated area (roll) | Parcels | MLS living-area figures seen |
|---|---|---|---|---|
One-bedroom | 1 and 1 | 683 | 71 | 673, 678, 683, 684 |
Two-bedroom, one bath | 2 and 1 | 812 | 36 | 812 |
Two-bedroom, two baths | 2 and 2 | 980 | 36 | 980 |
The three plans total 143. The MLS shows four slightly different living-area figures for the one-bedroom flats, all within a few square feet of the roll's 683, and we treat them as one plan. Only one MLS figure does not match a roll plan: 919 on a two-bedroom, one-bath active listing, against 812 on the roll for that plan.
At a median of 812 heated square feet across the roll, The Greens is the smallest of the seven Fountain Lakes neighborhoods with a page here. Its largest flat, at 980, is smaller than the median flat in the Villas of Fountain Lakes, at 1,053, and far smaller than the single-family homes of Forest Ridge, whose roll median is 1,601.
The number of stories, the building plans and how parking is assigned are set by the recorded declaration and the association's rules, not by the county roll or the MLS. The roll in our index carries no story count for these parcels. The July 2026 MLS pull of the community files its condominium closings under a "low rise, one to three stories" category, which does not settle whether any Greens building has three stories. That matters for two reasons: a condominium building of three or more habitable stories falls under Florida's milestone inspection and structural reserve rules, and parking practice affects how a flat shows. Ask the association for both before you tour.
Year built is the county's only condition proxy, and it is a blunt one. The Greens is dated 1988 on every parcel, so roofs, windows, plumbing, electrical and elevators or stairs are all late-1980s systems unless they have been replaced. The county's permit records and the association's records would show what has been replaced. The association carries building roofs and exteriors in a typical Florida condominium, so a buyer should ask which have been done and when.
Only one of the three plans has two bathrooms. Every flat with a second bath is a 980 square foot flat, and the sales reflect it: the five 980 flats that closed in 24 months went for $185,000 to $205,000 at a median of $199,000, against $155,000 to $175,000 for the one-bedroom flats.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Greens at Fountain Lakes condo comes with access to the Fountain Lakes master amenities: a private nine-hole par-3 golf course, two pools with a hot tub, a fitness center, tennis and pickleball courts, bocce and shuffleboard, a billiards room, a library, a screen room with grills and a playground. Access is by ID badge or key fob.
The course is private, for residents and their guests only, with a recreation permit required for every player, and the recorded 2025 rules tell players to play the holes in order, one through nine. Every hole is a par 3, so the course is par 27 by arithmetic, and the community's rules allow golf carts on the course. Because the course is short, a round is quick and walkable. Golf is part of the master association, not an extra membership, according to the hub, and any course fee is worth confirming with the association.
The two community pools and the hot tub are open to residents and their guests during pool-area hours of 7 a.m. to 9 p.m., with swimming from dawn to dusk and no lifeguard on duty, per the recorded rules and the association's contact page. The fitness center runs 5 a.m. to 9 p.m. with a key fob, and the library and billiards room 7 a.m. to 9 p.m. on the association's page and 9 a.m. to 9 p.m. in the recorded rules, so confirm current hours on site.
Tennis and pickleball are open roughly 7:30 a.m. to 7:30 p.m. on shared courts, with basketball ceding the court to tennis and pickleball players. Shuffleboard and bocce are open dawn to dusk. The association runs organized golf, billiards, pickleball, bocce and shuffleboard play through a sports schedule that lists its nominal league-day fees.
The community has a screen room and picnic and grill area, open 9 a.m. to 9 p.m. on a first-come basis and cleared by 9 p.m. It is the neighborhood's outdoor gathering space, and it is common to the whole community, not to The Greens.
The community's lakes and Halfway Creek are open for catch-and-release fishing only, with access through the golf course and no swimming or boating. The rules warn that the water may hold alligators and runoff, and that use is at the user's own risk.
Fountain Lakes is gated, with a barcode decal on each vehicle, a call box at the main entrance at Fountain Lakes Boulevard and US-41, a residents-only gate at West Tree Road and Williams Road, monitors on duty 7 a.m. to 9 p.m. and a 25 mph posted speed limit. Guests and contractors use the call box at the main entrance.
The master fees do not cover the condominium association's own dues, the irrigation co-op's bills if they apply to a Greens unit, or a restaurant, because we found none among the listed amenities. An owner whose flat is leased may not use the recreation or parking facilities during the lease term, per the recorded 2025 rules. That matters to any owner planning to rent a flat and keep using the golf course.
The Greens at Fountain Lakes owners face two layers of dues: the master association's assessment, published at $380 per quarter ($1,520 per year) in a 2025 sister-neighborhood budget, and the condominium association's own dues, which are not public. A one-time resale contribution and an irrigation co-op charge may also apply, and each needs confirming in writing.
The master association's assessment is $380 per quarter, due on the first of January, April, July and October, according to the 2025 Forest Ridge sales packet. The master fee last rose by $20 per quarter, effective January 1, 2022, according to the association's November 2021 newsletter. The recorded 2020 declaration provides that each unit's assessment is payable quarterly on those four dates.
The published $380 comes from the budget of Forest Ridge, a single-family neighborhood, where it appears as a per-unit, per-quarter line. We found no Greens budget that shows how the master assessment reaches a condominium owner, whether billed to each owner or paid by the condominium association out of its own budget and passed through in the monthly dues. The answer changes what "the HOA fee" means for a Greens flat, so it belongs on your list of questions for Pegasus.
The condominium association's own dues are not published. In a Florida condominium the association's budget usually pays for building insurance, roofs and exteriors, grounds, reserves and management. We do not publish an all-in monthly figure for The Greens, because none is public, and we would rather show the gap than a guess. The estoppel certificate is the document that states the current dues and any special assessment.
The Fountain Lakes Irrigation Co-op is a separate association that bills a flat $32 a month, collected quarterly at $96 a quarter ($384 a year), through Pegasus. The association's pages do not say whether condominium flats are billed, so ask for the answer in writing rather than assume it.
We found no Community Development District for Fountain Lakes in the Lee County special-districts records, and the community's structure is master and neighborhood associations only. We confirm the absence of a district line on a specific parcel's tax record before closing, because a buyer should see it on the bill, not take it from us.
At the 24-month median of $180,000, the $1,520 master fee alone, if a Greens owner pays it directly, is about 0.84 percent of the price a year, and the $384 irrigation charge, if it applies, would add about 0.2 percent (our arithmetic). The condominium association's dues are the missing piece. Until you hold the estoppel, treat any all-in monthly carry as an estimate.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Buyers at The Greens at Fountain Lakes pay layered costs: the master assessment, the condominium association's dues, a one-time resale contribution to the master association, an estoppel fee that usually falls on the seller, a lease application fee for landlords, Lee County property tax and insurance. The master figures are published, the condominium figures are not.
The 2025 sister-neighborhood budget shows $380 a quarter. The recorded 2020 declaration adds a resale working-capital contribution, payable when a unit changes hands and set by the Board at not less than $300 for a condominium and $500 for a single-family home. The same Forest Ridge packet states a $2,500 capital contribution at closing, effective December 2023. The declaration does not fix the amount, and we found no Greens document that states which figure a condominium buyer pays today. If the $2,500 applies, it is about 1.4 percent of a $180,000 price.
Not public. The estoppel from the association, through Pegasus, is the document that states the current dues, any special assessment, any capital contribution the condominium itself charges at sale, and any amount owed on the unit.
A buyer should plan for the master association's resale contribution, any condominium capital contribution, the owner's or lender's title charges the contract allocates, recording fees and any application fee. For a leased purchase, add the $100 lease application fee on the master association's form. In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamps, and the contract controls.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for The Greens, because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Insurance for the unit is an HO-6 policy on the interior and contents plus loss assessment coverage; the association's master policy covers the structure, and its deductible is what a unit owner can be assessed for.
Florida caps the estoppel fee for a condominium unit at $299 for a current account, plus $119 if it is expedited and $179 more if the account is delinquent, in the 2026 figures under section 718.116. The seller customarily pays it. The certificate is valid for 30 days, or 35 days if sent electronically.
At a $180,000 price, cash at closing beyond the price and any lender costs includes the master association's resale contribution ($300 or more by the declaration's floor, possibly $2,500), any condominium contribution, and title, recording and insurance charges, then the recurring master and condominium dues. We do not add these into one all-in figure, because the condominium fee is unpublished.
Three tiers of recorded documents govern The Greens at Fountain Lakes: the master association's 2020 amended and restated declaration and bylaws and its 2025 rules, and the condominium's own declaration recorded in 2005 with its articles, bylaws and rules. Where a neighborhood rule is stricter than the master's, the stricter rule controls, per the recorded rules.
The amended and restated declaration of covenants and restrictions was recorded April 1, 2020, and the bylaws the same day, and they replaced the original declaration. Owners of condominium units are members of the master association and of their neighborhood association. The master documents define a neighborhood association as one that administers a condominium or a non-condominium neighborhood.
The Board adopted the current rules on April 16, 2025, and they were recorded that year. They cover the common areas, signs, parking, pets, leasing, amenities and architectural review. The rules state that individual neighborhood requirements on pets and leasing that are more restrictive take precedence, which is the sentence that matters most to a Greens buyer.
The county roll's legal description for every Greens parcel refers to a condominium declaration recorded in 2005. It is the instrument that sets unit boundaries, the share of common expenses, insurance responsibility and use restrictions. We have not read it page by page and do not paraphrase its clauses. Request it and read the use restrictions, the leasing rules and the amendment history.
Under the master rules, exterior changes need an architectural review form before work begins, and the recorded rules list painting, landscaping, external changes, satellite dishes and fences among the items. In a condominium the building exteriors are usually a matter for the condominium association first. Real estate signs that meet the association's specification do not need approval, according to the recorded rules, and the specification is kept in the association's main office.
Contractors may not begin before 7 a.m. and must stop by 6 p.m., and outdoor work is not allowed on Sundays or holidays, per the recorded rules. That affects the schedule for any renovation a seller does before listing or a buyer does after closing.
Whether the condominium association requires board approval of a sale is a question for its declaration, not for the public record we hold. The master association requires a lease registration for every rental, discussed below. Ask Pegasus for the association's current sale and lease procedure and any application fee.
The Greens at Fountain Lakes is not a 55-plus community. Fountain Lakes is all-ages, and we found no age restriction in the recorded master declaration, bylaws or 2025 rules. The condominium's own declaration is the one document we have not read, and we describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements and record their status. Fountain Lakes does not advertise or claim one, and neither does its own site. A buyer of any age can buy in The Greens, subject to the association's ordinary approval and rules.
Renting out a Greens at Fountain Lakes condo is allowed within the master rules: a 30-day minimum lease, no more than four leases per calendar year, a lease registration before any tenant moves in, and no Airbnb, VRBO or other rental under 30 days. The condominium association may be stricter, and its own rule is not published.
The recorded 2025 rules require the owner to give the association the tenant's name and address and a fully executed lease at least 20 days before the first day of occupancy, and to file a lease registration form before any tenant occupies the unit. The association's lease application form says to submit it at least 30 days before the lease start date, that approval is required before move-in, and that it needs a $100 non-refundable fee paid to Pegasus. The two documents give different lead times, so plan for the longer one.
The recorded 2020 declaration says lessees must register with their neighborhood association, and it treats violations of the lease restrictions as covenant violations that can be fined and assessed against the property. Whether The Greens requires its own approval, an application fee or a longer minimum term is a question for the condominium's declaration and rules.
Rentals shorter than 30 days are prohibited, including Airbnb and VRBO, according to the recorded rules and the declaration. A buyer planning weekly stays should treat The Greens as not suited to them.
The cap of four leases per calendar year still allows seasonal leasing, since a winter lease of three to four months and one or two other leases fits inside four. It rules out a turnover-based short-stay model.
A landlord should request the master lease application, the condominium's own lease rules and fees, the tenant screening steps, whether tenants may have pets, and how gate access and parking pass to a tenant, before making an offer. An owner who leases also gives up personal use of the recreation and parking facilities during the lease.
Pet rules at The Greens at Fountain Lakes start with the master rules: no more than three pets per household, on a leash of six feet or less, with no retractable leashes. The master association's lease application also states no Pitbulls or exotic pets. The condominium association may be stricter, and we found no published Greens rule.
The recorded 2025 rules allow three total pets per household, dogs, cats or other non-exotic pets, with assistance animals excluded when documented. Owners must pick up waste, pay for damage a pet does to common areas, and may not breed or board animals commercially. Aggressive animals can be reported to Lee County Animal Control, and the Board decides in its discretion whether to require removal.
We cannot state the condominium association's number, size or breed limits, and we do not publish a blanket rule beyond the master's. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask Pegasus for the condominium's pet rule and the master association's office for the community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes was built in 1988, so if any of its nine buildings is three or more habitable stories tall, Florida's milestone inspection and structural integrity reserve study rules apply to it. The public record we hold does not give the story count, so the association's answer, not this page, is what a buyer should rely on.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and the Legislature amended the rules in 2023, 2024 and 2025. The Division of Condominiums explains that the milestone inspection is due 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The buildings date to 1988, which puts them at about 38 years old in 2026, past the 30-year mark. Whether that triggers anything turns on the story count, and we have not confirmed it for any Greens building. The MLS category for the community's condominium closings is "low rise, one to three stories," which leaves the question open. We do not state a milestone date, because the building's certificate of occupancy date and story count are the facts that set it.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. Reading the budget and the reserve schedule is the buyer's best view of how prepared a building of this age is for its next roof.
The state's condominium register lists The Greens as approved and recorded. That is the registration status of the declaration. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's separate SIRS reporting database lists associations that have filed a completed study, and a buyer can ask the association whether it appears there.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, the SIRS or a statement that none applies, and any milestone report before the inspection period ends.
The Greens at Fountain Lakes straddles a FEMA flood-zone line. At four points we geocoded along Seasons Way, two fell in Zone AE, a special flood hazard area, and two in shaded Zone X, on the panel effective November 17, 2022. That is a map reading at street points, not a survey, and each unit needs its own check.
FEMA's National Flood Hazard Layer returned Zone AE, subtype combined riverine and coastal floodplain, at the points we placed at the lower two address ranges on Seasons Way, and Zone X, subtype 0.2 percent annual chance flood hazard, at the points for the upper two. The special flood hazard flag was true for the AE points and false for the X points. The governing panel at all four is 12071C0587G, effective November 17, 2022. The points are interpolated along the street from the U.S. Census geocoder, so they are not building footprints, and a building can sit on either side of a zone line.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone AE is one, and shaded Zone X is not, so a lender's requirement depends on the specific building. In a condominium, the association buys the building's flood coverage if it carries any, and a lender looks at that policy, the unit owner's own coverage and the building's zone. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Fountain Lakes sits inland of the Gulf, so its storm exposure is mostly wind and rain, with freshwater flooding around its lakes and Halfway Creek, per our community research. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed a Greens 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, with its worst surge on the coast and islands, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We found no public record of what either storm did to The Greens' buildings, and we do not guess.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent for a wind mitigation inspection, which uses the state's uniform mitigation verification form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. The National Flood Insurance Program's public site, FloodSmart, explains unit-owner coverage. We do not publish a Greens premium, because no public source does.
The Greens at Fountain Lakes is in the Lee County school district, which assigns by choice zone rather than by hard address boundary, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. A family should confirm current options with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade on Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth on Three Oaks Parkway, and Estero High School for ninth through twelfth on River Ranch Road. Florida Gulf Coast University, a public university, is on the northeast border of Estero, per the same page.
Lee County divides its choice system into zones with sub-zones. Families rank schools within the options open to their sub-zone, and assignment depends on preference, proximity and availability, so an address does not guarantee a school. The district's zone tool and the school websites are the place to confirm current options.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Greens unit sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, 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. The Village incorporated at the end of 2014, and permit records before then sit with Lee County.
For a 1988-era flat, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, the electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller. In a condominium, ask which of these the association owns and which the unit owner does.
We did not read a permit list for any Greens address, the recorded declaration or its amendments, or the association's minutes. 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 The Greens at Fountain Lakes, the US-41 corridor holds the largest projects in Estero: the North Point mixed-use development at US-41 and Williams Road, the Williams Road widening tied to it, Downtown Estero east of the highway and the Corkscrew Road widening. None is inside Fountain Lakes, and we make no claim about their effect on a unit's price.
Fountain Lakes was planned under Lee County rules before Estero incorporated, and its edges meet US-41, Williams Road and West Tree Road. We did not pull the zoning district of the parcels around the community, so we do not state one. The Village of Estero and Lee County Community Development publish zoning maps, and a buyer who cares about a neighbor parcel can check it in minutes.
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 multifamily housing, retail, office and a hotel entitled, per our community research and Village reporting. The Village reported that widening Williams Road from two lanes to four west of US-41 was expected to begin in early 2026. The community's residents-only gate is at West Tree Road and Williams Road, so those works bear on daily access.
Downtown Estero is a walkable mixed-use project east of US-41, north of Broadway, with hundreds of multifamily units, a public park and trails, per Village and press reports. Lee County and FDOT are widening Corkscrew Road from Ben Hill Griffin Parkway to Alico Road, with the second phase anticipated to finish in late 2026. A buyer should weigh near-term construction against longer-term convenience.
Daily life at The Greens at Fountain Lakes runs through Fountain Lakes' gates and its community office on Fountain Lakes Boulevard, open 8:30 a.m. to 7 p.m., with the condominium managed by Pegasus Property Management. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate.
Fountain Lakes is gated, with a barcode decal on each resident vehicle. Guests and contractors use the call box at the main entrance at Fountain Lakes Boulevard and US-41, and the residents-only gate at West Tree Road and Williams Road has no call box. We coordinate showings through the listing agent and the gate, and we tell buyers to allow time for the call box.
Parking assignments, trash service and mail for a Greens flat are set by the condominium declaration and rules, and we have not read them. The master rules bar overnight parking on streets and common areas unless the Board authorizes it, so a buyer should ask Pegasus how parking is assigned and where trash and mail are handled.
These are approximate off-peak drive times from the US-41 and Fountain Lakes Boulevard area that our community research collected and rounded, and they run a few minutes longer from an interior street.
Destination | Approximate drive |
|---|---|
Coconut Point mall | 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 or downtown Naples | about 22 to 30 minutes |
Lee Health Coconut Point, a freestanding 24-hour emergency department, is on Via Coconut Point, a few minutes south of the community. Full acute-care hospitals, Gulf Coast Medical Center and NCH North Naples Hospital, are roughly 18 to 22 minutes away, per the Village of Estero's medical facilities page.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes is the entry rung of the community's seven neighborhoods with their own pages: 143 condominium flats built in 1988, with a $185,000 median on 9 MLS closings in 12 months, below every other neighborhood in the table. Only Forest Ridge, at 5 closings, has a similar count of sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units on the roll | Regime | Built (roll) | 12-month MLS closings by label (roster) | 12-month closings assigned (our method) | 12-month median sold (assigned) |
|---|---|---|---|---|---|---|
The Greens at Fountain Lakes | 143 | Condominium | 1988 | 9 | 9 | $185,000 (n = 9) |
135 (inferred) | Homeowners' association | 1994 to 1999 | 5 | 5 | $440,000 (n = 5) | |
128 | Homeowners' association | 1988 to 2003 | 1 (roll: 3) | 4 | $457,500 (n = 4, mean of $430,000 and $485,000) | |
86 | Homeowners' association | 1990 to 2004 | 0 (roll: 4) | 3 | $454,000 (n = 3) | |
64 | Not settled in the roster | 2000 to 2002 | 5 | 5 | $522,500 (n = 5) | |
62 | Condominium | 1994 to 1996 | 3 | 3 | $335,000 (n = 3) | |
49 | Condominium | 1989 to 1991 | 4 | 5 | $301,111 (n = 5) |
Every median in the last column is a small sample. The roster's closing counts come from the MLS subdivision label, which the neighborhoods do not all use, so the two closing columns differ for Sunrise, Lakeside and Villas of Fountain Lakes, and the assigned column places each closing by matching it to a county qualified sale. Forest Ridge and Forest Ridge Shores are different places with different associations and different plats, and each has its own page. Together the seven hold 667 homes, and the Fountain Lakes hub covers the rest of the community.
Villas of Fountain Lakes is the nearest neighbor by price and product: 49 attached villas, also condominiums, at a $301,111 median on 5 closings in 12 months, about $116,000 above The Greens. The full side-by-side follows in the next section.
The Villas at Timber Lakes has 62 two-bedroom villas built 1994 to 1996, all with a heated area of about 1,100 square feet, at a $335,000 median on 3 closings, well above The Greens' 812-square-foot median flat. Both are condominiums under Chapter 718 in the state register, which recorded the Timber Lakes project in December 1994.
Forest Ridge, Sunrise, Lakeside and Forest Ridge Shores are the community's detached-home neighborhoods, with 12-month medians of $440,000 to $522,500 on 3 to 5 closings each, roughly 2.4 to 2.8 times The Greens' median. They share the same master association and the same gate, and none has The Greens' condominium structure.
Selling your home in The Greens at Fountain Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens at Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose The Greens at Fountain Lakes for the lowest price of entry into Fountain Lakes' bundled golf and amenities, with a $180,000 median on 12 MLS closings in 24 months, or Villas of Fountain Lakes for larger attached villas at roughly a $299,556 median, with fewer sales and fewer homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Decision point | The Greens at Fountain Lakes | Villas of Fountain Lakes |
|---|---|---|
Homes on the roll | 143 condominium flats | 49 attached villas |
Regime (state register) | Condominium, 144 units, recorded November 3, 2005 | Condominium, 49 units, recorded December 7, 1987 |
Built (roll) | 1988 | 1989 to 1991 |
Sizes (roll heated area) | 683, 812 and 980 square feet; 71 one-bedroom, 72 two-bedroom | 967 to 1,286 square feet, median 1,053; 33 two-bedroom, 16 three-bedroom |
MLS closings, 12 months | 9 | 5 |
MLS closings, 24 months | 12 | 10 |
Median sold, 24 months | $180,000 (mean of $175,000 and $185,000) | $299,556 (mean of $298,000 and $301,111) |
Median sold, 12 months | $185,000 (n = 9) | $301,111 (n = 5) |
Median $ per MLS sq ft, 24 months | $217.90 | $281.08 |
Median days on market, 24 months | 43 | 81 |
Median sold-to-list, 24 months | 93.1% | 95.5% |
Active listings, September 29, 2026 | 4, from $169,900 to $219,999 | 1, at $385,000 |
Months of supply, 12-month pace | 5.3 | 2.4 |
County qualified sales, 2026 to July 29 | 7, median $172,500 | 4, median $273,056 |
Master association | Fountain Lakes Community Association (same gate, golf and amenities) | Fountain Lakes Community Association (same gate, golf and amenities) |
Manager | Pegasus Property Management | Pegasus Property Management |
Price and size. The 24-month medians are $119,556 apart, and the villas' median heated area is 1,053 square feet against The Greens' 812. Per square foot the gap is narrower, $281.08 against $217.90, which shows some of the villa premium is size and some is product. The two share a master association, a gate, a manager and the same amenities, so the difference is the home and the condominium behind it.
Both are small samples. The Greens turns over faster, with 12 closings in 24 months on 143 flats, about 8 percent of the roll, against 10 in 24 months on 49 villas, about 20 percent. The villas take longer to sell, at a median of 81 days against 43, and the one Villas active has sat 176 days at $385,000. Neither median should be read as a forecast.
Choose The Greens if the entry price is the constraint: a gated, golf-bundled address at a $180,000 median, with three one-bedroom flats closing at $155,000 to $170,000 in the last 12 months, and you can live with 683 to 980 square feet. Choose Villas of Fountain Lakes if you need a third bedroom or a heated area over 1,000 square feet in a condominium, and can pay about $120,000 more at the 24-month medians. Either way, ask Pegasus for the condominium's dues before you compare monthly cost, because that is the number neither page can give you from public records. Both neighborhoods are sold daily by the Top 1% Real Estate Agents Nationally Since 2008, and we will price either against its own closings.
The Greens at Fountain Lakes offers the lowest entry price in a gated, golf-bundled Estero community, with 143 flats and a $185,000 median over the last 12 months, and its trade-offs are age, small plans, unpublished condominium dues, a flood-zone split and condominium paperwork on every sale. We would rather you know both sides up front.
The honest bottom line: The Greens is one of the best value plays in gated Estero for a buyer who wants a low entry price and bundled golf and is comfortable with a 1988 condominium and its paperwork. It is less suited to someone who wants new construction, a large floor plan, short-term rentals or a published fee sheet. We will tell you candidly whether it fits, as the Top 1% Real Estate Agents Nationally Since 2008.
If you're searching for a The Greens at Fountain Lakes listing agent, or thinking, 'I need someone to sell my The Greens at Fountain Lakes home...' you are selling into the entry-price rung of 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 all 9 Greens closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 51 marketed closings the MLS has recorded here in five years. 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 The Greens at Fountain Lakes home valuation. Jesse follows up with the Greens closings that fit your flat: the same plan, adjusted for condition, updates, furnishings and any lease in place. For the full community playbook, see the Fountain Lakes seller guide linked above.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Our The Greens at Fountain Lakes seller's guide walks through the sale step by step, and the The Greens at Fountain Lakes home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable but slow: four actives against 9 closings a year is about 5.3 months of supply, and the 12-month median of 62 days on market is longer than the 24-month 43. 2026 closings have a $190,000 median on 8 sales against $170,000 on 4 in 2025 (Southwest Florida MLS, September 29, 2026).
Against The Greens' own recent sales, by plan. Five one-bedroom flats closed in 24 months at $155,000 to $175,000, and five two-bedroom, two-bath flats at $185,000 to $205,000.
The 24-month median is 43 days and the 12-month median 62, with a range of 10 to 602 days in 24 months. The days-on-market figure is lumpy because one flat sat for 602 days before it closed.
That depends on the condominium declaration, which we have not read; ask Pegasus. The master association requires its own transfer documents and resale contribution whatever the condominium requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the master rules require the tenant to be registered, so confirm the lease status with the association before you list.
The Greens 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 Greens 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 The Greens 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 The Greens 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, 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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling your The Greens at Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Greens 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 The Greens at Fountain Lakes homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names The Greens at Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
The Greens at Fountain Lakes is a condominium neighborhood of 143 one- and two-bedroom flats in nine buildings on Seasons Way, inside the gated Fountain Lakes community in Estero, Florida. The county roll dates every unit to 1988, and the condominium itself was recorded in 2005.
No. This page covers The Greens at Fountain Lakes Condominium Association, Inc. in Estero, Lee County, ZIP 33928. The Greens of Bonita Springs is a separate condominium on Golf Lake Circle, Hammock Greens at Pelican Sound is another Estero community, and The Greens at the Heather is in Hernando County.
The Greens at Fountain Lakes is on Seasons Way inside Fountain Lakes, a gated community on the west side of US-41 in Estero, directly across the highway from Coconut Point. The main entrance, with a call box, is at Fountain Lakes Boulevard and US-41.
The county roll carries 143 dwelling parcels, and the state's condominium register shows 144 units, which is nine buildings of 16. The one unit without its own parcel on the roll is the difference, and the recorded declaration would settle it.
Three. The roll shows 71 one-bedroom, one-bath flats of 683 square feet, 36 two-bedroom, one-bath flats of 812, and 36 two-bedroom, two-bath flats of 980. Only the 980 square foot plan has a second bathroom.
The county roll dates all 143 parcels to 1988. The condominium regime came later: the state register lists the project as approved and recorded on November 3, 2005, and the association was incorporated July 12, 2005.
The 24-month median is $180,000 on 12 Southwest Florida MLS closings, and the 12-month median is $185,000 on 9 closings, a small sample. Closings over 24 months ran from $155,000 to $220,000, as of the September 29, 2026 MLS pull.
Five one-bedroom flats closed in 24 months at $155,000 to $175,000, a $165,000 median, with the most recent closing in July 2026 at $170,000 for 684 square feet. That is a small sample, so read each sale rather than the median.
Five two-bedroom, two-bath flats of 980 square feet closed in 24 months at $185,000 to $205,000, a $199,000 median, with a median of 20 days on market. They have sold faster and higher than the one-bedroom flats.
The median is 43 days over 24 months and 62 over 12 months, with a range of 10 to 602 days in 24 months. Flats priced near the recent closings have gone under contract faster than flats listed well above them.
Mixed. The MLS year medians run $215,000 in 2022 and 2023, $210,000 in 2024, $170,000 in 2025 on 4 sales and $190,000 in 2026 on 8. Those are small samples, and the mix of one- and two-bedroom flats moves each year's median.
Two layers. The master assessment is $380 per quarter in a 2025 sister-neighborhood budget, and the condominium association's own dues are not public. The estoppel certificate, ordered through Pegasus, states the current figures and any special assessment.
We could not confirm it. The $380 figure comes from a single-family neighborhood's budget, and no Greens budget we found shows whether the master assessment is billed to each owner or paid by the condominium and passed through in its dues. Ask Pegasus in writing.
The recorded declaration sets a resale working-capital contribution at not less than $300 for a condominium, and a 2025 sister-neighborhood packet states $2,500 effective December 2023. We found no Greens document naming today's figure, so ask for it before you go under contract.
We found no Community Development District for Fountain Lakes in the Lee County special-districts records, and the structure is master and neighborhood associations only. Confirm on the parcel's tax record before closing that no district line appears.
The Fountain Lakes Irrigation Co-op is a separate association billing $32 a month, collected quarterly at $96, through Pegasus. Whether condominium flats are billed is not stated in the pages we read, so confirm it in writing.
Master amenities: a private nine-hole par-3 course, two pools with a hot tub, a fitness center, tennis and pickleball courts, bocce and shuffleboard, a billiards room, a library, a screen room with grills and a playground, opened by ID badge or key fob.
The hub describes the par-3 course as bundled for resident play through the master association, and the recorded 2025 rules require a recreation permit for every player. Ask the association whether any course fee applies to your flat.
Yes. Fountain Lakes has a barcode decal on each resident vehicle, a call box at the main entrance at Fountain Lakes Boulevard and US-41, and a residents-only gate at West Tree Road and Williams Road, with monitors on duty from 7 a.m. to 9 p.m.
No. The recorded master declaration, bylaws and 2025 rules contain no age restriction, and Fountain Lakes does not advertise one. The condominium's own declaration is the one document we have not read.
Yes, within the master rules: a 30-day minimum, no more than four leases a year, and a lease registration before the tenant moves in. The condominium may be stricter, and an owner who leases loses use of the recreation and parking facilities during the lease.
No. The recorded rules prohibit rentals under 30 days, including Airbnb and VRBO, so The Greens at Fountain Lakes does not suit a weekly-rental plan.
The master rules allow three pets per household on a leash of six feet or less, with no retractable leashes, and the lease application says no Pitbulls or exotic pets. The condominium may be stricter, and we found no published Greens rule.
Part of it may be. Two of four points we checked along Seasons Way fall in Zone AE, a special flood hazard area, and two in shaded Zone X, on panel 12071C0587G effective November 17, 2022. These are street points, not building footprints, so check each unit.
An HO-6 policy for interior, contents and loss assessment, on top of the association's master policy for the building. A lender may also require flood insurance where a building is in Zone AE. Ask for the master policy summary and the wind-storm deductible.
Only if a building is three or more habitable stories, and we have not confirmed the story count. The buildings date to 1988, so ask the association for its milestone report and structural integrity reserve study status.
The declaration, articles, bylaws and rules, the current budget and financial statement, the estoppel certificate, the master association's resale documents, the reserve study or a waiver statement and any milestone report. Florida Statute 718.503 sets the resale disclosure.
Pegasus Property Management of Bonita Springs is the manager of record for the condominium association on the state register and the Florida corporate filing, and it also manages the master association.
The Village of Estero lists Pinewoods Elementary for kindergarten through fifth grade, Three Oaks Middle School for sixth through eighth and Estero High School for ninth through twelfth. Lee County assigns by choice zone, so confirm current options with the district.
Coconut Point is across US-41, about 6 to 8 minutes by car, and Southwest Florida International Airport is roughly 20 to 24 minutes away. These are approximate off-peak drive times from our community research.
It can be, if the entry price matters most: a $180,000 median at 24 months buys a gated, golf-bundled address. The trade-offs are a 1988 building, 683 to 980 square feet and dues you cannot see until you order the estoppel.
The Greens has 143 flats at a $180,000 24-month median; Villas of Fountain Lakes has 49 villas at about $299,556, larger, with a third bedroom in some. Both are condominiums under the same master association.
We publish no count of Greens sales we represented, because none is on file. We track every MLS closing here, we read the county and state records, and we represent buyers and sellers in Fountain Lakes. Call Marc at (239) 287-5873.
These are the questions sellers ask most about pricing, fees, paperwork and timing when they sell a Greens condo, answered from the records cited below. Each answer names The Greens at Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
Recent Greens closings are the best guide: a $180,000 median across 12 sales in 24 months, from $155,000 to $220,000, with one-bedroom flats near $165,000 and two-bedroom, two-bath flats near $199,000. Condition, plan and floor decide where yours falls; request a free valuation for a specific figure.
The 24-month median is $180,000 on 12 MLS closings, and the 12-month median is $185,000 on 9, a small sample, as of September 29, 2026. The county's qualified sales since September 29, 2025 have a $171,250 median on 8.
The median is 43 days over 24 months and 62 over 12 months, but the range runs from 10 to 602 days. The fastest closings were the two-bedroom, two-bath flats, at a 20-day median over 24 months.
Choose a price near the recent closings for your plan rather than the active median. The four active flats ask $169,900 to $219,999, a $204,950 median, and 10 of the last 12 sales closed below their final list price.
That depends on the condominium declaration, which we have not read. Ask Pegasus whether the association requires approval, an application or a fee, and get the answer in writing before you list.
Florida caps the fee at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent, under section 718.116. The seller customarily pays it, and the certificate is valid for 30 days, or 35 if sent electronically.
Thirty days from the date of issue, or 35 days if it was delivered electronically, under section 718.116. If closing slips past that, order a new one, and plan the timing so it does.
In Lee County the seller customarily pays the deed's documentary stamps at $0.70 per $100 of price, and the contract controls. At $180,000 that is $1,260, under section 201.02.
In Lee County the seller customarily pays for the owner's title policy, and the contract controls. At $180,000 the premium is roughly $975 by our rate-book estimate, which your title company will confirm.
At a $180,000 price the customary seller items we can price are documentary stamps of $1,260, an owner's title premium near $975, the estoppel fee up to $299 and any commission and payoff. We do not add a total because commission and payoff are yours to set.
Section 718.503 requires a condominium resale seller to provide the governing documents, the budget, and related disclosures before the buyer's cancellation period ends. Ask Pegasus for the current packet and start early.
Fix what a buyer's inspector will find and what a lender's appraiser will notice, in the order of cost: safety, water, air conditioning, then finishes. In a 1988 flat, updated kitchens and baths and clean, documented systems matter more than upgrades a buyer cannot see.
Yes. The 980 square foot two-bath flats have closed at a $199,000 median, the 683 square foot one-bedroom flats at $165,000, and the two-bedroom, one-bath flats have only two sales at $160,000 and $220,000, too few for a median.
The county roll's heated area for your plan: 683, 812 or 980 square feet. The MLS shows four slightly different figures for the one-bedroom flats and one 919 figure the roll does not carry, so we check the roll before we publish.
Generally yes, subject to the lease and the association's rules, and the buyer takes the lease. The master rules require the tenant's registration, so confirm it is current before you list.
They narrow the buyer pool for investors: a 30-day minimum lease, no more than four leases a year, and no short-term rentals. Owner-occupants and seasonal buyers are the target, and the entry price attracts them.
You owe any unpaid assessments, and the estoppel states the balance. The recorded declaration sets a resale contribution payable when a unit changes hands, so confirm with the association and your contract who pays it.
The estoppel certificate must state it, and a buyer will price it in or walk away. Ask Pegasus now whether one is proposed, and tell your agent what you know so the disclosure is complete.
If a building is three or more stories, the milestone report and the reserve study are documents a buyer will ask for. We have not confirmed the story count, so ask the association now, before a buyer's lender asks.
A flat in Zone AE may carry a lender's flood insurance requirement that a flat in shaded Zone X does not, and buyers price the premium. Get your flood determination and insurance quote ahead of listing, and use the FEMA panel 12071C0587G date.
A homeowner who owned and used the home as a main residence for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return, under IRS Topic 701 and Publication 523. Ask your tax adviser about your facts.
Florida has no state personal income tax, so the tax question is a federal one and any tax on the gain sits there. We are not tax advisers, so confirm your basis and the exclusion with a CPA.
Lee County property tax is prorated between seller and buyer at closing in the customary contract, based on the county's bill. The Lee County Tax Collector publishes the bill, and your title company runs the numbers.
The recorded 2025 rules say real estate signs that meet the association's specification need no approval, and the specification is kept in the association's main office. Ask for it before you order a sign.
Contractors may not start before 7 a.m. and must stop by 6 p.m., with no outdoor work on Sundays or holidays, per the recorded 2025 rules. Schedule any pre-listing work around those limits.
Guests and contractors use the call box at the main entrance at Fountain Lakes Boulevard and US-41, and residents use a barcode decal. We coordinate showings with the gate, and we tell buyers to allow time for the call box.
Buyers are drawn by the entry price, the gated address and the bundled golf, and they ask about the dues and the milestone status. Have Pegasus's answers ready before the first showing.
Yes. The MLS year median was $215,000 on 18 sales in 2022, against $190,000 on 8 in 2026, and two-bedroom flats then sold at $250,000 to $285,000. Price to today's closings, not to the peak.
It sets the ceiling for buyers stretching upward: Villas of Fountain Lakes had a $299,556 median on 10 closings in 24 months, about $120,000 above The Greens. A buyer who can afford the villas will not pay villa money for a 683 square foot flat.
Yes. Remote owners sell through a power of attorney or signing by mail, and we coordinate the estoppel, showings and closing for you. Read the out-of-area condo seller's review above.
With professional photography, video and drone, a qualified-buyer database and an ask set against every recent Greens closing. At an entry price the paperwork has to be ready early, so we order the estoppel and resale packet with the listing.
Request a free home valuation or Call Jesse direct at (239) 898-6072. Jesse follows up with the Greens closings that fit your plan and the paperwork to order first.
Every fact on this The Greens at Fountain Lakes guide traces to a primary record below: the master association's own documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
The Greens at Fountain Lakes's key documents are published by the master association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The condominium's own declaration is available through the Lee County Clerk's official records and its manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
The Greens at Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed July 12, 2005 | |
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 | |
Topic 701, sale of your home | Internal Revenue Service | current | |
Publication 523, selling your home | Internal Revenue Service | current | |
Assistance animals under fair housing law | U.S. Department of Housing and Urban Development | current | |
Documentary stamp tax | Florida Department of Revenue | current | |
2020 Amended and Restated Declaration | Fountain Lakes master association | recorded April 1, 2020 | |
2020 Amended and Restated Bylaws | Fountain Lakes master association | recorded April 1, 2020 | |
2025 Rules and Regulations | Fountain Lakes master association | adopted April 16, 2025 | |
Lease Application form | Fountain Lakes master association | form rev. 1.2 | |
Barcode and Key Fob instructions | Fountain Lakes master association | 2020 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Greens 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.
