The Villas at Timber Lakes is a 62-villa condominium neighborhood inside gated Fountain Lakes in Estero: two-bedroom, two-bath villas built 1994 to 1996, one quarterly fee with the master inside, and every 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 Villas at Timber Lakes is a condominium neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is 62 attached two-bedroom, two-bath villas with their own garages, in 17 buildings on 11.489 acres, built between 1994 and 1996, all on one street, Stone Way. Its recorded declaration, which we read page by page for this guide, makes it a Chapter 718 condominium. Its 2026 association budget of $314,960 works out to $1,270 a unit each quarter, and that one bill includes the Fountain Lakes master fee. 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 it is spelled two ways and shared with other places. The searched name is "Timber Lakes," and the community's own website uses it. The recorded name is "The Villas at Timber Lake, a Condominium," singular, on the declaration, the state condominium register, the county roll and the Southwest Florida MLS. This page covers that Estero condominium in ZIP 33928 and nothing else. It is not Timber Lakes at Three Oaks, not Lakeside at Lochmoor, not Timber Lake Club at Sumerwood in Collier County, not Timber Lake Estates in Pasco County, and not Villas of Fountain Lakes, the neighboring villa association we compare further down.
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 villa costs to buy and to carry, which documents are public, and which ones you must ask the 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 Villas at Timber 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 village read built from the recorded declaration, the association's own 2026 budget, every recent closing and the county's parcel-by-parcel roll.
If you're searching for the best realtor for The Villas at Timber Lakes in Fountain Lakes, Estero, whether you're ready to sell your Villas at Timber 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 Timber Lakes villa from its own recent sales and its own association paperwork, and we do that below in the open.
Recent The Villas at Timber Lakes track record (last 12 months): In the last 12 months The Villas at Timber Lakes has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $335,000 (n = 3, a small sample), a range of $320,000 to $345,000, $1,000,000 in total volume, a median of 21 days on market and a median sold-to-list ratio of 96.0%. The highest-priced resale in that window was $345,000 for a two-bedroom, two-bath, 1,140 square foot villa in December 2025. We publish no count of Timber Lakes sales we represented, because none is on file for this village, 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 3 Timber Lakes closings in the MLS, and we tracked all 17 MLS rows this village has produced since December 2021 (16 marketed through the MLS and one entered after closing). Because the MLS files villas here under three different labels, each was placed by matching it to a county recorded sale, a method we explain in the market snapshot. Every one is listed below by month, price, bedrooms and area only.
For The Villas at Timber 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 across US-41 from Coconut Point at a villa price, and the paperwork has to be ready early: the purchase application, the association's 2026 sales packet and its estoppel through Pegasus Property Management, and the $2,500 master capital contribution.
For The Villas at Timber Lakes buyers: the first question is the plan, because the county roll shows two main sizes, 1,094 and 1,115 heated square feet, and they have priced differently since 2024. The second is the carry, because the villa fee is $1,270 a quarter, not the community-wide master figure. The third is the approval step, because the association's own sales packet asks a buyer to apply at least 20 days before closing.
Honors and recognition:
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in The Villas at Timber Lakes means an attached two-bedroom, two-bath villa with its own garage, driveway and screened lanai on a single street inside gated Fountain Lakes, with the association handling the roofs, exterior walls, grounds and insurance, and the master amenities paid through one quarterly bill of $1,270 for 2026.
The Villas at Timber Lakes is one of eleven residential neighborhoods inside Fountain Lakes, at 62 residential parcels on the 2026 Lee County tax roll, all coded as condominium use. The recorded declaration says the same number: sixty-two units, each owning a one sixty-second share of the common elements. Every unit on the roll is a two-bedroom, two-bath villa, and every address is on Stone Way.
The 62 units sit in 17 buildings by our reading of the unit numbers on the roll: 14 buildings of four attached villas and three buildings of two. The 2025 rules document refers to numbered buildings, including 14, 15 and 16, which matches. The attached layout matters for daily life, because each villa shares walls and a roofline with its neighbors, and the association, not the owner, decides the roof, the exterior paint and the landscape.
The public record supports three uses: a seasonal lock-and-leave base close to Coconut Point, a full-time low-maintenance home with a garage, and a rental unit under a strict lease cap. We read those from the price, the fee structure and the rules, and we describe the property, not the people who own or rent it. The declaration itself sets no age limit on occupants.
The Fountain Lakes fitness room opens at 5 a.m. and closes at 9 p.m., the pool area runs 7 a.m. to 9 p.m., and tennis and pickleball open at about 7:30 a.m., per the master association's own site. The gated main entrance is on US-41 at Fountain Lakes Boulevard and the residents-only gate is at West Tree Road and Williams Road. The villas themselves are a short walk or cart ride from the amenity center, though the public record does not measure it and we do not claim a distance.
Five things buyers sometimes assume. No separate clubhouse or pool of its own: the recreation is the master's, and the declaration says an owner whose unit is leased may not use the recreation or parking facilities during the lease. No new construction: the buildings date from 1994 to 1996 and every sale is a resale. No public rental of the amenities: golf and amenities belong to residents. No published lake-frontage count: the rules contemplate lakefront patios, but we found no public count and state none. No age restriction: the declaration says there is no restriction on the age of occupants.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Villas at Timber Lakes villas closed 10 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $329,000 median and 38 median days on market, the first window that reaches 10 closings. In the last 12 months, 3 closed at a $335,000 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; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price.
The Southwest Florida MLS does not give this village a field of its own inside Fountain Lakes. Agents file its villas under Villas at Timber Lake, but also under the generic Fountain Lakes label and, in one case, under the neighboring Villas at Fountain Lakes label. So we started with every closing filed under the village's own label, then added any closing under another Fountain Lakes label that matches a Lee County qualified sale of one of the village's 62 parcels at the same price within 45 days. Of the 17 rows, 14 carry the village's own label and 3 were added by that match. Six closings from the last two months fall after the county file ends on July 29, 2026 and cannot be placed, so the true count could be slightly higher.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $335,000 | $300.45 | 21 | 96.0% |
24 months | 6 (small sample) | $329,000 (mean of $323,000 and $335,000) | $296.48 | 26.5 | 95.9% |
36 months, first window with 10+ | 10 | $329,000 (mean of $323,000 and $335,000) | $296.48 | 38 | 95.9% |
60 months | 16 | $335,000 (mean of $335,000 and $335,000) | $300.72 | 23 | 97.2% |
The 36-month window totals $3,331,000 in volume, with days on market from 2 to 139 (mean 46.5) and a mean of the per-sale sold-to-list ratios of 95.8%. All 10 sold below the final list price. The 60-month window includes four sales above list, all from 2021 and 2022.
Sixteen marketed closings is enough for a median, but a village this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jun 2026 | 2 and 2 | 1,115 | $349,000 | $335,000 | 96.0% | 2 |
Apr 2026 | 2 and 2 | 1,094 | $329,000 | $320,000 | 97.3% | 45 |
Dec 2025 | 2 and 2 | 1,140 | $369,000 | $345,000 | 93.5% | 21 |
May 2025 | 2 and 2 | 1,115 | $337,000 | $323,000 | 95.8% | 69 |
May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | 95.2% | 32 |
Jan 2025 | 2 and 2 | 1,115 | $310,000 | $300,000 | 96.8% | 18 |
Jul 2024 | 2 and 2 | 1,113 | $309,900 | $302,000 | 97.4% | 139 |
May 2024 | 2 and 2 | 1,094 | $359,000 | $335,000 | 93.3% | 33 |
Mar 2024 | 2 and 2 | 1,113 | $344,000 | $322,000 | 93.6% | 43 |
Jan 2024 | 2 plus den and 2 | 1,092 | $419,900 | $414,000 | 98.6% | 63 |
May 2023 | 2 and 2 | 1,092 | $429,000 | $418,000 | 97.4% | 14 |
Feb 2023 | 2 and 2 | 1,092 | $429,900 | $418,000 | 97.2% | 15 |
Jan 2023 | 2 and 2 | 1,113 | $334,900 | $335,000 | 100.0% | 25 |
Nov 2022 | 2 and 2 | 1,094 | $325,000 | $338,000 | 104.0% | 3 |
May 2022 | 2 and 2 | 1,092 | $399,900 | $405,000 | 101.3% | 5 |
Dec 2021 | 2 and 2 | 1,250 | $299,500 | $300,000 | 100.2% | 2 |
One further transaction, in December 2021, was entered in the MLS after closing at $270,000 for a 1,113 square foot villa. 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 3 closings, from $320,000 to $345,000. Their volume was $1,000,000. Three is a small sample, so the median of $335,000 is a description of three sales, not a forecast. The spread between the fastest sale (2 days, June 2026) and the slowest (45 days, April 2026) shows how much depends on the ask: the June villa listed at $349,000 and closed at $335,000, while the April villa listed at $329,000 and needed 45 days to close at $320,000.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (December) | 1 (small sample) | $300,000 | $300,000 | 2 | 100.2% |
2022 | 2 (small sample) | $371,500 (mean of $338,000 and $405,000) | $338,000 to $405,000 | 4 | 102.6% |
2023 | 3 (small sample) | $418,000 | $335,000 to $418,000 | 15 | 97.4% |
2024 | 4 (small sample) | $328,500 (mean of $322,000 and $335,000) | $302,000 to $414,000 | 53 | 95.5% |
2025 | 4 (small sample) | $329,000 (mean of $323,000 and $335,000) | $300,000 to $345,000 | 26.5 | 95.5% |
2026 to September 29 | 2 (small sample) | $327,500 (mean of $320,000 and $335,000) | $320,000 to $335,000 | 23.5 | 96.6% |
Each year is a description of a handful of sales. The pattern is a 2022 and early 2023 peak, when three villas closed between $405,000 and $418,000, a step down in 2024 and then a flat band since: every marketed closing from March 2024 to June 2026 landed between $300,000 and $345,000. Sold-to-list ratios fell with the price, from above 100 percent in 2021 and 2022 to about 95.5 percent in 2024 and 2025.
The 60-month median ($335,000, n = 16) sits close to the 36-month median ($329,000, n = 10) because the 2022 and 2023 peak sales are balanced by December 2021's $300,000 sale of a 1,250 square foot villa, the largest area in the record. Read the longer windows as history, and the 12-month and 24-month figures as today. Neither shows a village where prices are moving sharply; they show a band.
On September 29, 2026 the MLS showed no active listing in The Villas at Timber Lakes. Against roughly 3 to 4 sales a year, the village is small enough that zero inventory is normal, and one new listing changes the count from zero to one. That is not a shortage measured in months of supply, because the denominator is too small for the ratio to mean anything (our reading). A buyer who wants a villa here should ask us to watch for the next one, and a seller should know that the last villa to list, in June 2026, sold in 2 days at $335,000, 4 percent under its ask.
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) | 3 | $335,000 |
2025 | 4 | $329,000 |
2024 | 4 | $328,500 |
2023 | 4 | $376,500 |
2022 | 3 | $338,000 |
2021 | 6 | $290,750 |
2020 | 5 | $220,000 |
2019 | 6 | $221,000 |
2018 | 5 | $209,900 |
2017 | 3 | $195,000 |
2016 | 3 | $199,900 |
2015 | 2 | $171,750 |
2014 | 4 | $162,500 |
2013 | 4 | $153,750 |
2012 | 4 | $143,500 |
2011 | 5 | $137,900 |
2010 | 2 | $130,000 |
The roll holds 70 qualified sales in all, 53 of them from 2010 onward. Since September 29, 2025 the county file shows 4 qualified sales at a median of $340,000 (mean of $335,000 and $345,000). From a $220,000 median in 2020 to $335,000 in 2026 is a rise of about 52 percent, and from $137,900 in 2011 the median has multiplied by about 2.4. Small counts move medians, so we describe the direction, not a precise rate.
Since January 2021 the county shows 24 qualified sales on 20 of the 62 parcels, four of which traded twice. That is about 4.3 sales a year, or roughly 7 percent of the village turning over in a year (our arithmetic). Turnover this low is why a Timber Lakes seller can wait a month or two for a matching buyer and why a buyer should expect to watch for a listing.
This is a public-record sale, not one of ours, and it is the most recent Timber Lakes closing. A two-bedroom, two-bath, 1,115 square foot villa closed in June 2026 at $335,000 after 2 days on market, against a final list of $349,000. Four facts stand out. It closed at 96.0% of list, in line with the 95.9% 36-month median. It matched the May 2025 sale of a 1,115 square foot villa at $335,000 exactly, which says that in 13 months the price of the village's middle-plan villa did not move. It closed $15,000 above the April 2026 sale of a 1,094 square foot villa ($320,000), which had needed 45 days. And it was the fastest closing in the 60-month record.
For the buyer, that sale carried costs the price does not show: a $2,500 capital contribution to the Fountain Lakes master association at closing, a $150 purchase application fee to the manager, and then the village's own dues of $1,270 a quarter, or about 1.5 percent of that price every year before tax and the owner's insurance (our arithmetic on the association's 2026 budget).
The Villas at Timber Lakes is a Chapter 718 condominium, not a Chapter 720 homeowners' association. Its recorded Declaration of Condominium, the Florida condominium register and the association's own sales packet agree, which resolves a question our Fountain Lakes roster had left open. Every owner also belongs to the Fountain Lakes master association.
The Declaration of Condominium for The Villas at Timber Lake, a Condominium, was executed in December 1994 by Rottlund Homes of Florida, Inc., a Minnesota corporation, and recorded in Lee County at Official Records Book 2560, Page 1750. It submits 62 units on 11.489 acres in Section 4, Township 47 South, Range 25 East, gives each unit a one sixty-second undivided share of the common elements, and names The Villas at Timber Lake Association, Inc., a Florida not-for-profit corporation, to run the condominium under Chapter 718.
The Florida Division of Condominiums register lists "Villas at Timber Lake, a Condo, The" in Lee County with 62 units, recorded December 19, 1994, and shows its status as Approved and Recorded, not delinquent. The Florida Division of Corporations lists The Villas at Timber Lake Association, Inc., document number N94000004103, a Florida not-for-profit corporation filed August 18, 1994, active, with annual reports filed through March 31, 2026. The corporate name does not include the word condominium; the Declaration and the state register are what settle the regime.
Every villa owner pays two layers, and the second is folded into the first. The condominium association bills the owner quarterly. Inside that bill is a line for the Fountain Lakes Community Association, Inc. (document number N21774), the master. The Declaration names the Declaration of Protective Covenants and Restrictions for Fountain Lakes, recorded August 28, 1987 at Official Records Book 1938, Page 4601, as a governing community document.
Chapter 718 gives a condominium buyer rights an HOA buyer does not have, including a statutory right to receive the governing documents and a structural integrity reserve study duty for buildings of three stories or more (we did not find this village's story count). Separately, the Bylaws cap special assessments at 15 percent of the annual budget without majority consent. See the Florida Statutes cited in Sources for the current text.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Villas at Timber Lakes was built between 1994 and 1996 by Rottlund Homes of Florida, Inc. as one of the condominium villages inside Fountain Lakes, the community Kraus-Anderson began in 1987. The Declaration was executed in December 1994, and the county roll shows the buildings finished between 1994 and 1996.
The Villas at Timber Lake Association, Inc. was incorporated in Florida on August 18, 1994, four months before its Declaration was signed, and was administratively reinstated on August 1, 1996, per its Division of Corporations record. It has no recorded name changes, and its principal and mailing address is care of Pegasus Property Management, 8840 Terrene Court, Suite 102, in Bonita Springs.
Rottlund Homes of Florida signed the Declaration in December 1994. The consent of the mortgagee, Kraus-Anderson, Incorporated, refers to mortgages dated February 4, 1994 and recorded on February 8, 1994 at Official Records Book 2469, Pages 3368 and 3402. The Declaration ties its land description to the Fountain Lakes Boulevard easement recorded at Official Records Book 1976, Pages 175 to 191, which places the village on the Fountain Lakes road system.
Section 10.13 of the Declaration guaranteed the developer would hold quarterly assessments at $370.30 a unit through December 31, 1995, $425.80 for 1996 and $489.65 from 1997 (our reading is that these are quarterly figures, because the same section pairs $370.30 with a monthly $123.43). Today's quarterly bill is $1,270, about 3.4 times the 1994 figure (our arithmetic on the 2026 budget).
The county roll shows 5 units built in 1994, 19 in 1995 and 38 in 1996. That means 61 percent of the village dates from the last year of construction, and the first resale in the county record we pulled is from 1996.
The Villas at Timber Lakes has 62 villas on the county roll, one quarterly bill of $1,270 that carries the Fountain Lakes master fee inside it, and on September 29, 2026 no villa for sale. In a village where 10 villas closed in 36 months at a $329,000 median, the seller who prices to the recent closings and has the association paperwork ready is the one who closes, and the buyer who knows the plan and the carry is the one who does not overpay.
Selling a villa at Timber Lakes? Get a free The Villas at Timber 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 Villas at Timber Lakes? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.
See what your The Villas at Timber Lakes home is worth today. Read our The Villas at Timber Lakes buyer's guide before you tour.
A villa at The Villas at Timber Lakes is a two-bedroom, two-bath attached home of about 1,092 to 1,115 heated square feet on the county roll, with a garage, a driveway, a screened lanai and association-maintained roofs and exterior walls. Every one of the 62 parcels is coded as condominium use.
The 2026 roll shows heated areas of 1,092 square feet on 6 parcels, 1,094 on 28, 1,113 on 1 and 1,115 on 27. The MLS reports areas of 1,092, 1,094, 1,113, 1,115, 1,140 and 1,250 for the same village, and four MLS closings from 2022 to 2024 report 1,092 where the roll carries 1,094 heated. MLS living area and roll heated area do not match one for one, so we name the source beside each figure. All 62 have two bedrooms and two baths on the roll.
The Declaration designates the garage, walkway, driveway, air-conditioning equipment, lanai, attic, entryway, and windows and screens as limited common elements, which means the owner uses them exclusively. Under the Declaration the association maintains the exterior walls, roofs and garage structure, while the owner maintains windows, screens, the interior, the air conditioning and the appliances.
By our reading of the unit numbers, the 1,094 square foot plan sits at the end of each four-villa building and the 1,115 plan in the middle. The county record since January 2021 shows 11 qualified sales of the 1,094 plan at a $338,000 median ($280,000 to $418,000) and 12 of the 1,115 plan at $311,500 ($270,000 to $335,000, mean of the middle pair $302,000 and $321,000). Since January 2024 the 1,094 plan has median $362,500 on 4 sales (mean of the middle pair $335,000 and $390,000) and the 1,115 plan $322,500 on 6 sales (mean of the middle pair $322,000 and $323,000). All five sales at or above $390,000 since 2022 were 1,094 plan villas in five different buildings.
Of those five, the March 2026 sale at $390,000 is in the county's recorded-sales file but not in the MLS closings we pulled. It is a county figure only, so the 12-month MLS median of $335,000 does not include it, and the county's own 12-month figure (median $340,000 on 4 sales since September 29, 2025) does.
The roll cannot tell condition. The MLS shows the spread: a January 2024 two-bedroom-plus-den at $414,000 and two 2023 sales at $418,000, against sales at $300,000 to $335,000 in 2025 and 2026 for comparable plans. Updated kitchens, hurricane windows, flooring and lanai enclosures are what separate those numbers, and only a showing tells you which villa you are looking at.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Amenities for a Timber Lakes owner are the Fountain Lakes master's: a fitness room, pool, tennis and pickleball courts, library and billiards room, a par-3 nine-hole course and two gates. The village has no clubhouse or pool of its own. The 2026 quarterly bill includes the master fee, which the budget shows as a line of $91,760.
The master association's site lists the fitness room open 5 a.m. to 9 p.m., the library and billiards room 7 a.m. to 9 p.m., the pool 7 a.m. to 9 p.m. and tennis and pickleball from about 7:30 a.m. to 7:30 p.m., with monitors on duty 7 a.m. to 9 p.m. The office is at 22201 Fountain Lakes Blvd., Suite 1, telephone 239-495-3555.
Fountain Lakes has a nine-hole par-3 course, per our Fountain Lakes guide. Whether a Timber Lakes owner pays extra for play, and how much, is a master-association decision that we did not find published for this village, so ask the office before you buy for the golf.
Fountain Lakes has two gates: the main entrance on US-41 at Fountain Lakes Boulevard and a residents' gate at West Tree Road and Williams Road. Access is for residents and their guests, and a showing is scheduled through the listing agent.
Section 13 of the Declaration says an owner whose unit is leased may not use the recreation or parking facilities during the lease. A landlord has to plan for that. The amenity value here belongs to the people who live in the villa.
There is no village pool, clubhouse, tennis court or golf membership in the villa's own fee. Where the master amenities apply, they are the master's. The Irrigation Co-op, which the master site lists at $32 a month, is a separate item; whether it is billed to villa owners separately from the association's irrigation line is something we could not confirm.
The 2026 budget of The Villas at Timber Lakes Association, Inc. sets the fee at $1,270 per unit each quarter, or $5,080 a year, billed on January 1, April 1, July 1 and October 1. The association's 2026 sales packet says the Fountain Lakes master fees are built into that figure. There is no separate master bill for a villa owner in the packet.
The total is $314,960 across 62 units: an operating assessment of $269,960 and a reserve contribution of $45,000. The master association line is $91,760, which is 29.1 percent of the budget. Grounds are $69,200 (22.0 percent), insurance $53,000 (16.8 percent), general maintenance $29,035.75, management $13,620, and utilities $10,760, of which $9,800 is irrigation water. Reserves are 14.3 percent of the budget.
Divided by 62, a villa's $5,080 a year splits into about $1,741 for administration (our reading is that this line carries the master fee and management), $855 for insurance, $174 for utilities, $1,116 for grounds, $468 for general maintenance and $726 for reserves. At the $335,000 median of the last 12 months, $5,080 is about 1.5 percent of the price every year (our arithmetic).
The master line of $370 per unit per quarter, or $1,480 a year, is the village's payment to the Fountain Lakes Community Association for its share of the gates, roads, amenity center and common grounds under the Declaration of Protective Covenants and Restrictions for Fountain Lakes. Our Fountain Lakes guide reports the master's rate as $380 a quarter for a stand-alone owner; we could not reconcile $370 with $380 from the public record, so ask Pegasus which figure the master bills the village.
An individual owner's account balance, any unit-level assessment history and the current board's unpublished ledgers are not public. The only way to see an account is an estoppel certificate from the association. Under Florida law, the fee for that certificate is capped at $299 when the account is current (Section 718.116(8), Florida Statutes).
Section 10.1 of the Declaration treats water and sewer as a common expense, yet the 2026 budget shows only an irrigation water line of $9,800, and no line called water and sewer. We could not confirm from the public record how a villa's household water and sewer is billed. Ask the manager before you build a monthly budget.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The association's total budget rose from $241,800 in 2023 to $314,960 in 2026, up 30.3 percent, and the quarterly bill rose from $975 to $1,270. The biggest single step was 2023 to 2024, when the budget rose 28.2 percent to $310,000. The master line moved with it.
Year | Total budget | Quarterly per unit | Master line | Insurance | Reserve contribution |
|---|---|---|---|---|---|
2023 | $241,800 | $975 | $69,440 ($280 a quarter) | $61,000 plus $3,280 flood | $16,618 |
2024 | $310,000 | $1,250 | $86,800 ($350 a quarter) | $108,000 | $19,000 |
2025 | $310,000 | $1,250 | $86,800 | $83,000 | $36,500 |
2026 | $314,960 | $1,270 | $91,760 ($370 a quarter) | $53,000 | $45,000 |
Source: the association's 2023, 2024, 2025 and 2026 budgets in its published sales packets. The 2023 figure is the 2023 budget, not what the association actually spent.
The master line moved from $69,440 in 2023 to $91,760 in 2026, up 32.1 percent, slightly faster than the association's own budget. The village does not set the master's rate, so the increase reaches every villa owner whether or not the village budget changes.
Insurance was budgeted at $108,000 in 2024, $83,000 in 2025 and $53,000 in 2026. The 2023 budget carried $3,280 for flood, but the actual flood premium that year was about $24,757, per the association's own comparison figures. A buyer should ask for the current policies, the deductible and the renewal date, because the falling line is a budget assumption, not a promise.
The contribution to reserves rose from $16,618 in 2023 to $45,000 in 2026, which is 14.3 percent of the 2026 budget. That is a deliberate step up, and it is one of the things a buyer is paying for in a higher quarterly bill.
A villa that cost $3,900 a year in dues in 2023 now costs $5,080. That is $1,180 a year more, or $98 a month more, for the same two-bedroom villa (our arithmetic). At the 2026 quarterly rate the dues are about 3.4 times the 1994 developer guarantee, as noted above.
A Timber Lakes buyer pays four layers: the village fee (which carries the master), one-time charges at closing, property tax and insurance. The layers that surprise buyers are the $2,500 master capital contribution, a $150 non-refundable purchase application to the manager and a $75 charge for the association documents.
The Fountain Lakes master association charges a one-time capital contribution of $2,500 at closing, per our Fountain Lakes guide and the villa association's own 2026 sales packet. The master's quarterly fee is inside the village's $1,270. The Irrigation Co-op, which the master site lists at $32 a month ($96 a quarter), is separate; whether villa owners pay it separately from the village's irrigation line is not stated in the records we read.
The village fee is $1,270 a quarter for 2026. Late assessments accrue interest after 10 days under the Bylaws. The village has no rent or land-use fees, and the 2026 packet FAQ notes a $100,000 threshold on litigation.
The 2026 sales packet requires a purchase application at least 20 days before closing, accompanied by a copy of the contract and a $150 non-refundable fee paid to Pegasus, and it prices the association documents at $75. A buyer should also budget for recording (the Lee County Clerk charges $10 for the first page and $8.50 for each additional page) and for their own title insurance if the buyer chooses a lender's policy.
Property tax is assessed by the Lee County Property Appraiser and collected by the Tax Collector, and is prorated at closing. The association carries property and flood insurance on the buildings under Section 15 of the Declaration, and the owner carries an HO-6 policy with loss assessment coverage on the contents and interior.
In Lee County the custom is that the seller pays the documentary stamp tax on the deed ($0.70 per $100, per Section 201.02, Florida Statutes) and the owner's title policy, and the contract controls. On a $335,000 sale, doc stamps are 3,350 units at $0.70, or $2,345, and a promulgated owner's policy is about $1,750 (our estimate from the state's promulgated rate; ask a title company for a quote).
At $335,000, a buyer's known cash items at closing are $2,500 for the master, $150 for the application, $75 for the documents and any lender costs, and the first quarterly bill of $1,270 follows. That is $3,995 of village and master charges before any lender or title cost (our arithmetic on the association's published charges).
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The governing documents are the recorded Declaration (Official Records Book 2560, Page 1750), the Articles and Bylaws of The Villas at Timber Lake Association, Inc., the March 2025 Rules and Regulations, and the Fountain Lakes master covenants. Where the March 2025 rules and the older Declaration differ, we say so.
Section 12.1 limits use to single-family residences and treats public lodging as a business use. Section 12.6 limits vehicles to two per unit and sets garage rules. Section 22 lets the Declaration be amended by two-thirds of the voting interests present. Section 12.5 allows only the developer to post signs, but the 2025 rules allow for-sale signs that follow the Fountain Lakes specification.
The Bylaws provide for three directors while the developer controlled the association and five after turnover, on two-year terms. Assessments are due quarterly. Special assessments are capped at 15 percent of the annual budget without the consent of a majority of owners. Article (F) of the Articles lets the association approve or disapprove transfers as provided by the Declaration.
The March 2025 rules, which replace the 2015 rules still attached to the sales packet, set parking at two vehicles per unit (one garage, one driveway), allow two domesticated pets under 55 pounds, and set patio limits of 9 feet out from the lanai, 24 feet along the building and 216 square feet, with pavers of 16 inches or smaller in white, gray or tan. Lanai enclosures must be sliding glass or the original Rottlund enclosures, shutters and entry enclosures white aluminum, and the front door 36 inches wide and white.
Satellite dishes are allowed with board approval, solar tubes are limited to 2, trash containers may be out only from 3 p.m. the day before pickup to 8 p.m. on pickup day, and quiet hours are 10 p.m. to 8 a.m. Lakefront lots need a 20 foot easement. Garage sales are restricted.
The Declaration in Section 14 asks for 7 days' notice of a transfer and a copy of the deed within 30 days. The 2026 sales packet goes further: it includes a purchase application with an approve or disapprove box. We read that mismatch as a document conflict and recommend a buyer treat the packet as the process the manager will follow, and ask for the recorded amendment, if any, that supports it.
The Villas at Timber Lakes is not a 55+ community. Section 12.2 of the Declaration says there is no restriction on the age of occupants, and the Fountain Lakes master is all-ages. Buyers of any age may purchase, subject to the association's application and the rules on occupancy and leasing.
All ages means no minimum age for owners or occupants. It does not mean no rules: the Declaration sets a limit of six overnight occupants on a lease, quiet hours run 10 p.m. to 8 a.m., and pets are limited. For families, the Estero public schools serving Fountain Lakes are covered below.
Yes, with limits. The Declaration requires a written lease, at least 30 consecutive days, and no subleasing, and the March 2025 rules allow at most four leases a calendar year, up to one year each, with no renewal options. The association's lease packet requires an application 20 days ahead with a $150 fee.
Section 13 of the Declaration requires a written lease, notice to the association within 5 days, a minimum of 30 consecutive days, no lease starting sooner than 30 days after the last one begins, no subleasing, a maximum of 6 overnight occupants and no pets. An owner whose unit is leased may not use the recreation or parking facilities during the lease.
A January 2015 amendment, as described in the March 2025 rules (we did not read the amendment itself), allows 4 leases per calendar year, a maximum of 1 year per lease and no renewal options. The 2025 rules ask for written notice 30 days before the lease starts. The 2026 lease packet asks for an application at least 20 days before, a $150 fee and a $50 background check for each applicant and each occupant over 18.
The 2026 sales packet FAQ says leases under 28 days are not allowed, against 30 days in the Declaration and the rules. The older rule set had a $100 administration fee and 5 days' notice. Until the association clarifies, treat 30 days as the safe minimum and the lease packet as the current process.
With a 30-day minimum, four leases a year and a Declaration that treats public lodging as a business use, vacation-style rentals do not fit. A buyer who wants a nightly rental should look elsewhere in Fountain Lakes or Estero.
Before a first lease, confirm the four-lease count with the manager, budget for the $150 and $50 fees, remember that no pets are allowed in a leased unit, and remember you lose the amenities during the lease under Section 13 of the Declaration.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pets are limited to two domesticated animals under 55 pounds under the March 2025 rules, no pets of any kind are allowed in a leased unit, and service and emotional-support animals require notice to the manager. Section 12.3 of the Declaration says two small pets and prohibits pit bulls.
The Declaration says two small pets, and the rules put the number at under 55 pounds. Where the two differ, the later, more specific rule is the better guide, but a buyer with a large dog should ask the manager in writing before signing.
Service and emotional-support animals require notice to the manager under the rules. Federal fair housing guidance, cited in Sources, treats assistance animals as accommodations rather than pets.
No pets are allowed in a leased unit under both the Declaration and the rules, and the lease packet repeats the rule for tenants.
The association's 2026 reserve schedule shows an opening balance of $383,155, a $45,000 contribution and a projected year-end balance of $436,268, about $7,036 a villa. Its largest component is a $750,000 roof. We did not find a recorded story count, so we cannot say whether the milestone inspection and structural integrity reserve study laws apply.
The schedule lists exterior painting at $44,750 on a 7-year life with 4 years remaining (projected $50,367 in 2029), paving at $67,200 on a 20-year life, the roof at $750,000 on a 25-year life with 23 years remaining at December 31, 2025, an insurance and storm deductible fund of $31,865 on a 10-year life, and deferred maintenance of $18,466. It assumes 3 percent inflation and 2 percent interest.
The 2024 reserve schedule showed the roof at 25 years of 25 at December 31, 2023, and the 2026 schedule shows 23 remaining at December 31, 2025. Our reading is that the roofs were replaced or reset around 2023; we did not see the contract, and we state it as a reading only. The schedule projects a roof replacement in 2048 at $1,480,190 against a beginning-2048 balance of $1,428,516. A buyer should ask for the roof contract and warranty.
The schedule's year-end 2025 balance of $347,558 does not match the 2026 opening balance of $383,155. The difference may reflect a later true-up. It is the kind of item an estoppel package and a question to the manager can resolve, and we flag it rather than pick a number.
Florida's milestone inspection rule (Section 553.899, Florida Statutes) and the structural integrity reserve study rule (Section 718.112, Florida Statutes) apply to condominium and cooperative buildings of three stories or more. These are attached villas with garages, and we did not find a recorded story count, so we do not state that either requirement applies. A buyer should ask the manager in writing whether the association has a study or inspection report and request a copy.
The Division of Condominiums register shows this association as Approved and Recorded and not delinquent. That is a filing status, not a building inspection, and it does not describe the roof, the paint or the reserves. Read it alongside the association's own budget and reserve schedule.
Under Chapter 718 a buyer of a resale condominium unit is entitled to receive the governing documents and a current budget, and a contract must carry the statutory disclosure. The association's sales packet is the practical version; $75 buys the association documents from the manager.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every Stone Way address we tested falls in FEMA Special Flood Hazard Area Zone AE on the National Flood Hazard Layer, so the villas should be treated as flood-zone property for insurance. Fountain Lakes as a whole is a mix of Zone AE and Zone X, on FIRM panel 12071C0587G, effective November 17, 2022.
On September 30, 2026 we queried FEMA's National Flood Hazard Layer at four geocoded points on Stone Way. All four returned Zone AE, described by the layer as combined riverine and coastal floodplain, with the Special Flood Hazard Area flag true; the base flood elevation field was not reported. A boundary box over the whole village returned a mix of Zone AE, including one riverine floodway polygon, and shaded and minimal Zone X. We used house numbers only to run the query and do not publish them. Panel 12071C0587G is effective November 17, 2022.
A lender for a federally backed mortgage generally requires flood insurance on a building in the Special Flood Hazard Area. For a condominium unit, the association's master flood policy commonly supplies the building coverage, and the owner still buys an HO-6 policy for the interior. Confirm with your lender before you contract. We do not advise on your loan.
The Village of Estero says flood zones, evacuation zones and storm surge zones are separate and that anywhere it rains, it can flood. We did not resolve this village's evacuation zone letter, so we do not state one; check the Lee County evacuation lookup tool with the address. Hurricane Ian in September 2022 and Hurricane Milton in October 2024 are documented in the National Hurricane Center reports listed in Sources.
Section 15 of the Declaration has the association carry property insurance and National Flood Insurance Program flood coverage in amounts deemed adequate by the Board, and has each owner carry an HO-6 policy with loss assessment coverage. The association budgeted $53,000 for insurance in 2026, and its 2023 flood cost ran about $24,757 against a $3,280 budget line.
Section 16 defines very substantial damage as damage that leaves three quarters of the units uninhabitable for 60 days, and sets a 15 percent threshold for special assessments. In practice the sequence is the master policy first, the deductible by assessment, and the owner's HO-6 for the interior and loss assessment.
Wind mitigation credits are documented on the Uniform Mitigation Verification Inspection Form (OIR-B1-1802), and Citizens Property Insurance and FloodSmart both publish flood and wind information for Florida owners. Ask an insurance agent for a quote on a specific villa; premiums vary with the building.
Lee County uses a choice-and-proximity enrollment model rather than hard attendance boundaries, and the most likely proximity set for a Fountain Lakes address is Pinewoods Elementary, Three Oaks Middle School and Estero High School. Families should confirm with the Lee County School District before relying on any school for a purchase.
The Village of Estero lists Pinewoods Elementary at 11900 Stoneybrook Golf Drive (239-947-7500), Three Oaks Middle at 18500 Three Oaks Parkway and Estero High at 21900 River Ranch Road. Florida Gulf Coast University is nearby.
Lee County's choice-and-proximity model means that a village address does not lock in a school, and seat availability can change year to year. Confirm with the district's enrollment office and its school choice calendar. The declaration sets no age limits, so families are welcome.
Building permits for a villa are issued by the Village of Estero Community Development office at 9401 Corkscrew Palms Circle (239.221.5036), and roof, window, garage door and air-conditioning work should be checked against the permit record. Association approval is a separate step under the 2025 rules.
The Village of Estero's Community Development department handles building permits within the Village. Lee County's Property Appraiser and Clerk hold the recorded documents and sales.
Ask the seller for the permits and final inspections for any roof, window, hurricane shutter, lanai enclosure, garage door, air conditioner or paver work. The March 2025 rules limit patio size, and lanai enclosures and shutters follow set specifications, so unpermitted or non-conforming work is worth a question.
We did not pull a permit history for any villa, and we did not read the association's board minutes. Those are the documents that would tell a buyer whether the roof work we infer from the reserve schedule was permitted and by whom.
Nearby, the pipeline is the North Point mixed-use development at US-41 and Williams Road, planned Williams Road widening, Downtown Estero east of US-41, and the Corkscrew Road widening east of Fountain Lakes. We did not pull the zoning district for the Stone Way parcels, so we do not state one here.
Fountain Lakes sits across US-41 from Coconut Point, which Simon describes as an open-air shopping, dining and entertainment center, and which our hub describes as the largest single development in Estero. Groceries, restaurants and errands are a short trip from the main gate.
North Point is a roughly 100-acre mixed-use Planned Development at the northeast corner of US-41 and Williams Road, per the Village of Estero's project materials as summarized in our hub. Williams Road is expected to widen from two lanes to four. Because Fountain Lakes has a residents-only gate at West Tree Road and Williams Road, construction there can affect access. What it does to a villa's value, we do not claim.
A neighborhood's development pipeline does not appear in a sale price by itself. The Timber Lakes closings since 2024 have held in a $300,000 to $345,000 band while the corridor has been under construction, and we do not attribute the band to any project.
Fountain Lakes is on US-41 across from Coconut Point, with I-75 Exit 123 (Corkscrew Road) about 5 to 7 minutes away and Southwest Florida International Airport about 20 to 24 minutes, per the approximate drive times in our Fountain Lakes hub. The villas are on one street, Stone Way.
The main gate is on US-41 at Fountain Lakes Boulevard. A showing needs the listing agent and gate access, and buyers who arrive without an appointment will not be waved in.
The rules allow two vehicles per unit, one in the garage and one in the driveway, and trash containers may be out only from 3 p.m. the day before pickup to 8 p.m. on pickup day. The Declaration limits vehicles and controls garage use.
Destination | Approximate distance | Approximate drive time |
|---|---|---|
Coconut Point | 2 to 3 miles | 6 to 8 minutes |
I-75 Exit 123 (Corkscrew Road) | 2 to 3 miles | 5 to 7 minutes |
Miromar Outlets | 3 to 5 miles | 8 to 12 minutes |
Florida Gulf Coast University | 6 to 8 miles | 12 to 15 minutes |
Southwest Florida International Airport | 14 to 15 miles | 20 to 24 minutes |
Downtown Naples (5th Avenue South) | 18 to 21 miles | 25 to 30 minutes |
These are approximate figures from the US-41 and Fountain Lakes Boulevard area, as in our Fountain Lakes guide.
Lee Health Coconut Point has an emergency department at 23450 Via Coconut Point (239-468-0000), per the Village of Estero. Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital are the larger hospitals to the north and south.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Villas at Timber Lakes is one of the eleven residential neighborhoods inside Fountain Lakes, and it sits toward the entry end of the price range: $335,000 on the 12-month median, against $185,000 for The Greens at the bottom and $522,500 for Forest Ridge Shores at the top.
Neighborhood | Residential parcels | Regime | Roll year built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
143 | Condominium (Chapter 718) | 1988 | 9 | $185,000 | |
135 | HOA (inferred) | 1994 to 1999 | 5 | $440,000 | |
128 | HOA (Chapter 720) | 1988 to 2003 | 4 | $457,500 | |
86 | HOA (Chapter 720) | 1990 to 2004 | 3 | $454,000 | |
64 | Not resolved | 2000 to 2002 | 5 | $522,500 | |
The Villas at Timber Lakes | 62 | Condominium (Chapter 718) | 1994 to 1996 | 3 (small sample) | $335,000 |
49 | Listed on the state condominium register | 1989 to 1991 | 5 (small sample) | $301,111 |
Closing counts and medians are each neighborhood's own 12-month MLS figures through September 29, 2026, placed by the method described in the market snapshot, so they can differ from the roster counts by MLS label. Medians are the mean of the middle pair when n is even. Every count under 10 is a small sample. On the $ per MLS square foot yardstick we hold, The Villas at Timber Lakes is $300.45 (12 months) and Villas of Fountain Lakes $279.17; we did not compile the other five on the same basis for this page. Sold-to-list and days on market are compared for the two villa neighborhoods below.
The Greens is the other condominium neighborhood and the price floor: 143 units built in 1988 at a $185,000 median on 9 closings. A Timber Lakes villa costs about $150,000 more at the median and was built in the 1990s rather than in 1988. Buyers who want the lowest entry into Fountain Lakes start at The Greens; buyers who want a villa with a garage start here.
Forest Ridge, Sunrise and Lakeside are Chapter 720 (or inferred) homeowners' associations at $440,000 to $457,500 medians. They are a different product mix, single-family homes and villas per our hub, with a different fee structure. The villa buyer pays about $105,000 to $122,500 less at the median, and takes a condominium with association-maintained roofs and exteriors.
Forest Ridge Shores, built in 2000 to 2002, is the newest and highest priced neighborhood in our set at $522,500 on 5 closings. The gap to Timber Lakes is $187,500 at the median (our arithmetic). It marks the top of Fountain Lakes; Timber Lakes sits in the middle of the ladder.
The Villas at Timber Lakes and Villas of Fountain Lakes are the two villa neighborhoods in Fountain Lakes that buyers confuse most. Timber Lakes costs more (36-month median $329,000 against $299,556) and is newer, and Villas of Fountain Lakes is older, wider in size range and slower to sell.
The Villas at Timber Lakes | Villas of Fountain Lakes | |
|---|---|---|
Units on the roll | 62 | 49 |
Roll year built | 1994 to 1996 | 1989 to 1991 |
Roll heated area | 1,092 to 1,115 sq ft (median 1,094) | 967 to 1,286 sq ft (median 1,053) |
Bedrooms on the roll | 2 on all 62 | 2 on 33, 3 on 16 |
12-month MLS closings, median | 3, $335,000 (small sample) | 5, $301,111 (small sample) |
12-month median $ per MLS sq ft | $300.45 | $279.17 |
12-month median days on market | 21 | 157 |
12-month median sold-to-list | 96.0% | 95.7% |
36-month MLS closings, median | 10, $329,000 | 10, $299,556 |
60-month MLS closings, median | 16, $335,000 | 16, $330,000 |
60-month median $ per MLS sq ft | $300.72 | $302.00 |
Active listings, September 29, 2026 | 0 | 1, $385,000, 176 days on market |
County qualified sales, 2025 | 4, median $329,000 | 4, median $284,000 |
County qualified sales since September 29, 2025 | 4, median $340,000 | 4, median $273,056 |
Both neighborhoods are condominium villages; each is a small sample in the recent window, so read the direction, not the decimals. One May 2025 closing at $335,000 carries the Villas at Fountain Lakes label in the MLS but matches a Timber Lakes county sale; we place it here, and the Villas of Fountain Lakes figures may count it too.
The 36-month gap is $29,444 in Timber Lakes' favor (our arithmetic, on medians of $329,000 and $299,556). Over 60 months the medians are close ($335,000 and $330,000) and the per-square-foot figures are almost the same ($300.72 and $302.00). The recent gap is therefore mostly a 2024 to 2026 story, not a permanent one, and it is worth asking what a specific villa has that the recent sales did not.
With 3 and 5 closings in 12 months, one sale moves either median by thousands of dollars. Villas of Fountain Lakes has an active listing at $385,000 after 176 days, and Timber Lakes has none. Use both as reference points, and let a Timber Lakes seller's own plan (1,094 or 1,115) and condition decide the price.
Choose The Villas at Timber Lakes for a newer building, a garage and one street of 62 identical-era villas with association-maintained roofs. Choose Villas of Fountain Lakes if you want a lower entry price, the option of a third bedroom on a subset of the 49 units, or a larger floor plan than Timber Lakes offers.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The strengths of The Villas at Timber Lakes are a gated address across US-41 from Coconut Point, association-maintained roofs and exteriors, a reserve fund that reached $383,155 at the start of 2026, and one bill that carries the master fee. The weaknesses are a fee that has risen 30 percent since 2023, strict leasing and pet rules, and thin sales data.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Villas at Timber Lakes listing agent, or thinking, 'I need someone to sell my Villas at Timber Lakes home...' you are selling into a village where one villa closes every few months and the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Villas at Timber Lakes closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 17 the MLS has recorded since December 2021. 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.
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Start with a free Villas at Timber Lakes home valuation. Jesse follows up with the Timber Lakes closings that fit your villa: the same plan, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, read our guide to selling a home in Fountain Lakes.
(239) 898-6072, text or call. Confidential conversations welcome. Our The Villas at Timber Lakes seller's guide walks through the sale step by step, and the The Villas at Timber Lakes home valuation page shows how homes here are priced.
For a villa priced to the recent closings, the market is workable: there were no active listings on September 29, 2026 against about 3 to 4 sales a year, and the June 2026 listing sold in 2 days. Sellers who ask well above $349,000 should expect to wait (Southwest Florida MLS, September 29, 2026).
Against the village's own sales, by plan. In the 36 months to September 29, 2026, the three villas under 1,100 square feet closed at a $335,000 median and the seven at 1,100 and over at $323,000 (MLS areas, small samples). We adjust for condition.
The 36-month median is 38 days and the 12-month median is 21, with a range of 2 to 139 days across the 10 closings. The June 2026 villa closed in 2 days at $335,000.
The Declaration asks only for notice of a transfer, but the association's 2026 sales packet asks the buyer to apply at least 20 days before closing and includes an approve or disapprove box. Ask Pegasus for the current process before you list.
Generally yes, subject to the lease and the rules, and the buyer takes the lease. The Declaration limits leases to 30 days or more and the rules to four a year, so confirm the lease count and end date with the manager before you list.
In Lee County the seller customarily pays the deed doc stamps ($0.70 per $100, so $2,345 at $335,000) and the owner's title policy (about $1,750 at that price), and the contract controls. Add the estoppel fee (capped at $299), the commission you negotiate, and any repairs.
The Villas at Timber 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 read the recorded declaration, the 2026 budget and every recent sale of this village 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 Villas at Timber 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 Villas at Timber 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 knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and either of us will answer a Timber Lakes question directly.
Selling a villa in The Villas at Timber Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Villas at Timber 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 Villas at Timber Lakes villas for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names The Villas at Timber Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
The Villas at Timber Lakes is a condominium neighborhood of 62 two-bedroom, two-bath attached villas on Stone Way inside the gated Fountain Lakes community in Estero, Florida. It was built between 1994 and 1996 by Rottlund Homes of Florida, and its recorded name is The Villas at Timber Lake, a Condominium.
Both are in use. The recorded name on the Declaration, the state register, the county roll and the MLS is "Timber Lake," singular, and the community's own website says "Timber Lakes." This page covers the Estero condominium in ZIP 33928 and not Timber Lakes at Three Oaks or the Timber Lake developments in Collier and Pasco counties.
Inside Fountain Lakes, off US-41 (Tamiami Trail) across from Coconut Point in Estero, Lee County, ZIP 33928. Every villa is on Stone Way. The main gate is at Fountain Lakes Boulevard and US-41, and a residents-only gate is at West Tree Road and Williams Road.
The Declaration and the county roll both show 62, and the state condominium register lists 62 units. By our reading of the unit numbers they sit in 17 buildings, 14 with four villas and 3 with two, though we did not find a recorded building count.
The county roll shows 1,092 to 1,115 heated square feet, with a median of 1,094. Two plans dominate: about 1,094 square feet on 28 parcels and 1,115 on 27. MLS listings sometimes state other areas, up to 1,140, so read the source next to the number.
Two bedrooms and two baths on all 62 parcels on the county roll. One January 2024 MLS listing was described as a two-bedroom-plus-den, so a den or flex space appears in at least one villa's marketing, but the roll shows two bedrooms throughout.
Between 1994 and 1996. The county roll shows 5 villas built in 1994, 19 in 1995 and 38 in 1996, and the Declaration was executed in December 1994 by Rottlund Homes of Florida, Inc.
On September 29, 2026 the MLS showed no active listing in The Villas at Timber Lakes. About 3 to 4 villas sell a year, so listings are rare. Ask Marc to watch for the next one at (239) 287-5873.
The 12-month median is $335,000 on 3 MLS closings, from $320,000 to $345,000 (a small sample), and the 36-month median is $329,000 on 10 closings. Plan and condition explain the spread, and the 1,094 square foot plan has priced above the 1,115 plan since 2024 in the county record.
The 36-month median is $296.48 per MLS square foot on 10 closings, and the 12-month median is $300.45 on 3. These are MLS figures and are not comparable with county-record figures, which we do not quote per square foot.
Flat since 2024. The county median rose from $221,000 in 2019 to $335,000 in 2026, but every marketed closing from March 2024 to June 2026 landed between $300,000 and $345,000. Three closings in 12 months is too few to call a trend.
The 36-month median is 38 days on market and the 12-month median is 21, with a range from 2 to 139 days across 10 closings. Sold-to-list has a median of 95.9%, so buyers have generally paid about 4 percent under the final list price.
For 2026 the association's budget sets $1,270 per unit each quarter ($5,080 a year), billed January, April, July and October. The Fountain Lakes master fee is built into that figure. See the fee section for the line-by-line budget and the history from 2023.
The budget carries grounds, insurance on the buildings, general maintenance, management, irrigation water, the master association line and a reserve contribution. Under the Declaration the association maintains roofs, exterior walls and the garage structure. The owner maintains the interior, windows, screens, air conditioning and appliances.
A $2,500 capital contribution to the Fountain Lakes master, a $150 non-refundable purchase application fee to Pegasus, $75 for the association documents, recording fees and any lender costs, plus the first quarterly bill of $1,270. In Lee County the seller customarily pays doc stamps and the owner's title policy, and the contract controls.
We found no community development district for Fountain Lakes. Special assessments are possible in any condominium; the Bylaws cap them at 15 percent of the annual budget without majority consent. We found no current special assessment in the 2026 packet, but ask the manager for the current status.
They depend on the assessed value and exemptions, and the Lee County Property Appraiser sets the value. We do not publish a typical bill for this village. Look up the specific parcel on the Property Appraiser's site, and remember a sale can reset the assessed value.
Fountain Lakes has a nine-hole par-3 course. We did not find a published golf charge for Timber Lakes owners, and the master's amenity rules control access. Ask the master office at 239-495-3555 what a villa owner pays to play before you rely on golf.
No. Section 12.2 of the Declaration says there is no restriction on the age of occupants, and Fountain Lakes is all-ages. The rules still limit occupancy on leases to six overnight occupants and set quiet hours from 10 p.m. to 8 a.m.
Yes, with limits: a written lease, at least 30 consecutive days, no more than four leases a calendar year, no subleasing, no pets in a leased unit, and an application with a $150 fee and $50 background checks. An owner whose unit is leased may not use the recreation facilities.
No. The 30-day minimum, the four-lease cap and the Declaration's treatment of public lodging as a business use rule out vacation-style rentals. One packet FAQ says 28 days, which conflicts with the Declaration, so treat 30 days as the floor.
Two domesticated pets under 55 pounds under the March 2025 rules, and the Declaration says two small pets and prohibits pit bulls. No pets are allowed in a leased unit. Service and emotional-support animals require notice to the manager.
Each villa has a garage and a driveway, both limited common elements under the Declaration. The rules allow two vehicles per unit, one in the garage and one in the driveway.
Some may. The rules contemplate lakefront patios with a 20 foot easement, but we found no public count of lakefront villas and state none. Ask your agent to confirm the view of a specific villa on a showing.
Every Stone Way point we tested on FEMA's National Flood Hazard Layer on September 30, 2026 returned Zone AE, a Special Flood Hazard Area. Fountain Lakes overall is a mix of Zone AE and Zone X. Confirm the zone for a specific address before you make an offer.
Probably, through the association's master flood policy for the building, which Section 15 of the Declaration says the association carries, and often a lender requirement for a Zone AE unit. You will still want an HO-6 policy. Ask your lender and an insurance agent.
We found no public record that speaks to water in these buildings during Ian, so we do not say. The association's 2023 flood premium ran about $24,757 against a $3,280 budget line. Ask the manager for insurance claims history and for the current flood policy.
Those rules apply to buildings of three stories or more, and we did not find this village's story count. Ask the manager in writing whether the association has a study or inspection report. Its 2026 reserve schedule shows a $436,268 projected year-end balance.
Lee County uses choice and proximity, and the most likely set for a Fountain Lakes address is Pinewoods Elementary, Three Oaks Middle and Estero High. Confirm with the Lee County School District before relying on any school.
Timber Lakes is newer (1994 to 1996 against 1989 to 1991), and its 36-month median is $329,000 against $299,556 for Villas of Fountain Lakes. Over 60 months the medians are $335,000 and $330,000, so the gap is recent.
Ask for the Declaration, the 2026 budget, the reserve schedule, the roof contract and warranty, the insurance policies, any special assessment, the water and sewer arrangement, the lease count, and the current approval process for buyers. The 2026 sales packet lists most of them.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. We read the recorded Declaration, the association's budget and reserve schedule and every recent closing before writing this page. Call Marc at (239) 287-5873 or read how we represent buyers.
Through the listing agent, since Fountain Lakes is gated. Call Marc at (239) 287-5873 and he will schedule a showing and send the association documents that are public before you go.
Pegasus Property Management manages the association and the master. The association's principal and mailing address on its state filing is care of Pegasus, 8840 Terrene Court, Suite 102, in Bonita Springs. The Fountain Lakes master office is at 22201 Fountain Lakes Blvd., Suite 1.
By the association. The Declaration has the association maintain roofs and exterior walls, and the 2026 reserve schedule carries $750,000 for the roof. The schedule suggests the roofs were reset around 2023 (our reading, contract not seen), so ask for the contract and warranty.
Fountain Lakes Community Association, Inc. (Florida document number N21774) runs the gates, roads, amenity center and common areas for the 900-lot community that Kraus-Anderson began in 1987. Villa owners pay it through the village's quarterly bill and a $2,500 capital contribution at closing.
These are the questions sellers ask most about selling a villa at The Villas at Timber Lakes in Estero, answered from the recent closings and the public record. Each answer names The Villas at Timber Lakes. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $329,000 (n = 10) and adjust for plan, condition and asking history. The 12-month median is $335,000 (n = 3, a small sample). For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
The record does not show a strong season. Of the 16 marketed closings in 60 months, 11 closed between January and May. With so few sales a month, condition and price matter more than the calendar. With no active listing on September 29, 2026, a well-priced villa meets little competition.
By plan. In the county record since January 2024, the 1,094 plan had a $362,500 median on 4 sales and the 1,115 plan a $322,500 median on 6. Use the same plan, the same condition and the last 12 months as your anchor, and expect a buyer to do the same.
The 36-month median is 38 days and the 12-month median is 21, with a range of 2 to 139 days. The June 2026 villa sold in 2 days at $335,000, and the July 2024 villa needed 139 days at $302,000.
The 36-month median sold-to-list is 95.9% and all 10 closings were below the final list price. That means a villa asking $349,000 has typically closed near $335,000. Listing where the recent closings point saves the price cut.
The seller customarily pays doc stamps at $0.70 per $100 ($2,345 at $335,000) and the owner's title policy (about $1,750 at that price) in Lee County, and the contract controls. Add the estoppel fee (capped at $299), commission and repairs. We itemize this for you before you list.
The seller customarily pays deed doc stamps at $0.70 per $100 of price under Section 201.02, Florida Statutes, in Lee County, though the contract controls. At $335,000 that is $2,345. Ask us to show the number on your own price.
In Lee County the seller customarily pays for the owner's title policy, and the contract controls. A promulgated policy at $335,000 is about $1,750. If your buyer negotiates a different split, we adjust the net sheet.
An estoppel is the association's certificate of what an owner owes. Florida caps the fee at $299 when the account is current, with a rush charge of $119 and a delinquent charge of $179, and requires delivery within 10 business days. Order it early through Pegasus.
The Declaration asks for 7 days' notice of a transfer and a copy of the deed within 30 days. The 2026 sales packet adds a purchase application at least 20 days before closing with a $150 non-refundable fee. Ask Pegasus for the current process before you sign a contract.
The Declaration, Articles and Bylaws, the rules, the current budget, and the estoppel and other documents Chapter 718 requires. The association charges $75 for its documents. Have them ready before the first showing so a buyer's 20-day application clock starts early.
Generally yes, subject to the lease and the rules, and the buyer takes the lease. Confirm the lease count for the year, the 30-day minimum and that no pets are in the unit. Ask us before you promise a buyer vacant possession.
The buyer pays it at closing to the Fountain Lakes master, per the villa association's 2026 sales packet and our Fountain Lakes guide. It is a cash item for your buyer on top of the price, the $150 application and the $75 documents, so price with that in mind.
Florida requires a seller to disclose known facts that materially affect a property's value and that a buyer cannot readily observe, and flood history is one. Every Stone Way point we tested is in FEMA Zone AE, so buyers will ask. Talk to an attorney about your specific facts.
Where price has split, condition has done it. The four sales at $405,000 to $418,000 in 2022 to 2024 were 1,094 plan villas, and updated interiors and enclosed lanais are what buyers pay for. Ask us for a net sheet on any update before you spend the money.
Use the MLS living area the association or county record supports and be ready to explain a difference. The county roll shows 1,094 or 1,115 on most parcels, and the MLS has recorded 1,092, 1,094, 1,113, 1,115, 1,140 and 1,250 for the same village.
Four MLS closings between May 2022 and January 2024 reached $405,000 to $418,000, and a March 2026 county sale reached $390,000, all 1,094 plan villas. Recent sales since March 2024 have been $300,000 to $345,000. A buyer will compare your villa to the recent band, not the peak.
They ask why the quarterly bill rose from $975 in 2023 to $1,270 in 2026, what the master line of $370 a quarter covers, whether any special assessment is pending and what the reserve balance is. The 2026 schedule shows $436,268 projected at year end.
Yes. The 2026 reserve schedule carries $750,000 for the roof and $44,750 for painting on a 7-year cycle, with the next painting projected in 2029. A buyer who reads that will want the roof contract and the paint schedule, so have them.
The account is settled at closing from your proceeds, and the estoppel certificate shows the balance. Late assessments accrue interest after 10 days under the Bylaws. Order the estoppel early so a surprise does not delay closing.
We found none in the 2026 packet, but the current board's records are not public. The Bylaws cap special assessments at 15 percent of the annual budget without majority consent. Ask Pegasus for written confirmation and disclose anything known.
An investor buyer faces four leases a year, a 30-day minimum, no pets and no amenity use during a lease. That narrows your buyer pool to people who will live here or lease rarely. Price and market with that in mind, and we pitch to owner-occupants first.
With professional photography, video, drone where it applies, a qualified-buyer database and correct MLS data. We correct the plan, area and label so the villa is filed where buyers search, because the MLS has filed this village under three labels.
We list it under the label buyers search and cross-reference the recorded name. The recorded name is Villas at Timber Lake and the MLS has filed villas here under three labels, so we check the parcel and unit against the county record before we list.
Timber Lakes' 36-month median of $329,000 is $29,444 above Villas of Fountain Lakes at $299,556, and the 60-month medians ($335,000 and $330,000) are close. We price with both in view.
The Declaration lets only the developer post signs, but the March 2025 rules allow for-sale signs that follow the Fountain Lakes specification. Ask Pegasus or the master office for the current sign specification before a sign goes up.
The Declaration asks for 7 days' notice of a transfer, but the buyer's application should be in at least 20 days before closing per the 2026 packet. Build 30 days from contract to closing into your plan and order the estoppel on day one.
Yes. The purchase application asks about occupants and pets, and buyers with pets over 55 pounds or more than two should ask the manager before signing. Tell your buyer about the pet rules early so the application is not a surprise.
Only you can weigh your plans, and we do not forecast prices. The record shows a flat band since March 2024, a 30 percent rise in the association's budget since 2023 and no active competing listing. Call Jesse at (239) 898-6072 for a price and a net sheet.
You can, but the packet, the estoppel, the application and the 20-day clock reward preparation, and the MLS filing problems here are easy to miss. We handle the paperwork and the pricing so a sale does not stall.
Title records the deed, the seller pays doc stamps under Section 201.02, taxes are prorated, the buyer pays the $2,500 master contribution, and the association's fees are settled from the estoppel. Recording costs $10 for the first page and $8.50 for each additional page.
It is negotiable and set in the listing agreement, not by a fixed rate. Since the NAR settlement, buyer-broker compensation is negotiated and disclosed. We explain the numbers before you sign, and we show the net to you at each price.
McGreevy and Comisar: the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with a village guide built from the recorded Declaration, the association's budget and every recent closing. Call Jesse at (239) 898-6072 or request a free valuation.
Every fact on this The Villas at Timber Lakes guide traces to a primary record below: the recorded Declaration and the association's own packets, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the master association's documents. Parcel and sale facts come from the Lee County Property Appraiser roll and recorded-sales file and from the Southwest Florida MLS (Matrix, pulled September 29, 2026). No brokerage, listing portal or IDX feed is cited. Every link was accessed September 30, 2026.
The key documents for The Villas at Timber Lakes are published by the community's own site, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded Declaration is Official Records Book 2560, Page 1750 in the Lee County Clerk's records, and the estoppel comes from Pegasus Property Management.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Condominium for The Villas at Timber Lake | Recorded, Lee County, OR Book 2560 Page 1750; posted by the Fountain Lakes site | December 1994 | |
Rules and Regulations, revised March 2025 | The Villas at Timber Lake Association, Inc. | March 2025 | |
2026 Sales Packet (FAQ, purchase application, budget) | The Villas at Timber Lake Association, Inc. | January 2026 | |
2026 Lease Packet | The Villas at Timber Lake Association, Inc. | 2026 | |
2024 Sales Packet (2024 budget, reserve schedule) | The Villas at Timber Lake Association, Inc. | 2024 | |
The Villas at Timber Lake Association, Inc. record (N94000004103) | Florida Division of Corporations | filed August 18, 1994 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Fountain Lakes 2020 Amended and Restated Declaration (scanned image) | Fountain Lakes Community Association | 2020 | |
Fountain Lakes 2025 Rules and Regulations, recorded (scanned image) | Fountain Lakes Community Association | 2025 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Villas at Timber 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.
