Villas of Fountain Lakes is a 49-unit condominium neighborhood inside the gated Fountain Lakes community in Estero: garage flats built 1989 and 1991, a private pool, a published 2026 budget and every recent closing. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Villas of Fountain Lakes is a condominium neighborhood inside the master-planned community of Fountain Lakes in Estero, Florida. It is 49 attached condominium units in nine buildings on Cinnamon Lane, Sundancer Court and Tallwood Court, built in 1989 and 1991 according to the Lee County roll, with one pool, a spa and a screen room of its own, a 2026 budget of $2,126 per unit per quarter, and a median of $299,556 across 10 Southwest Florida MLS closings in the 24 months to September 29, 2026. 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 neighborhood names here repeat across Southwest Florida. This page covers The Villas of Fountain Lakes Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Timber Lakes at Three Oaks, not Lakeside at Lochmoor, not Marsh Landing on Forest Ridge Drive, and not the inactive state filing called The Villas of Fountain Lakes Limited Partnership; it is also a different association from The Villas at Timber Lakes and from Sungate Villas, two other attached-villa neighborhoods in the same gates.
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 Villas flat costs to buy and to carry, what the association's own 2026 budget says about its roof and reserves, and which approvals a purchase needs before you close. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Villas of Fountain Lakes because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every MLS closing, the county roll, the state's condominium register and the association's 2026 budget.
If you're searching for the best realtor for Villas of Fountain Lakes in Fountain Lakes, Estero, whether you're ready to sell your Villas of Fountain Lakes home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Villas flat from its own recent sales, and we do that below in the open.
Recent Villas of Fountain Lakes track record (last 12 months): In the last 12 months Villas of Fountain Lakes has seen 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $301,111 (n = 5, small sample), a range of $210,000 to $335,000, $1,406,111 in total volume, a median of 157 days on market and a median sold-to-list ratio of 95.7%. The highest-priced resale in that window was $335,000 for a two-bedroom-plus-den flat in August 2026. We publish no count of Villas 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 5 Villas of Fountain Lakes closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2022, including 4 that agents filed under the generic Fountain Lakes label and that we placed by matching each to a county sale. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Villas of Fountain Lakes sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a 49-unit condominium the paperwork decides the timeline: the association's purchase application must reach the manager at least 20 days before the sale date and can take up to 30 days to process, and the master association collects a one-time capital contribution at closing.
For Villas of Fountain Lakes buyers: the first question is the carry, because the association's 2026 budget is $2,126 per unit per quarter, or $8,504 a year, which is about 2.8 percent of the 24-month median price every year before tax and your own insurance. The second is the roof and reserve schedule in that same budget. The third is the plan, because the roll shows three sizes (967, 1,053 and 1,286 heated square feet) that have not priced the way their square footage suggests.
Honors and recognition:
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Villas of Fountain Lakes means a condominium flat with an attached garage in a small 49-unit association inside gated Fountain Lakes, with a private pool, spa and screen room nearby, water, sewer, irrigation and trash in the quarterly dues, and the master association's golf course and amenity center behind the same gate.
Villas of Fountain Lakes is one of seven neighborhoods with its own page under the Fountain Lakes hub, and the smallest of the seven by unit count at 49 residential parcels on the 2026 Lee County tax roll, all coded as condominium use. The state's condominium register lists the project at 49 units as well, so the two counts agree. The roll splits them into 33 two-bedroom units and 16 three-bedroom units.
The roll's unit numbering and street names point to nine buildings: two on Cinnamon Lane (10 units), three on Sundancer Court (15 units) and four on Tallwood Court (24 units). That building count is our reading of the roll, not a figure from the declaration, which we have not read page by page. Every unit the association's rules describe has an attached garage and the driveway in front of it as limited common elements, and the rules refer to both single-story and two-story units, so the neighborhood mixes ground-level and upper-level flats.
The public record supports three uses of the property: a seasonal lock-and-leave base across US-41 from Coconut Point, a lower-fee alternative to a detached home in a gated golf community, and a rental unit under the association's four-lease-a-year cap. 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 association keeps its own pool, spa and screen room, and the rules ask owners who host a private event in the screen room to file a form with the board and clean up the same day. On top of that, the Fountain Lakes master association runs a fitness room open from 5 a.m. to 9 p.m. on a key fob, a library and billiards room open from 7 a.m. to 9 p.m., a pool area open from 7 a.m. to 9 p.m., tennis and pickleball courts open roughly 7:30 a.m. to 7:30 p.m., and shuffleboard and bocce from dawn to dusk.
Six things buyers sometimes assume. No lake in the name or the address: we make no water or golf frontage claim for any flat without an address in hand. No detached homes: every parcel is a condominium unit. No new construction: the neighborhood was built in 1989 and 1991 and every sale is a resale. No 55-plus restriction: the association's own rules say it is not a 55-and-older community. No published price per plan: the MLS and the roll disagree on some sizes, which we cover below. No short-term rentals: the minimum lease is one month.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Villas of Fountain Lakes condos closed 10 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $299,556 median and 81 median days on market, the first window that reaches 10 closings. In the last 12 months, 5 closed at a $301,111 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
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; this neighborhood has none. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $301,111 | $279.17 | 157 | 95.7% |
24 months, first window with 10+ | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
36 months | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
60 months | 16 | $330,000 (mean of $325,000 and $335,000) | $302.00 | 49.5 | 97.1% |
The 36-month window is identical to the 24-month window because the MLS recorded no closing here between September 26, 2023 and April 15, 2025. The 24-month window totals $2,959,111 in volume, with days on market from 5 to 474 (mean 145.3) and a mean of the per-sale sold-to-list ratios of 94.5%. Nine of the 10 sold below the final list price and one sold above it.
Sixteen closings is a small enough record to read sale by sale, so here is each one, by month, price, bedrooms and area only. The first ten rows are the 24-month window.
Closed | Beds and baths | MLS living area | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 2 + den and 2 | 1,200 | $349,900 | $335,000 | 95.7% | 157 |
May 2026 | 2 + den and 2 | 1,286 | $224,900 | $210,000 | 93.4% | 474 |
Mar 2026 | 2 and 2 | 1,050 | $274,888 | $245,000 | 89.1% | 333 |
Feb 2026 | 2 and 2 | 1,053 | $309,900 | $301,111 | 97.2% | 5 |
Jan 2026 | 2 and 2 | 967 | $309,900 | $315,000 | 101.6% | 53 |
Jun 2025 | 3 and 2 | 1,286 | $319,900 | $270,000 | 84.4% | 108 |
May 2025 | 3 and 2 | 1,286 | $250,000 | $225,000 | 90.0% | 51 |
May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | 95.2% | 32 |
Apr 2025 | 2 and 2 | 1,053 | $299,900 | $298,000 | 99.4% | 54 |
Apr 2025 | 2 and 2 | 1,353 | $429,900 | $425,000 | 98.9% | 186 |
Sep 2023 | 2 and 2 | 1,153 | $375,000 | $350,000 | 93.3% | 39 |
Jun 2023 | 2 and 2 | 1,050 | $375,000 | $370,000 | 98.7% | 48 |
Mar 2023 | 2 and 2 | 1,050 | $349,900 | $340,000 | 97.2% | 5 |
Jul 2022 | 2 and 2 | 1,053 | $399,900 | $399,000 | 99.8% | 10 |
May 2022 | 2 and 2 | 1,138 | $359,900 | $349,000 | 97.0% | 14 |
Apr 2022 | 2 and 2 | 1,050 | $324,500 | $325,000 | 100.2% | 1 |
Four of the six 2022 and 2023 sales took 14 days or fewer (1, 5, 10 and 14 days), while five of the ten sales in the last 24 months took 108 days or longer, so the neighborhood has moved from a fast market to a two-speed one.
In the last 12 months we tracked 5 closings, from $210,000 to $335,000. Volume was $1,406,111. Four sold below their final list price, and the fifth, a January 2026 sale at $315,000 against a $309,900 list, sold above it. The days on market are the story: 5, 53, 157, 333 and 474, a median of 157 and a mean of 204.4. Five is a small sample, so the median of $301,111 describes five sales and is not a forecast.
The 60-month median of $330,000 (n = 16) sits above the 24-month figure because the 2022 and 2023 sales, six in all, closed between $325,000 and $399,000, all within 50 days. The MLS shows no closing at all in 2024, and the county file has no qualified recorded sale that year either, so the record has an 18-month hole between September 2023 and April 2025. Read the longer windows as history and the 24-month figure 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 |
|---|---|---|---|---|---|
2022 (April to July) | 3 | $349,000 | $325,000 to $399,000 | 10 | 99.8% |
2023 | 3 | $350,000 | $340,000 to $370,000 | 39 | 97.2% |
2024 | 0 | none | none | none | none |
2025 | 5 | $298,000 | $225,000 to $425,000 | 54 | 95.2% |
2026 to September 29 | 5 | $301,111 | $210,000 to $335,000 | 157 | 95.7% |
The pattern is a $350,000 neighborhood in 2022 and 2023, a silent 2024, and a reset to about $300,000 in 2025 and 2026 with a wide spread: the 2026 sales run from $210,000 to $335,000, a $125,000 gap between the lowest and highest, which is the plan and condition split covered below.
On September 29, 2026 the MLS showed one Villas of Fountain Lakes active: a two-bedroom, two-bath, 1,053 square foot flat listed at $385,000 with 176 days on market. That is $83,889 above the $301,111 the last 1,053 square foot flat in the MLS record closed at in February 2026, and $40,000 below the April 2025 sale at $425,000, which the county also records at 1,053 heated square feet. One active against 5 closings a year is about 2.4 months of supply (the pace-based figure in our facts file), a tight number that says few flats come to market, not that they sell easily: 176 days on the market says the ask is the obstacle.
The county's qualified recorded sales reach back further than the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales and are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $273,056 |
2025 | 4 | $284,000 |
2023 | 3 | $350,000 |
2022 | 3 | $349,000 |
2021 | 4 | $216,000 |
2020 | 4 | $217,500 |
2019 | 6 | $185,000 |
2018 | 3 | $194,000 |
2017 | 6 | $192,500 |
2016 | 2 | $197,500 |
2015 | 2 | $191,750 |
2014 | 7 | $140,000 |
2013 | 4 | $131,250 |
Since September 29, 2025 the county file shows 4 qualified sales at a median of $273,056 (the mean of $245,000 and $301,111), through the file's end on July 29, 2026. The county holds 69 qualified sales in all on file for the 49 parcels, from 1989 to 2026, and none in 2024. The step from a $216,000 median in 2021 to $349,000 in 2022 is a 62 percent rise in one year, and the move from $350,000 in 2023 to $273,056 in 2026 is a 22 percent fall. Small counts move medians, so we describe the direction, not a precise rate.
The county roll gives every parcel a heated area, so recorded sales can be split by plan even where the MLS is inconsistent. In 2025 and 2026 to July 29 the county recorded 8 qualified sales: one 967 square foot unit at $315,000; four 1,053 square foot units at $245,000, $298,000, $301,111 and $425,000 (a median of $299,556, the mean of $298,000 and $301,111); and three 1,286 square foot units at $210,000, $225,000 and $270,000 (a median of $225,000). These are tiny samples, but they point one way: the three-bedroom 1,286 square foot unit has sold for less than the smaller two-bedroom, two-bath 1,053 square foot unit, and we read that as a condition, floor and position effect we cannot see in public records, not a rule.
This is a public-record sale, not one of ours. A two-bedroom, two-bath, 1,053 square foot flat closed in February 2026 at $301,111 after 5 days on market, against a final list of $309,900, which is 97.2 percent of list. Three facts stand out. It was the only 2026 sale under 50 days. It closed about 23 percent above the $245,000 that a flat the MLS lists at 1,050 square feet (1,053 on the roll) fetched in March 2026 after 333 days on market at a $274,888 final list. And it shows the split: the same size of flat, priced to the recent record, sold in five days, while flats priced above it waited more than a year.
For the buyer of that flat, the price did not show the costs at closing: a $2,500 capital contribution to the master association and the village's application fee, then $2,126 a quarter in condominium dues, about 2.8 percent of that price every year before property tax and the owner's own insurance (our arithmetic on the association's 2026 budget).
The MLS Sub field does not separate this neighborhood from the rest of Fountain Lakes, so we built the list two ways. Twelve closings carry this neighborhood's own label, Villas at Fountain Lakes. Four more were filed under the generic Fountain Lakes label and we placed them here because each matches a Lee County qualified sale of one of the 49 parcels at the same price within 45 days. Six closings in the shared Fountain Lakes pool after the county file ends on July 29, 2026 could not be placed by the county match, so any Villas sale filed under another label after that date is missing here; the one August 2026 closing shown carries this neighborhood's own label.
One row needs a caution. The May 2025 sale at $335,000 is filed under this neighborhood's label with 1,115 square feet, but the county shows no recorded sale of one of these 49 parcels at that price, and the roll has no unit of that size here. A same-price May 2025 sale appears in the file for The Villas at Timber Lakes, whose units are 1,092 to 1,115 square feet. We keep the row because our facts file keeps every row carrying the neighborhood's own label. Without it the 24-month window would be 9 closings at a $298,000 median, so the conclusion does not change. Separately, the MLS living areas of 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353 square feet do not appear on the roll, which has only 967, 1,053 and 1,286, so we treat MLS price-per-square-foot medians for this neighborhood as soft.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Villas of Fountain Lakes began as a condominium declaration that Florida's Division of Condominiums records as approved and recorded on December 7, 1987, followed by a not-for-profit association filed with the state on February 3, 1988, and it was built out in phases, with the Lee County roll dating nine units to 1989 and the other 40 to 1991.
The state's condominium register, published by the Division of Condominiums, lists Villas of Fountain Lakes, A Condo as a 49-unit project with a recorded date of December 7, 1987, a primary status of approved and a secondary status of recorded. Its managing entity is the association, in care of Pegasus Property Management in Bonita Springs. The register carries a South Tamiami Trail address for the project, while the county roll places the units on Cinnamon Lane, Sundancer Court and Tallwood Court, and we use the roll's streets throughout this page.
The Florida Division of Corporations lists The Villas of Fountain Lakes Condominium Association, Inc. as a Florida not-for-profit corporation, document number N24652, filed on February 3, 1988, with an active status and no name history. It has filed an annual report every year on the state's list from 1995 through 2026, the latest on March 31, 2026. Its principal address, mailing address and registered agent are all in care of Pegasus Property Management, the same manager that handles the master association and most of the neighborhood associations in Fountain Lakes.
The county roll's legal descriptions carry the neighborhood's own phase labels. Three units are tagged Phase 4 and six are tagged Phase 5, and the roll dates those nine to 1989. The other 40 units carry no phase label and a 1991 year built. The declaration is dated December 1987, so the later roll year for most units fits a phased build-out that ran from the late 1980s into the early 1990s; the roll does not say why the two labelled phases show the earlier year, and we do not guess. The earliest recorded sales on file are 6 in 1989 at a $60,000 median and 6 in 1990 at a $90,000 median, which is the neighborhood's first sales at recorded prices.
Villas of Fountain Lakes sits inside Fountain Lakes, a gated community whose master association was filed with the state on July 29, 1987 and whose recorded 2020 declaration names Kraus-Anderson Incorporated as the original developer. The community's private nine-hole par-3 golf course opened in 1979, before the homes. We do not have a source for who built the Villas units themselves, so we do not name a builder for them. Two other attached neighborhoods share the master gates and the manager: The Villas at Timber Lakes, 62 units built 1994 to 1996, and Sungate Villas, 23 units, which is covered on the Fountain Lakes hub with the other smaller associations.
Villas of Fountain Lakes has 49 units in nine buildings inside the gated Fountain Lakes community, a 2026 budget of $2,126 per unit per quarter, and on September 29, 2026 exactly one flat for sale, asking $385,000 after 176 days. In a neighborhood where 10 flats closed in 24 months at a $299,556 median, the seller who prices to the recent closings and starts the association's purchase approval early is the one who closes.
Selling a Villas of Fountain Lakes condo? Get a free Villas of 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 Villas of Fountain Lakes? Call Marc at (239) 287-5873, start with our Fountain Lakes buyer's guide, or read how we represent buyers.
See what your Villas of Fountain Lakes home is worth today.
Villas of Fountain Lakes is a condominium under Chapter 718 on every record we could read: the state's condominium register, the association's Florida corporate name and its own 2026 sale packet all say so. The neighborhood table on our Fountain Lakes hub labels it a Chapter 720 homeowners' association, a label we are correcting.
The neighborhood table on our Fountain Lakes hub page lists the neighborhood as a villa product under a homeowners' association and Florida's Chapter 720, and the community's neighborhood page carries no regime label at all. The state records say otherwise. The sub-community roster we built for the hub flagged the regime as unresolved for exactly this reason, and this section settles it as far as public documents allow.
The Division of Condominiums register lists Villas of Fountain Lakes, A Condo, with 49 units, recorded December 7, 1987. The Division of Corporations lists The Villas of Fountain Lakes Condominium Association, Inc. under document number N24652. The association's own 2026 sale packet, hosted on the Fountain Lakes community site, calls itself The Villas of Fountain Lakes Condominium Association, Inc., cites the Declaration of Condominium by paragraph number, and, in the rules bound into its lease packet, describes unit boundaries, limited common elements and a statutory appeals committee in condominium terms.
We have not read the recorded declaration page by page. The association's public page does not post it, the Lee County Clerk's search is an interactive form, and the association's forms direct owners to a document portal. So we describe the regime from three concordant public records and the association's own packet, and we mark the recorded instrument as the document that would close the question. A buyer or seller should ask for it in the resale package.
A Chapter 718 condominium brings the state's resale disclosure, estoppel, reserve and milestone rules into play, which the sections below walk through. An HOA under Chapter 720 would not carry the same building-level rules. A buyer's attorney and lender will treat this as a condominium, so the estoppel caps, the reserve schedule and the insurance structure in the sections below are the condominium versions.
A Villas of Fountain Lakes condo comes in three sizes on the Lee County roll: 967 heated square feet with two bedrooms (16 units), 1,053 with two bedrooms and two baths (17 units) and 1,286 with three bedrooms and two baths (16 units), each with an attached garage and driveway, in buildings that mix single-story and two-story units.
The roll's 2026 parcel data shows exactly three heated areas across the 49 units. Sixteen are 967 square feet, two bedrooms and one bath on the roll. Seventeen are 1,053 square feet, two bedrooms and two baths. Sixteen are 1,286 square feet, three bedrooms and two baths. The roll does not name floor plans, and neither does the association's public material, so we do not invent plan names. We refer to them by heated area.
The MLS shows two-bedroom-plus-den listings at 1,286 square feet, two-bath listings at 967 square feet where the roll carries one bath, and living areas of 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353 square feet that the roll does not have. Some are rounding or entry differences, and one, the $425,000 April 2025 sale, is listed at 1,353 in the MLS and recorded by the county at 1,053. A buyer should confirm the size, bath count and bedroom count from the association's plans or a measured survey for the specific unit.
The association's rules give each unit exclusive use of its garage and the driveway directly in front of the garage, and list balcony, lanai and front entrance as limited common elements that may exist for a given unit. The garage and lanai are owner-maintained to the extent the rules assign, and any change to a garage or lanai needs architectural approval.
The rules quote the declaration's unit boundaries: the upper boundary is the underside of the finished undecorated ceiling and the lower boundary the upper side of the finished floor, with the interior surfaces of the perimeter walls, windows and doors as the sides. The owner maintains windows, doors, screens, glass, fixtures, wiring, piping, plumbing fixtures and ductwork serving only the unit, along with its air conditioning components. The association maintains the structure, perimeter walls, roof, gutters, exterior painting on a rotating schedule, shrubs and trees, and the common areas.
Owners can add a block or paver patio at ground level, up to 12 feet out from the wall on single-story units, with written approval first; concrete patios are not allowed. Hurricane shutters are allowed with architectural approval, and the owner maintains them. Skylights and solar tubes need board and architectural approval, and the owner maintains them.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Villas of Fountain Lakes condo comes with a neighborhood pool, spa and screen room for owners, tenants and guests, plus the Fountain Lakes master association's amenities: a private nine-hole par-3 golf course, two pools, a fitness room, tennis and pickleball courts, bocce and shuffleboard, a library, a billiards room and the community activity center.
The association's rules describe a shared pool, spa and screen room for owners, tenants and guests. The pool is fenced, children under 12 must be accompanied by an adult 18 or older, smoking and vaping are not allowed in the pool area or the screen room, pets are not permitted on the pool deck, and owners who invite guests must be on the property with them. A screen room can be reserved for a private event by filing a form with the board. The association's 2026 reserve schedule shows the pool resurfaced in 2021 and the spa resurfaced in 2018, and a storage room holds shared tools for owners, including ladders, a wheelbarrow and a power washer.
The master association's course is a private nine-hole, par-3 layout for residents and their guests, which opened in 1979, with walking play, pull carts and no riding-cart rental or driving range. A recreation permit is needed to play. Because the course is part of the master association, it is available to a Villas owner the same way it is to any Fountain Lakes owner, and the master assessment inside the Villas' dues is what supports it.
The community office lists a key-fob fitness room open from 5 a.m. to 9 p.m., a library and billiards room open from 7 a.m. to 9 p.m., a pool area open from 7 a.m. to 9 p.m. with swimming from dawn to dusk, tennis and pickleball open roughly 7:30 a.m. to 7:30 p.m., and shuffleboard and bocce from dawn to dusk. The clubhouse complex was refreshed in 2026, according to our community research.
The master association's activity calendar includes golf leagues, billiards, cornhole, shuffleboard, bocce, pickleball, water aerobics and card groups, and the community calendar lists a Monday afternoon paint class in the Villas screen room. A seasonal calendar suits a seasonal neighborhood.
The amenities do not include a restaurant, a riding-cart rental or a public tee time. The Fountain Lakes Irrigation Co-op bills a flat $32 a month, and whether the Villas association carries that cost inside its own irrigation lines or bills owners separately is a question for the estoppel. The association's rules also say that when a unit is rented, the unit owner gives up the right to use the amenities while the tenant has them, so an owner who leases the unit does not use the pool or courts.
Villas of Fountain Lakes owners pay one quarterly condominium assessment, budgeted at $2,126 per unit for 2026, which is $8,504 a year or $708.67 a month, and it includes the association's $370 quarterly pass-through to the Fountain Lakes master association, building insurance, exterior maintenance, grounds, water, sewer, irrigation, trash and a reserve contribution.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The figures in this section come from the association's own 2026 adopted budget, published in its sale packet on the Fountain Lakes community site. Percentages of price use the MLS medians above.
The budget covers January 1 to December 31, 2026 for 49 units. Revenue is $339,701.20 in regular assessments plus $76,995.00 in reserve assessments, $416,696.20 in all, which is $2,126.00 per unit per quarter. The 2025 budget shows the same $2,126 per unit per quarter, so the dues did not change from 2025 to 2026, although $1,350 shifted from the operating line to the reserve line. Assessments are due on the first day of January, April, July and October and can be paid by check or automatic bank transfer through Pegasus.
Per unit per quarter, the 2026 budget allocates $392.83 to reserves, $375.00 to insurance, $370.00 to the master association, $367.86 to utilities, $364.29 to grounds and pool contracts and repairs, $161.74 to building maintenance and $111.39 to the remaining administrative lines (management, legal, professional fees, office and state fees). The largest single lines in dollars are the master pass-through at $72,520 a year, insurance at $73,500, reserves at $76,995 and water and sewer at $35,250, followed by the landscape contract at $36,000 and building maintenance at $25,000.
The association's Q&A for purchasers lists water, sewer, irrigation, common area lighting and trash removal as included. The association carries insurance on the common areas and building structure; it does not insure the owner's personal property or the interior portions that are the owner's responsibility under Florida condominium law, so the owner carries an HO-6 policy. The Q&A states that unit owners pay no rent or land-use fee for recreational facilities and that, as of January 1, 2026, the association was not a party to any court case with potential liability above $100,000.
The master line is $72,520 in 2026, which is $370 per unit per quarter or $1,480 a year, and it was $68,600 in 2025, $350 per unit per quarter (our arithmetic across 49 units). The master increase of $3,920 is exactly the amount by which the 2026 expense total of $420,616 exceeds the $416,696 of revenue, so the budget as adopted spends about 0.9 percent more than it collects; the packet does not say how the gap is covered, and the year-end financials would. The figure our Fountain Lakes hub gives for the master assessment, $380 a quarter, comes from another neighborhood's 2025 budget, and this neighborhood's own 2026 budget line is $370.
At the 24-month median of $299,556 the $8,504 annual assessment is about 2.8 percent of the price every year. At the $210,000 May 2026 sale it is about 4.0 percent. At the current $385,000 ask it is about 2.2 percent. That is before Lee County property tax and the owner's HO-6 policy, and it is the number a buyer should weigh against a detached home in a neighborhood with lower dues.
The budget's 2025 estimate shows pool and spa repairs running $4,442 over their $7,000 budget and tree trimming $2,300 over $6,500, and the 2026 budget raises both lines ($10,000 and $7,500). Insurance was budgeted at $73,500 for 2026 against $78,000 for 2025, a 5.8 percent decrease. The management contract rises from $10,740 to $12,000. None of these are alarming, but they are the lines an owner should read in the year-end statement.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Villas of Fountain Lakes 2026 reserve schedule estimates $1,079,252 to replace its roofs, paint, pavement, pool equipment and other capital items, with $282,083 in the fund on January 1, 2026, or about 26 percent, and a roof estimated at $747,685 with a 21-year life, 15 years remaining and $124,368 set aside.
The schedule assigns roofs a total estimated useful life of 21 years and a remaining life of 15, an estimated replacement cost of $747,685, a fund balance of $124,368 and a 2026 funding requirement of $41,554. A roof 6 years into a 21-year life would have been installed around 2020 (our arithmetic), which is a reasonable question to ask the association: when was the roof replaced, on which buildings, with what permit and warranty. The roof fund is about 17 percent of its estimated cost, against roughly 29 percent of its estimated life elapsed (our arithmetic), so the fund trails the calendar.
Painting has a 10-year life with 10 years remaining, a $72,432 cost and $62,585 saved, about 86 percent. Pavement and sealcoating has a 20-year life with 16 remaining, a $78,030 cost and $9,500 saved. Pool and spa resurfacing carries $42,840 in cost and $25,521 in the fund, with the pool resurfaced in 2021 and the spa in 2018. Pool and spa equipment has a 7-year life with 1 year remaining, a $26,265 cost and $13,654 saved, so that item comes due soon. Pool furniture shows a negative $1,502 balance.
General reserves carry a 10-year life with 6 remaining, a $102,000 cost and $32,529 saved, and interest adds $15,428 to the fund. The 2026 reserve contribution of $76,995 equals the schedule's "full funding required" total for the year, so the association is contributing the amount its own schedule calls for, even though the overall balance is well below the replacement cost.
A reserve schedule is an association's own estimate, not an engineering report. The percent funded above is our arithmetic on two totals in the packet, $282,083 over $1,079,252, and a lower figure is normal for a roof that is not due for 15 years. The number to watch is the trend across budgets, and the estoppel and the year-end statement will show it. We use only the budget the association publishes in its public sale packet, not member-only financial statements, and we do not represent this schedule as current after the year printed on it.
The 2026 sale packet says only that a special assessment may occur for projects that were not budgeted. We found no published record of a Villas special assessment in the public materials we read, and the estoppel is the document that states any assessment levied or pending.
Villas of Fountain Lakes buyers pay layered costs: the $2,126 quarterly condominium assessment, which includes a $370 master pass-through, a one-time $2,500 master capital contribution at closing, a $150 purchase application fee on the 2026 form, Lee County property tax and the owner's insurance. Lee County sellers customarily pay the estoppel, deed stamps and owner's title policy.
The quarterly assessment of $2,126.00 for 2026, due January 1, April 1, July 1 and October 1, is the largest recurring cost and is described above. We quote only the 2026 adopted budget.
The master pass-through of $370 a quarter is inside the $2,126, so an owner does not pay the master separately. On top of it, each new owner pays a one-time capital contribution to the master association at closing: $2,500 per the 2026 sale packet. The June 2023 rules bound into the lease packet still say $2,000 and add that the master board can change the amount at any time, so the 2026 packet governs. Our hub reports $2,500 effective December 2023.
The Fountain Lakes Irrigation Co-op is a separate entity that bills a flat $32 a month, collected quarterly at $96, per its own page. The Villas' 2026 budget carries its own irrigation water and repair lines, so whether an individual owner also receives a co-op bill is a question for the estoppel.
A purchase needs the association's approval. The 2026 purchase application requires a $150 non-refundable application fee payable to Pegasus, the sales contract, the signed application and the $2,500 capital contribution; the same packet's Q&A and the June 2023 rules say $100, so the buyer should confirm which fee applies. That puts the minimum association-side cash at closing at $2,600 to $2,650 before the buyer's own lender and title costs, and a copy of the recorded deed goes to the association within ten days after closing.
Lee County property tax is billed on the county's assessed value and depends on the assessment, exemptions and millage for the year, so we quote no Villas tax figure, and a buyer's first bill can differ from the seller's. The owner's HO-6 policy covers contents, interior finishes and loss assessment; the association's master policy carries the buildings.
In Lee County the seller customarily pays deed documentary stamps at $0.70 per $100, the owner's title policy and the association estoppel, though the contract controls. On an illustrative $300,000 sale that is $2,100 in stamps, about $1,575 for a promulgated owner's policy and up to $299 for a standard estoppel, before commission, any payoff and prorations.
The recorded declaration of condominium governs Villas of Fountain Lakes, together with the association's bylaws and rules, which the association last updated in June 2023, and the Fountain Lakes master declaration and 2025 recorded rules. A purchase needs the board's approval, and the association's purchase packet says the application must be filed at least 20 days before the sale date.
The 2026 purchase application asks the buyer to attach the signed application, a copy of the sales contract and the $150 application fee, and it authorizes the manager to verify employment, income, evictions and criminal history through a background check. The buyer states whether the unit will be a full-time residence, a part-time residence or a rental. The packet says applications may take up to 30 days to process, and that a recorded deed follows within ten days of closing. For a seller this is the most important timing fact in the neighborhood: a contract with a 30-day closing has no slack unless the application goes in the first week.
The rules require written approval from the Villas architectural review committee for any change to the common area of a unit, including garages and lanais, any change that removes a wall, any landscaping change, patios, awnings, antennas, hurricane shutters and skylights, and the approval may also need the Fountain Lakes master architectural review committee, whose meetings the community's site lists for the second Monday of each month at 6 p.m. Owners are responsible for permits from the Village of Estero, Lee County or the state.
The rules describe a friendly first step, then a written complaint to the manager and the board, and say the association keeps an enforcement policy that, under Chapter 718, includes an appeals committee to which an owner can appeal a fine. Section 718.303 is the statute that sets the fine and notice process.
The Villas' rules say that the master association's covenants are incorporated by reference and that whichever set of rules is more restrictive takes precedence. That matters for pets, leasing and vehicles, where the Villas' own rules are stricter than the master's in places, as the sections below show.
Ask for the recorded declaration and any amendments, the bylaws, the rules dated June 2023 and any later revision, the current budget and reserve schedule, the year-end financial statement, the most recent board minutes, the insurance summary, and the estoppel. The association's sale packet points owners to a document portal, and Section 718.503 requires a resale seller to deliver the governing documents.
Villas of Fountain Lakes is not a 55-plus community. The association's own rules say it is not a 55-and-older community as defined by Florida and federal law, and that the original developer filed the declaration of condominium without age restrictions. We describe the property, and this is a legal fact about it, not a statement about anyone who lives here.
The June 2023 rules bound into the 2026 lease packet state that the sale of units and occupancy cannot be discriminated against on the basis of age, ethnicity, gender, national origin, sexual orientation, religion or skin color as defined by law. The master association, too, has no age restriction in its recorded documents according to our community research.
Federal fair housing law lets a community that meets specific requirements restrict occupancy to those 55 and older. Villas of Fountain Lakes does not claim to be one, and a buyer of any age can buy here, subject to the association's ordinary application and background check.
Renting out a Villas of Fountain Lakes condo is allowed for a minimum of one month and no more than four times a year, with a lease application filed at least 15 days ahead, a $150 fee and a background check on each tenant over 18. The owner gives up amenity use while the unit is rented.
The 2026 lease packet asks the owner to submit the lease contract, a $150 non-refundable application fee payable to Pegasus, and an email address for each tenant so the manager can run the background check. The packet says leases must be a minimum of 30 days and that no unit may be rented more than four times a year; the rules bound into the packet say a minimum of one month and four times in a calendar year. The two read the same in practice.
Occupancy is limited to a single family of no more than six persons, and subleasing is prohibited. The tenant must receive a copy of the rules and register vehicles with the Fountain Lakes Community Association. The owner is responsible for any fine or violation by a tenant or guest, and the association may act as the owner's agent to prevent violations. If the owner falls behind on dues while the unit is leased, the packet says the association can demand rent directly from the tenant under Florida's condominium statute.
The rules say that when a unit is rented, the unit owner gives up the right to use the amenities and may park on the property only while tending to landlord duties, so there is no dual use by owner and tenant. Our research on the master association's rules says leased homes there follow the same anti-dual-use idea. Ask the manager how the pool, screen room and master amenities are assigned for your lease.
A one-month minimum rules out vacation rentals in practice, and the master association prohibits stays under 30 days, including Airbnb and VRBO. A buyer who plans a stay shorter than a month should treat it as not permitted.
Plan for a lease application at least 15 days before the start date, the $150 fee, background checks on every tenant over 18, a maximum of four leases in a calendar year, a two-vehicle limit that counts the tenant's cars, and pet rules that apply to tenants as they do to owners.
Pet rules at Villas of Fountain Lakes allow no more than two dogs, or two cats, or one dog and one cat per unit, plus up to two small domestic birds and tropical fish, and prohibit pit bulls. These are stricter than the Fountain Lakes master limit of three pets, and the stricter rule controls.
The June 2023 rules limit each unit to two dogs, or two cats, or one of each, and to no more than two small domestic birds, with tropical fish in reasonable numbers and no other animals in a unit or on the common elements. Pit bulls are prohibited. Pets must be leashed outside a unit, owners must remove waste immediately, pets are not permitted on the pool deck, and they are not permitted on screened porches or lanais when the owner is absent.
The master association's recorded rules, per our research, allow up to three pets per household, prohibit pit bulls and exotic animals, require a leash of no more than six feet and ban retractable leashes. Where a neighborhood's rule is stricter, the neighborhood's rule controls, so a Villas owner works to two.
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.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Parking at Villas of Fountain Lakes gives each unit exclusive use of its attached garage and the driveway in front of it, limits each unit to two vehicles including motorcycles, golf carts and trailers unless the board approves a third, and puts shared parking on a first-come basis with no parking on the grass or street.
Each unit has exclusive use of its garage and the driveway directly in front of it. Motorcycles, golf carts, trailers and recreational vehicles must be parked in the garage, and covered cars must be parked in the garage or the driveway, not in a common area.
The maximum is two vehicles per unit, counting vehicles owned by owners and by renters, and counting golf carts and motorcycles. A two-vehicle household uses the garage or driveway for one vehicle and one common space for the other. A third vehicle needs board approval, must use the garage and driveway and cannot be replaced without approval. For a buyer with a boat, a trailer or two cars and a golf cart, this is the rule to read first.
Guests may use the host's garage or driveway or a common space, or the pool-area lot when a street is full. Parking on grass is not allowed, and parking on the street is not allowed except for service vehicles on duty. Vehicles must sit clear of the roadway and inside the edge of the concrete slab. Commercial vehicles, boats, trailers and campers cannot stay more than 24 hours without board approval.
Every vehicle needs the community's barcode decal for gate entry, and renters must register their vehicles with the Fountain Lakes Community Association. Golf carts must be registered with the master association and carry a decal, and the community's posted speed limit is 25 miles per hour.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The Villas' rules describe single-story and two-story units, which suggests the buildings fall below that line, but we have not confirmed a story count, so a buyer should ask the association whether either requirement applies.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years for buildings within three miles of the coastline where the local agency so requires, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The buildings date to 1989 and 1991, so any building that met the three-story test would already have passed its 30-year mark. The rules refer to single-story and two-story units and to ground-level patios, and the roll does not carry a story count in the data we hold. On that evidence the answer is probably that neither requirement applies, and the association can say so in writing.
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 owners have properly waived or reduced them. The association's 2026 schedule above is that reserve budget, and it is a different document from a structural integrity reserve study.
The state's condominium register lists the project as approved and recorded. That is a registration status. It is not a finding about the buildings' condition and says nothing about milestone or reserve status. The Division's separate SIRS reporting page 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 gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, the reserve schedule, and any milestone report or SIRS or a statement that none applies, before the inspection period ends.
At points we geocoded on Cinnamon Lane, Sundancer Court and Tallwood Court, the FEMA flood map shows shaded Zone X, the 0.2 percent annual chance flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. That is a reading at three points, not a survey, and the lakes nearby are mapped differently.
FEMA's National Flood Hazard Layer returned the same result at all three streets: Zone X, subtype 0.2 percent annual chance flood hazard in a combined riverine and coastal zone, with the special flood hazard area flag false. The governing panel is 12071C0587G, effective November 17, 2022. A box of about a third of a mile on each side around the neighborhood returned six minimal-hazard Zone X polygons, two shaded 0.2 percent polygons and one Zone AE polygon of combined riverine and coastal floodplain, so a high-risk area sits within a short distance of the units. The rest of Fountain Lakes straddles Zone AE near its lakes and Halfway Creek and Zone X on higher ground, per our hub research, so the zone must be checked per address.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Shaded Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood, and asks owners to check the flood zone, the evacuation zone and the storm surge layers separately.
Fountain Lakes is inland, roughly four to five miles from the Gulf per our hub research, so a Villas unit's storm exposure is mostly wind and rain. Lee County's evacuation zones are surge-based and separate from flood zones, and we have not confirmed the Villas' letter, so a buyer should look it up on the county tool the Village links. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We hold no Villas-specific damage or claims record and do not say the neighborhood was undamaged.
The rules require owners who leave for the season to remove or secure flowerpots and anything under 50 pounds that could fly, and owners in residence to secure those items before a named storm. Owners must give the board access to their unit and a key so the association can check for damage or leakage. Hurricane shutters are allowed with architectural approval.
The association's master policy covers the building structure and common areas, budgeted at $73,500 for 2026, 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. The 2026 budget carries no flood insurance line. 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. We do not publish a Villas premium because no public source does.
Villas of Fountain Lakes is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice, not by a hard address boundary, so a family should confirm current options with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 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 sits on the northeast border of Estero, and our hub research puts it roughly 12 to 15 minutes from the community.
Lee County divides its choice system into East, South and West zones with sub-zones. Families rank schools within the options open to their sub-zone, and assignment depends on preference, proximity and availability. The district's zone tool and the school websites are the place to confirm current options for the address.
The association's rules do not restrict who may buy, and the pool rules ask that children under 12 be accompanied by an adult. Nothing in the public record ties a Villas address to a particular school.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Villas of Fountain Lakes 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 Corkscrew Palms Circle, with a permitting line at 239.221.5036. Village incorporation in 2014 moved this work from Lee County to the Village for properties inside its limits. The association's rules also tell owners to obtain the permits the Village, Lee County or the state require before any patio or alteration.
For a flat built in 1989 or 1991, the useful permit questions are the roof (the reserve schedule implies a replacement around 2020), windows and doors, the air-conditioning system, the water heater, the electrical panel, patios and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Villas 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 Villas of Fountain Lakes, the Williams Road and US-41 corridor holds the North Point mixed-use site and a planned Williams Road widening, with the Downtown Estero project and the Corkscrew Road widening farther out. We did not pull parcel-level zoning for the land beside the neighborhood, so we make no claim about what borders the buildings.
Villas of Fountain Lakes sits about a third of a mile north of the community's main entrance by our geocode, inside the master community, so its boundaries are the master community's roads, lakes and other neighborhoods. The zoning of the parcels touching the neighborhood is a Village of Estero record that we did not pull. A buyer who cares about a specific view should read the Village's zoning map and the recorded plat for the unit.
As reported in our earlier corridor research, 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, and Williams Road is expected to widen from two lanes to four toward Via Coconut Point. The Downtown Estero project east of US-41 and the Corkscrew Road widening between Ben Hill Griffin Parkway and Alico Road complete the pipeline. None is inside Fountain Lakes, and we make no claim about their effect on a unit's price.
The community's residents-only gate is at West Tree Road and Williams Road, so Williams Road improvements touch how owners come and go. Construction timing changes, and the Village's and FDOT's project pages are the place to confirm current dates.
Daily life at Villas of Fountain Lakes runs through Fountain Lakes' two gates and a community office open from 8:30 a.m. to 7 p.m., with the neighborhood's own association handled by Pegasus Property Management. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the main gate.
Fountain Lakes is gated. A barcode on the vehicle is required for entry, the main entrance at Fountain Lakes Boulevard and US-41 has a call box for guests and contractors, and the gate at West Tree Road and Williams Road is for residents only with no call box. Monitors are on duty from 7 a.m. to 9 p.m. We arrange guest access for showings.
Trash goes to the dumpster area, where recycling bins are marked, and trash cans may not be kept outside a unit. Bulky items such as appliances can be left beside the dumpster after the manager arranges pickup. Outside work may not begin before 8 a.m. and must end by 7 p.m. Monday through Saturday, and the master association bars contracted construction on Sundays and federal holidays. The public materials we read do not say where mail is delivered for the Villas, so ask the manager.
These are approximate off-peak drive times from the Fountain Lakes main entrance area that our earlier research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 6 to 8 minutes |
I-75 at Corkscrew Road, Exit 123 | about 5 to 7 minutes |
Miromar Outlets | about 8 to 12 minutes |
Hertz Arena | about 8 to 12 minutes |
Florida Gulf Coast University | about 12 to 15 minutes |
Bonita Beach and Lovers Key | about 15 to 25 minutes |
Southwest Florida International Airport | about 20 to 24 minutes |
Downtown Fort Myers | about 22 to 28 minutes |
Downtown Naples | about 25 to 30 minutes |
Lee Health Coconut Point, a freestanding emergency department on Via Coconut Point, is the closest emergency care, and the Village of Estero lists Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital as the closest hospitals. Our earlier research puts the emergency department at roughly 5 to 8 minutes and the hospitals at roughly 18 to 22 minutes.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Villas of Fountain Lakes is the smallest of the seven Fountain Lakes neighborhoods with their own page, at 49 condominium units built 1989 to 1991, with a $301,111 median on 5 MLS closings in 12 months, a $2,126 quarterly budget and a price band between the lower-priced Greens and the higher-priced single-family neighborhoods of the community.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units (2026 roll) | Regime | Built (roll) | MLS closings, 12 months (roster) | 12-month median in our facts files (n) |
|---|---|---|---|---|---|
143 | Condominium | 1988 | 9 | $185,000 (9) | |
135, tract mapping inferred | Homeowners' association | 1994 to 1999 | 5 | $440,000 (5) | |
128 | Homeowners' association | 1988 to 2003 | 1 by MLS label, 3 on the county roll | $457,500 (4) | |
86 | Homeowners' association | 1990 to 2004 | 0 by MLS label, 4 on the county roll | $454,000 (3) | |
64 | Regime unresolved | 2000 to 2002 | 5 | $522,500 (5) | |
62 | Condominium | 1994 to 1996 | 3 | $335,000 (3) | |
Villas of Fountain Lakes | 49 | Condominium | 1989 to 1991 | 4 by the roster, 5 in our facts file | $301,111 (5) |
The seven neighborhoods hold 667 of the 750 residential parcels the county roll places in Fountain Lakes; the other four associations, The Manors, Sungate Villas, Southshore and Seabreeze, are covered on the Fountain Lakes hub because The Manors (32 units), Sungate Villas (23) and Southshore (28) are small with few closings and Seabreeze is not on the roll. The roster's 12-month counts and our facts files differ for the neighborhoods whose MLS labels hide sales, so medians on the right are from the facts files and carry their own n. Forest Ridge Shores' regime is unresolved in our roster, and Forest Ridge is a different place from Forest Ridge Shores.
The Greens at Fountain Lakes is the largest neighborhood, with 143 low-rise condominium units of 683 to 980 heated square feet built in 1988 and a 12-month median of $185,000 on 9 closings, against $301,111 on 5 for the Villas. The Villas' units are bigger, with garages, and cost roughly $116,000 more at the median; The Greens is the entry price.
Forest Ridge, Sunrise and Lakeside are homeowners' association neighborhoods of detached homes with 12-month medians of $440,000 to $457,500, about $139,000 to $156,000 above the Villas. A buyer who wants a detached home pays that premium, and a buyer who does not pays Villas dues and gets exterior maintenance.
Forest Ridge Shores, built 2000 to 2002, has a 12-month median of $522,500, the highest in the group, and the roster records its regime as unresolved. The Villas at Timber Lakes is the attached villa neighborhood closest to this one, and the next section sets the two side by side.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Villas of Fountain Lakes for larger three-bedroom options, a private pool and a lower median price, at $299,556 on 10 MLS closings in 24 months; choose The Villas at Timber Lakes for newer 1994 to 1996 two-bedroom flats, faster sales and lower published dues, at a $329,000 median on 6 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Villas of Fountain Lakes | The Villas at Timber Lakes |
|---|---|---|
Residential parcels (2026 roll) | 49 | 62 |
Regime | Condominium (state register, corporate name, association packet) | Condominium (association's 2024 sale packet; roll use code condominium) |
Built (roll) | 1989 to 1991, median 1991 | 1994 to 1996, median 1996 |
Bedrooms (roll) | 2 on 33, 3 on 16 | 2 on all 62 |
Heated area (roll) | 967 to 1,286, median 1,053 | 1,092 to 1,115, median 1,094 |
Quarterly dues | $2,126 (2026 budget) | $1,250 (2024 budget, the year we read) |
Annual dues | $8,504 | $5,000 |
Master capital contribution | $2,500 | $2,500 (2024 packet) |
Application fee | $150 on the 2026 form, $100 in the Q&A | $100 (2024 packet) |
Lease rule | Minimum one month, four a year | Minimum 28 days or one per month, four a year, no pets in leased units (2024 packet) |
MLS, 12 months | 5 closings, $301,111 median (small sample) | 3 closings, $335,000 median (small sample) |
MLS, 24 months | 10, $299,556 | 6, $329,000 (small sample) |
MLS, 36 months | 10, $299,556 | 10, $329,000 |
MLS, 60 months | 16, $330,000 | 16, $335,000 |
Median $ per MLS sq ft, 24 months | $281.08 | $296.48 |
Median days on market, 24 months | 81 | 26.5 |
Median sold-to-list, 24 months | 95.5% | 95.9% |
Active listings, Sep 29, 2026 | 1 at $385,000 (1,053 sq ft) | 0 |
County qualified sales since Sep 29, 2025 | 4, $273,056 median | 4, $340,000 median |
County qualified sales, 2025 | 4, $284,000 median | 4, $329,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the associations' published sale packets; Florida Division of Condominiums register. MLS and county figures are never mixed. One $335,000 May 2025 closing appears in both neighborhoods' MLS lists, as explained in the market section above.
Dues and speed. The Villas' 2026 dues of $8,504 a year are $3,504 above the $5,000 a year in Timber Lakes' 2024 budget, a different year, so the gap is indicative and the current estoppels would settle it. The Villas' median price is $29,444 lower over 24 months ($299,556 against $329,000), so a buyer who saves that at purchase would be behind after about 8 years of the higher dues (our arithmetic). Timber Lakes' median days on market over 24 months is 26.5 against 81, and its sold-to-list ratio is about the same.
Three-bedroom units (16 of 49 on the roll), a range of three sizes, an association pool, spa and screen room, water, sewer, irrigation and trash inside the dues, and a two-vehicle rule that counts golf carts. Timber Lakes' units are all 2-bedroom flats between 1,092 and 1,115 square feet.
Choose Villas of Fountain Lakes if you want the lower purchase price, a third bedroom or a garage flat with the association's pool a short walk away, and you are comfortable with higher dues and a slower resale. Choose The Villas at Timber Lakes if you want a newer building, a single plan size and a faster sales record. The master fee, the gates and the amenities are the same; the neighborhood association, the building and the dues differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Villas of Fountain Lakes' strengths are a garage in every unit, a private pool, utilities inside the dues and a small 49-unit association behind the Fountain Lakes gates; its weaknesses are dues near 2.8 percent of price, a purchase approval that can take 30 days, slow days on market and reserves that are about 26 percent funded.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Villas of Fountain Lakes listing agent, or thinking, 'I need someone to sell my Villas of Fountain Lakes home...' you are selling a 49-unit condominium where the ask against recent closings and an early association approval 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 5 Villas of Fountain Lakes closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 16 the MLS has recorded since April 2022. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Villas of Fountain Lakes home valuation. Jesse follows up with the Villas closings that fit your unit: the same size, adjusted for floor, garage position, condition, updates and any lease in place. For the full seller playbook, see the Fountain Lakes seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Villas of Fountain Lakes seller's guide walks through the sale step by step, and the Villas of Fountain Lakes home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable: one active against 5 closings a year is about 2.4 months of supply, but 2026 closings have been slow (median 157 days) compared with 2025's (54). Sellers who ask well above the recent band should expect to wait (Southwest Florida MLS, September 29, 2026).
Against the Villas' own recent sales by size. The county's 2025 and 2026 recorded sales show 1,053 square foot units at $245,000 to $425,000 and 1,286 square foot units at $210,000 to $270,000.
The 24-month median is 81 days and the 12-month median is 157 days, with a range of 5 to 474 days in 24 months. The fastest sale in 2026 took 5 days and the slowest 474.
The buyer does. The purchase application goes to the manager at least 20 days before the sale date and may take up to 30 days, and it carries a $150 fee and a background check.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, subject to the four-lease-a-year cap, and the buyer still needs the association's approval.
Villas of 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 Villas 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 Villas of 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 Villas of Fountain Lakes realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, 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
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of 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 Villas of Fountain Lakes homes for sale, condos for sale, HOA and condo fees and living in Estero, answered from the records cited below. Each answer names Villas of Fountain Lakes and points to the section that holds the detail. Where a record is not public, the answer says so.
Villas of Fountain Lakes is a 49-unit condominium neighborhood inside the gated Fountain Lakes community in Estero, Florida, on Cinnamon Lane, Sundancer Court and Tallwood Court, with units of 967, 1,053 and 1,286 heated square feet built in 1989 and 1991.
It is a different place from The Villas at Timber Lakes, Sungate Villas and the inactive state filing called The Villas of Fountain Lakes Limited Partnership. This page covers The Villas of Fountain Lakes Condominium Association, Inc., filed in 1988, in Estero, Lee County, ZIP 33928.
Villas of Fountain Lakes is inside the Fountain Lakes community, about a third of a mile north of the main entrance at Fountain Lakes Boulevard and US-41 by our geocode, across US-41 from Coconut Point. The state's register carries a South Tamiami Trail address for the project.
The Lee County 2026 roll carries 49 residential parcels, all condominium use, and the state's condominium register lists 49 units, so the two counts agree. The roll's unit numbering and streets suggest nine buildings.
A condominium under Chapter 718, on the state register, the association's corporate name and its own 2026 packet. Our Fountain Lakes hub labelled it a Chapter 720 homeowners' association, which is being corrected. We have not read the recorded declaration itself.
The roll shows three heated areas: 967 square feet (16 units), 1,053 (17) and 1,286 (16). The MLS also shows 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353, which the roll does not carry. Confirm the size on the specific unit.
The roll shows two bedrooms on 33 units and three bedrooms on 16. The 967 square foot units are two-bedroom, one-bath on the roll, though an MLS listing shows two baths. The 1,286 square foot units are three-bedroom, two-bath on the roll and appear in the MLS as three-bedroom or two-plus-den.
Per the county roll, nine units in 1989 and 40 in 1991. The state register records the declaration on December 7, 1987, and the association was filed on February 3, 1988. We do not have a source for the builder of the Villas.
On September 29, 2026 the Southwest Florida MLS showed one Villas of Fountain Lakes active: a two-bedroom, two-bath, 1,053 square foot flat at $385,000 with 176 days on market. Call Marc at (239) 287-5873 for the live list.
In the 24 months to September 29, 2026, 10 MLS closings ran from $210,000 to $425,000 at a $299,556 median. In the last 12 months, 5 closed from $210,000 to $335,000 at a $301,111 median. Those are the condos for sale that actually closed.
The 24-month median is $281.08 per square foot of MLS living area and the 12-month median is $279.17, but MLS living areas do not always match the roll, so treat these as soft. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2022 and 2023. The MLS median was $349,000 in 2022 (n = 3), $350,000 in 2023 (n = 3), $298,000 in 2025 (n = 5) and $301,111 in 2026 to date (n = 5); the MLS shows no 2024 closing. Small samples describe direction, not a rate.
The 24-month median is 81 days on market and the 12-month median is 157, with a range of 5 to 474 days. In 2026, one of the five closings took 5 days and the other four took 53 to 474.
The association's 2026 budget is $2,126 per unit per quarter, or $8,504 a year, due January, April, July and October, and it includes a $370 quarterly pass-through to the master association. The budget divides equally across the 49 units, so ask the estoppel how it applies to each plan.
Water, sewer, irrigation, common area lighting and trash removal, per the association's Q&A, plus building insurance, exterior and roof maintenance, grounds, the pool and a reserve contribution of $392.83 per unit per quarter. It does not cover the owner's HO-6 policy or interior items.
A one-time $2,500 capital contribution to the master association and an application fee of $150 on the 2026 form ($100 in the Q&A), plus your lender and title costs and any prorations. A buyer who will rent it out also files a $150 lease application per lease.
The purchase application is due at least 20 days before the sale date and can take up to 30 days to process, with a background check. Marc gets it filed the week the contract is signed.
No CDD bond appears on the Fountain Lakes master community, per our hub research, and we confirm it on each parcel's tax bill. The association's packet says a special assessment may occur; we found no published Villas assessment, and the estoppel states any that exist.
They depend on the Lee County assessment, exemptions and millage for the year. We do not quote a figure. The Lee County Property Appraiser's 2026 roll and the Tax Collector's bill for the unit show the number, and a first bill may differ from the seller's.
No separate club membership is sold. Golf and the other master amenities come with ownership through the master assessment inside the dues, and the course is a private nine-hole par-3 for residents and guests.
No. The association's own rules say it is not a 55-and-older community as defined by Florida and federal law, and that the declaration was filed without age restrictions.
Yes, for a minimum of one month and no more than four leases in a calendar year, with a lease application at least 15 days ahead, a $150 fee and a background check on each tenant over 18. The owner gives up amenity use while the unit is rented.
No. The one-month minimum rules out stays under a month, and the master association prohibits rentals under 30 days, including Airbnb and VRBO.
Up to two dogs, or two cats, or one of each, plus up to two small domestic birds and tropical fish; pit bulls are prohibited, and pets are not allowed on the pool deck. The master limit of three pets is looser, and the stricter Villas rule controls.
Every unit has exclusive use of its garage and the driveway in front of it. Shared spaces are first come, first served, street and grass parking are not allowed, and each unit is limited to two vehicles, including golf carts, unless the board approves a third.
Some might, but we make no view claim without an address, and the Villas are not named for a lake or the course. Verify the view from the specific unit.
At three points geocoded on Cinnamon Lane, Sundancer Court and Tallwood Court, FEMA maps Zone X, 0.2 percent annual chance flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. One Zone AE polygon sits within about a third of a mile. Check the exact unit on FEMA's map service.
A lender does not require it on a shaded Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood. Ask your insurance agent for a quote on the specific unit.
We hold no Villas-specific damage or flood record and do not say the neighborhood was undamaged. Fountain Lakes is inland, where Ian's worst surge fell on the coast and islands; permits and the association's records show what was repaired.
Only if its buildings are three or more habitable stories. The rules describe single-story and two-story units, which suggests not, but we have not confirmed a story count. Ask the association for a written statement.
The 2026 reserve schedule gives roofs a 21-year life with 15 years remaining, which implies an install around 2020 (our arithmetic). Ask the association for the replacement date, permit and warranty.
The 2026 schedule shows $282,083 in the fund against $1,079,252 of estimated replacement cost, about 26 percent, with a 2026 contribution of $76,995. The pool equipment item comes due in about a year.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district.
The Villas is cheaper at $299,556 over 24 months against $329,000, has larger and three-bedroom units and higher dues, and sells more slowly. See our The Villas at Timber Lakes guide and the decision table above.
Ask for the recorded declaration, rules, current budget and reserve schedule, the estoppel, the roof date, the story count and milestone status, the insurance summary, lease and pet rules, and how parking is assigned. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the budgets for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Fountain Lakes is gated, and showings need guest access through the gate, which we arrange. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour the Villas beside Timber Lakes on one morning if you like.
Pegasus Property Management in Bonita Springs is the association's principal address and registered agent on the state register, and it is the manager named in the association's packets.
These are the questions sellers ask most about selling a Villas of Fountain Lakes condo in Estero, answered from the recent closings and the public record. Each answer names Villas of Fountain Lakes. For a number on your unit, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $299,556 (n = 10) and adjust for size, condition, position and asking history. The 12-month median is $301,111 (n = 5). For a number on your unit, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, five flats closed: $210,000, $245,000, $301,111, $315,000 and $335,000. The lowest was May and the highest was August. The county's recorded 2026 sales run from $210,000 to $315,000 through July 29.
Not reliably. With about five sales a year, one sale moves an automated estimate, and the estimate cannot see plan size (967, 1,053 or 1,286), condition, floor or the association paperwork. A sale-by-sale comparison is better.
Not the way you would expect. The county's 2025 and 2026 sales show 1,053 square foot units at a $299,556 median (n = 4) and 1,286 square foot units at $225,000 (n = 3), so the larger three-bedroom unit sold for less. Both are small samples, so we price each unit against its own comparable sales.
We cannot see it in public records. Our reading is that floor, position, condition and finishes explain part of it, and that buyers in this price band weigh the dues heavily. We compare finishes and position on the day.
The MLS does not tag renovation, so we cannot measure it here. Our reading is that condition explains part of the spread between flats of the same size that closed at $245,000 and $301,111 in early 2026. Updates need architectural approval, so check before you start.
The county's qualified sales show a $349,000 median in 2022 and $350,000 in 2023, against $273,056 for the 4 sales since September 2025. A price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 24-month median is 81 days and the 12-month median is 157 days, with a range of 5 to 474 days. The fastest sales in the record were priced at or near the recent closings.
One on September 29, 2026, at $385,000 with 176 days on market. Against 5 closings a year that is about 2.4 months of supply, which is low, though the one listing has waited a long time at its ask.
Listing before the winter season reaches the seasonal buyers who drive Fountain Lakes, and the master calendar is fullest in the season. Our data shows the 2026 closings were spread across January to August. Start the buyer approval clock early either way.
Yes, indirectly. A buyer prices the HO-6 policy, the dues (which include the master building policy) and any wind mitigation credits into what they will pay. A documented roof date and a clear reserve schedule make a flat easier to underwrite.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Villas flat from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the garage, the pool, the included utilities and the gated golf community, because that is what a Villas buyer is buying. We also handle the gate and showing access.
Fountain Lakes is gated with a barcode entry and a call box at the main gate, and the association's rules restrict signs on the condominium property without architectural approval. We coordinate showings and any open house with the manager and the gate.
You can, but you would need to handle the pricing, the association's purchase approval, the estoppel, the gate access and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
Your buyer does. The purchase application must reach Pegasus at least 20 days before the sale date, and the packet says it may take up to 30 days. Build that time into the contract.
Give the buyer the purchase packet at contract signing, ask them to file the same week, keep the closing date at least 30 days out, and agree in the contract what happens if approval is delayed or denied. We run that calendar on every Villas listing.
The governing documents, budget, financial statement and related disclosures required by Section 718.503, plus the estoppel. We request the declaration, rules, budget, reserve schedule and any milestone paperwork before listing.
If the buildings are three or more habitable stories, the buyer is entitled to the association's milestone and reserve study information as part of the resale package. If they are lower, ask the association for a written statement so a buyer's attorney does not have to.
At least one, from the condominium association through Pegasus. The master association's $2,500 capital contribution is collected at closing, so ask the manager whether any master-level certificate or account statement is also required, and confirm the requests are placed when the contract is signed.
Florida caps a standard estoppel for a current account at $299, and in Lee County the seller customarily pays it, though the contract controls. Rush and delinquent-account surcharges may apply.
The association's purchase packet lists the $2,500 capital contribution, paid to the master association, among the buyer's attachments. The contract controls, and any other charge should be confirmed on the estoppel.
Association dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. With quarterly dues of $2,126 due on the first of January, April, July and October, the closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel; the contract controls. At $300,000, stamps are $2,100 and a promulgated owner's policy is about $1,575, before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the schedule before we set a price.
Compare the net rent against a sale. The association allows leases of a month or more, up to four a year, with a $150 application and background checks, but an owner who leases gives up amenity use. Weigh $8,504 in yearly dues against the rent.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the buyer still needs the association's approval. Confirm the lease count for the calendar year, since the cap is four.
Golf, tennis and the other Fountain Lakes master amenities come with ownership through the master assessment inside the dues, so a buyer of your flat receives them, and a new owner pays the $2,500 capital contribution. There is no equity membership to transfer.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. For a condo, credits depend on the building's features, so ask your insurance agent.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The one active flat has done that at $385,000, which is $83,889 above the $301,111 the last 1,053 square foot sale closed at. A reset toward the recent closings is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The five 2026 closings sold at a median of 95.7% of the final list, so a final ask about 4 to 5 percent above the price you would accept fits the pattern. The flat listed at $385,000 has waited 176 days.
Use the size the roll supports, 967, 1,053 or 1,286 heated square feet, and be ready to explain any different MLS figure. Several past MLS entries, such as 1,353 for a unit the county records at 1,053, do not match the roll.
Yes. The 2026 reserve schedule implies a roof about six years old, and a buyer will ask. Have the date, permit and warranty ready, and ask the association for the reserve schedule, since a documented roof supports the price.
On price and size: the Villas' 24-month median of $299,556 is $29,444 below The Villas at Timber Lakes at $329,000, with higher dues and slower sales. Buyers who want a third bedroom or a garage flat come to the Villas. We price with both in view.
Every fact on this Villas of Fountain Lakes guide traces to a primary record below: the association's published packets, 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.
Villas of Fountain Lakes' key documents are published by the association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Villas of Fountain Lakes 2026 Sale Packet (purchase application, 2026 budget, reserve schedule, Q&A) | The Villas of Fountain Lakes Condominium Association | 2026 | |
Villas of Fountain Lakes 2026 Lease Packet (lease application and rules) | The Villas of Fountain Lakes Condominium Association | 2026, rules updated June 2023 | |
Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | recorded 2020 | |
Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | recorded 2020 | |
Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | |
The Villas of Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed February 3, 1988 | |
Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | |
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 Villas of 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.
