Estero, Florida
Sell your Forest Ridge home in Fountain Lakes with McGreevy and Comisar, Top 1% nationally since 2008. Priced from the neighborhood's own 18 recorded closings, with the estoppel and association papers ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Forest Ridge sellers work in a neighborhood of 135 single-family homes on the county roll, inside the gated master community of Fountain Lakes in Estero, where 10 homes closed in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $452,500 median. This seller guide sits beside our full Forest Ridge neighborhood guide, which holds the history, the amenities and the recorded documents. Here we answer one question: how to sell a Forest Ridge house for the most money, with the fewest surprises, on a timeline you control.
If you want a number before you read further, use our Forest Ridge home valuation guide and then come back to this page for the process. If you are also shopping for your next house, our Forest Ridge buyer guide covers the purchase side. Sellers still comparing listing teams can read our guide to the best real estate agents in Estero, which sets the options side by side on the public record.
Selling elsewhere inside the gates? Our guides to selling a home in Fountain Lakes and to selling a home in Forest Ridge Shores use the same record-first method for those markets.
McGreevy and Comisar are the best realtor for selling in Forest Ridge at Fountain Lakes because we price a house against the neighborhood's own recorded sales, prepare the association paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Forest Ridge is a thin market, and we say so first. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we can prove is narrower and checkable: in the last 12 months we tracked every one of the 5 Forest Ridge closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has assigned to the neighborhood since November 2021, along with the 34 qualified sales the county recorded here from 2021 through July 29, 2026.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. Those are career honors across Lee and Collier County. The Forest Ridge claim is the research: the association's recorded declaration, its 2026 budget and sales packet, the master association's rules, and every recent closing.
Honors and recognition:
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Marc Comisar runs the field side: showings, buyer-agent conversations, inspections and contractor coordination. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Forest Ridge sellers who read nothing else on this page should know these ten facts about the neighborhood. Each is sourced in the sections below, and together they decide your price, your paperwork and your timeline more than any listing photograph will.
Selling in Forest Ridge at Fountain Lakes differs from most Estero sales in five ways: a few houses sell each year, two associations stack their paperwork, the owner carries the roof and exterior, the buyer needs approval before closing, and one shared name hides a separate neighbor. Each changes how we price and how we prepare.
Ten closings in 36 months means a Forest Ridge house sells about once every 3.6 months. The buyer pool for a detached, gated, golf-bundled Estero address at this price is real but it arrives slowly, so the first weeks of a listing carry more weight than the last.
Forest Ridge at Fountain Lakes Neighborhood Association, Inc. issues the sales packet and the estoppel through its manager. The Fountain Lakes Community Association, the master, adds its rules and a $2,500 capital contribution. A seller who orders the neighborhood papers and forgets the master's rules meets the gap at the closing table.
Unlike a condominium, the association carries no roof or exterior reserve for your house. The budget has no landscaping, roof, painting or reserve line, and the declaration puts the roof, exterior walls, windows, garage door, air-conditioning, lawn and irrigation on the owner. A buyer prices those systems directly, and a 1994 to 1999 house draws roof and air-conditioning questions in every inspection.
The 2022 restated declaration routes transfers through the master association's procedures, and the neighborhood packet asks for a purchase application with the contract and a fee. That is a calendar item more than an obstacle, and it sets a timeline the contract has to respect.
The MLS carries a Forest Ridge label, a separate Forest Ridge Shores label and a generic Fountain Lakes label, and agents use the generic one for every neighborhood. This page covers Forest Ridge at Fountain Lakes Neighborhood Association, Inc., not Forest Ridge Shores, which has its own association, plat and price ladder.
Now is a workable time to sell in Forest Ridge at Fountain Lakes if the ask matches the recent closings: one house was active on September 29, 2026 against 5 closings in 12 months, about 2.4 months of supply, but that one house has sat 212 days at $550,000, which shows an ask above the closings gets ignored.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 5 (small sample) | $440,000 | $262.40 | 53 | 95.1% |
24 months | 8 | $426,000 (mean of $412,000 and $440,000) | $248.80 | 64.5 | 95.6% |
36 months, first window with 10+ | 10 | $452,500 (mean of $440,000 and $465,000) | $266.24 | 64.5 | 95.6% |
60 months | 18 | $452,500 (mean of $440,000 and $465,000) | $266.24 | 46.5 | 96.4% |
Every window runs to September 29, 2026. Medians use the mean of the middle pair when the count is even. Sold-to-list means sold price divided by final list price.
The 36-month window totals $4,631,500 in volume, from $365,000 to $642,000. All 10 of those sales closed below the final list price, and across all 60 months 17 of 18 sold below list, one sold at it and none sold above it. In this neighborhood a seller should expect to negotiate, and should price with the negotiation already in the number.
The one active listing is a three-bedroom, two-bath, 1,550 square foot house at $550,000, which is $32,500 above the highest closing of the last 12 months and 25 percent above the 12-month median. One active against 5 closings a year is about 2.4 months of supply, a tight number that reflects how few houses come to market, not how easily they sell. The 212 days on market says the ask, not the neighborhood, is the obstacle.
Five closings describe five houses. We publish the median because a seller asked for one, and we publish every sale beside it so you can see that the $440,000 12-month median sits between a $365,000 house of 1,391 square feet and a $517,500 house of 1,447 square feet. The honest use of the number is as a center of gravity, not a promise.
Forest Ridge homes sold for $365,000 to $642,000 across the 10 closings of the last 36 months, and all 18 closings since November 2021 are listed below, newest first, by month, price, bedrooms and area only. The MLS does not separate this neighborhood, so some rows were placed by matching the county's recorded sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60-month window)
Closed | Filed under | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
Sep 2026 | Forest Ridge | 3 and 2 | 1,426 | $450,000 | $412,000 | 91.6% | $289 | 17 |
Apr 2026 | Forest Ridge | 3 and 2, one half bath | 1,977 | $489,000 | $465,000 | 95.1% | $235 | 42 |
Jan 2026 | Forest Ridge | 3 and 2 | 1,391 | $380,000 | $365,000 | 96.1% | $262 | 136 |
Dec 2025 | Forest Ridge | 3 and 2 | 1,447 | $549,000 | $517,500 | 94.3% | $358 | 76 |
Sep 2025 | Forest Ridge | 4 and 2 | 2,056 | $454,900 | $440,000 | 96.7% | $214 | 53 |
Aug 2025 | Fountain Lakes, generic | 4 and 2 | 2,052 | $477,500 | $465,000 | 97.4% | $227 | 122 |
Jul 2025 | Forest Ridge | 3 and 2 | 1,481 | $450,000 | $400,000 | 88.9% | $270 | 110 |
Jun 2025 | Sungate Villas | 3 and 2 | 1,760 | $410,000 | $400,000 | 97.6% | $227 | 10 |
Nov 2023 | Fountain Lakes, generic | 3 and 2 | 1,793 | $659,000 | $642,000 | 97.4% | $358 | 51 |
Oct 2023 | Fountain Lakes, generic | 3 and 2 | 1,750 | $599,900 | $525,000 | 87.5% | $300 | 99 |
Sep 2023 | Fountain Lakes, generic | 4 and 2 | 2,034 | $549,900 | $500,000 | 90.9% | $246 | 142 |
Mar 2023 | Fountain Lakes, generic | 5 and 3 | 2,044 | $529,900 | $510,000 | 96.2% | $250 | 92 |
Oct 2022 | Forest Ridge | 3 and 2 | 1,385 | $449,000 | $435,000 | 96.9% | $314 | 4 |
Jun 2022 | Forest Ridge | 3 and 2 | 1,447 | $579,000 | $560,000 | 96.7% | $387 | 1 |
Feb 2022 | Forest Ridge | 3 plus den and 2 | 1,867 | $479,900 | $479,000 | 99.8% | $257 | 1 |
Dec 2021 | Forest Ridge | 3 and 2 | 1,385 | $450,000 | $430,000 | 95.6% | $310 | 6 |
Dec 2021 | Forest Ridge | 3 and 2 | 1,601 | $380,000 | $367,000 | 96.6% | $229 | 13 |
Nov 2021 | Fountain Lakes, generic | 3 and 2 | 1,393 | $379,000 | $379,000 | 100.0% | $272 | 0 |
Forest Ridge's MLS closings were assigned by matching each closing to a Lee County qualified sale of one of its parcels, because the MLS does not separate this neighborhood: agents file many Fountain Lakes closings under a generic label or a tract label. Eleven of the 18 rows carry the Forest Ridge label itself, and the match only adds closings filed elsewhere. Of the 7 rows filed under other labels, 5 have a county twin with the same price, a recorded date within days and a size close to the roll. Two do not: the October 2023 sale at $525,000 and the June 2025 sale at $400,000 filed under Sungate Villas, a separate condominium. We keep both in the figures and show what the medians do without them.
Without those two rows, the 12-month median is unchanged at $440,000 (n = 5), the 24-month median is $440,000 (n = 7), the 36-month median is $452,500 (n = 8, the mean of $440,000 and $465,000) and the 60-month median is $452,500 (n = 16). The conclusion does not depend on the doubtful rows, which is why we show them instead of hiding them.
The county recorded 25 qualified sales at Forest Ridge parcels between November 2021 and July 29, 2026, and 15 of them have a confirmed MLS twin in the table above. The other 10 are sales our MLS pool does not carry under any of our labels, including three in 2024 and a $424,000 recorded sale in July 2025. That is why we show both records and never quote an MLS median as the whole market.
The recent Forest Ridge sales that matter most to your price are the ones closest to your house in size, bedroom count and condition: the last 12 months held five closings from 1,391 to 2,056 square feet, from $365,000 to $517,500, and the September 2026 sale at $412,000 is the newest single data point on the record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A three-bedroom, two-bath, 1,426 square foot house closed in September 2026 at $412,000 after 17 days on the market, against a final list of $450,000. That is 91.6 percent of list, the lowest ratio of the last 12 months, and $28,000 below the $440,000 12-month median. It works out to about $289 a square foot, just under the $299.69 median for houses of 1,500 square feet or less over 60 months. The lesson for a seller is the speed: a house that priced to the market closed in 17 days.
The highest-priced resale of the last 12 months was $517,500 for a three-bedroom, 1,447 square foot house in December 2025, at 94.3 percent of a $549,000 list after 76 days. It was also the highest price per square foot of the year, at $358. The record does not say why, and we do not guess; condition, updates and lot position are the usual reasons, and each is a reason to have the house looked at in person.
The lowest was $365,000 in January 2026 for a three-bedroom, 1,391 square foot house that took 136 days. Small houses here span a wide band, which is why a valuation begins with the house, not the median.
Over the 60 months, houses of 1,500 square feet or less closed 8 times at a $421,000 median, houses of 1,501 to 1,999 square feet closed 6 times at $472,000, and houses of 2,000 square feet or more closed 4 times at $482,500. Each split is a small sample. The smaller houses cost less in total and more per square foot ($299.69 against $236.21 for the largest), which is the usual pattern, and they sold faster: a median of 11.5 days against 107.
The price path is a fast 2021 and 2022, when five of six closings took 6 days or less, a slower 2023 in which three of four sales took more than 90 days, and lower prices in 2025 and 2026 with median days on market of 76 and 42. There is no MLS closing under our labels in 2024, but the county recorded three qualified sales that year, so that gap is a labeling gap, not proof that nothing sold.
County recorded sales run back further than the MLS. The county's median qualified price was $217,500 in 2013, $510,000 in 2023 and $440,000 in 2025, on 6, 7 and 5 sales. From 2013 to 2023 that is a rise of about 134 percent, and from 2023 to 2025 a fall of about 14 percent. Since September 29, 2025 the county file shows 4 qualified sales at a median of $452,500. Small counts move medians, so we describe direction and not a precise rate.
Forest Ridge has 135 homes on the county roll, a 2026 association assessment of $400 a quarter and, on September 29, 2026, exactly one house for sale, asking $550,000 after 212 days. In a neighborhood where 10 homes closed in 36 months at a $452,500 median, the seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Forest Ridge home? Get a free Forest Ridge home valuation or Call Jesse direct at (239) 898-6072, and see what a Forest Ridge home is worth on the record.
Buying at Forest Ridge? Call Marc at (239) 287-5873, read our Forest Ridge buyer guide, or read how we represent buyers.
Forest Ridge is the largest single-family homeowners' association among the seven for-sale neighborhoods on our Fountain Lakes roster, and its $440,000 12-month median on 5 closings sits between the condominium villages below it and Forest Ridge Shores above it. Every comparison here is a small sample from the same September 29, 2026 pull.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026; roster counts from our Fountain Lakes hub guide)
Neighborhood | Homes | Legal form | Built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
143 | Condominium, Chapter 718 | 1988 | 9 | $185,000 | |
Forest Ridge | 135 | Homeowners' association, Chapter 720 | 1994 to 1999 | 5 (small sample) | $440,000 |
128 | Homeowners' association, Chapter 720 | 1988 to 2003 | 4 (small sample) | $457,500 | |
86 | Homeowners' association, Chapter 720 | 1990 to 2004 | 3 (small sample) | $454,000 | |
64 | Homeowners' association, Chapter 720 | 2000 to 2002 | 5 (small sample) | $522,500 | |
62 | Not resolved in our roster | 1994 to 1996 | 3 (small sample) | $335,000 | |
49 | Not resolved in our roster | 1989 to 1991 | 5 (small sample) | $301,111 |
The closest structural neighbors are Sunrise and Lakeside, Chapter 720 associations at $457,500 and $454,000, within $17,500 of Forest Ridge, so the three read as one price band on these small samples. The condominium and villa neighborhoods sit $105,000 to $255,000 below, which is the difference between an attached unit and a detached house on its own lot. Forest Ridge Shores sits $82,500 above, and the next section explains why.
Forest Ridge at Fountain Lakes meets a buyer who wants the larger pool of 135 houses and the lower entry price, while Forest Ridge Shores meets a buyer who wants a newer house built 2000 to 2002. At 36 months the two medians are $452,500 and $525,750.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Measure | Forest Ridge | Forest Ridge Shores |
|---|---|---|
Homes on the 2026 county roll | 135 | 64 |
Year built on the roll | 1994 to 1999, median 1996 | 2000 to 2002, median 2001 |
Heated area on the roll | 1,309 to 2,525 sq ft, median 1,601 | 1,346 to 2,202 sq ft, median 1,759 |
2026 neighborhood assessment | $400 a quarter | $450 a quarter |
Governing regime | Chapter 720 homeowners' association | Chapter 720 homeowners' association |
Leasing | 30 days or more, four leases a year | Six-month minimum, two leases a year |
12-month MLS closings and median | 5, $440,000 (small sample) | 5, $522,500 (small sample) |
24-month MLS closings and median | 8, $426,000 | 8, $525,750 |
36-month MLS closings and median | 10, $452,500 | 8, $525,750 |
60-month MLS closings and median | 18, $452,500 | 16, $552,000 |
Median $ per MLS sq ft, 60 months | $266.24 | $324.09 |
Median days on market, 60 months | 46.5 | 28.5 |
Median sold-to-list, 60 months | 96.4% | 98.5% |
Active listings, September 29, 2026 | 1, at $550,000 | 0 |
County recorded sales since September 29, 2025 | 4, median $452,500 | 3, median $475,000 |
Both neighborhoods' MLS closings were assigned by the same county price-and-date method, from the same MLS pull, so the columns are comparable. Our roster's Fountain Lakes table shows the Shores' regime as not resolved, and our Forest Ridge Shores neighborhood guide settles it from the recorded documents as a Chapter 720 homeowners' association.
At the 36-month medians the Shores sit $73,250 above Forest Ridge, and at 12 months the gap is $82,500. The Shores' houses are about five years newer at the median and a little larger, so the difference is age and size mix as much as address. A Forest Ridge seller should not price off a Shores sale, and should use the Shores only as a ceiling: a buyer who can afford the Shores is not your buyer unless your house wins on price. If you own in the Shores, use our Forest Ridge Shores seller guide.
A buyer who wants the widest choice of houses and the lower entry price starts at Forest Ridge, where 60 months produced 18 closings. A buyer who wants a 2000s-era house looks at the Shores, where nothing is listed today. Your listing should say which of those buyers you are speaking to, in the language of the house: size, bedrooms, roof and air-conditioning dates, and what is included.
The two names share four words. If a buyer's agent pulls comparables labeled Forest Ridge, check each street against the county roll before comparing prices. Marsh Landing on Forest Ridge Drive is a third, unrelated community outside the Fountain Lakes gates, and the state register carries unrelated Forest Ridge associations elsewhere in Florida.
We price a Forest Ridge home by placing it on the neighborhood's own ladder of closed sales, adjusting for size, roof and air-conditioning age, condition and time, and testing the number against the one house that is actively listed. We start from the house, not the median, because 18 closings in five years span $365,000 to $642,000.
The county records the neighborhood as Tract MN of the Fountain Lakes plat, and its 135 parcels sit on five streets: Seashore Circle (82 parcels), Sunland Lane (17), Bali Lane (17), Fountain Lakes Boulevard (16) and West Tree Drive (3). We confirm your address is one of them, because a Forest Ridge Shores sale is not a Forest Ridge comparable and the MLS label alone can mislead.
The roll counts 14 two-bedroom parcels, 95 three-bedroom, 22 four-bedroom and 4 five-bedroom parcels, with heated area from 1,309 to 2,525 square feet and a median of 1,601. We compare your house with closings of similar size first, because the 60-month record shows houses of 1,500 square feet or less at $299.69 a square foot and houses of 2,000 or more at $236.21.
From the table above we choose the closings that fit your house, weighting the last 12 to 24 months. In a neighborhood with 5 closings a year, a comparable from 2023 is not stale, but it needs a time adjustment, and a comparable from 2021 or 2022 needs a large one.
The record shows a fast 2021 and 2022 and a negotiated 2025 and 2026. We treat the 12-month and 24-month medians ($440,000 and $426,000) as today and the 60-month median as history, and we never price a house off a 2022 sale at $560,000 without saying what has changed.
The houses were built 1994 to 1999, so the roof, air handler, water heater and windows are 27 to 32 years old unless replaced. Because the owner carries them, the age of each is a fact about the house. A new roof with a permit date is a price argument; an original roof is a negotiation point.
The declaration runs each owner's lawn to the roadway edge and to the waterline of any lake, canal or water management area the lot touches, so some lots have water and some do not. The record does not tell us which houses have which, and our sales file carries no lot-position field, so we treat water and golf frontage as a question we answer from your parcel and photographs, not from a median.
The single active listing asks $550,000 for 1,550 square feet, about $355 a square foot against a 12-month median closing of $262.40, and has sat 212 days. We treat it as a ceiling and a warning, never as a comparable.
Across 36 months the median sold-to-list ratio was 95.6 percent, and at 12 months it was 95.1 percent. To net a $440,000 outcome at that pattern, a list price of about $460,000 to $463,000 is the arithmetic, and we show you that arithmetic before you choose a number. That is an illustration of the ratio, not a forecast of your sale.
We market a Forest Ridge home to the buyer who wants a detached, gated, golf-bundled Estero address at a price below the newer communities, with professional photography, aerial and video, a documents file that answers the association questions before they are asked, a regional buyer database, and discretion when a sale needs to stay quiet.
A house of 1,300 to 2,500 square feet on its own lot is sold on light, layout and setting. We produce professional photography, cinematic video and drone imagery where the lot and the master association's rules allow it, and we show the gate, the master amenities and the drive to Coconut Point as part of the story, because the buyer is buying the address as much as the house.
Before the first showing we assemble the recorded declaration and its 2022 restatement, the 2026 budget, the sales packet, the master rules, the roof and air-conditioning dates, and any architectural approvals. A buyer who can read the $400 quarterly assessment, the leasing rules and the roof age on day one negotiates on the house instead of on the unknowns.
Some buyers search Forest Ridge by name, some search Fountain Lakes, and some search Estero by price. We list under the accurate neighborhood label so the house is found by the buyer who wants it and is not mistaken for a Forest Ridge Shores sale. Our regional buyer database and our reach across Southwest Florida add the buyers who are comparing several communities.
The copy names the neighborhood, states the size and bedrooms from the roll, says what belongs to the master association (golf, pools, fitness, courts, clubhouse) and what does not (the roof, exterior and lawn), and gives the 2026 assessment as $400 a quarter. Getting those four facts right up front prevents the calls that waste a week.
Some Forest Ridge owners want a quiet sale, whether they are relocating, settling an estate or simply private. We offer off-market conversations with qualified buyers, and we keep the gate, the showings and the paperwork discreet.
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate a Forest Ridge contract ourselves, from the first offer through the closing table, because in a neighborhood where most sales close below list the terms move the net as much as the price: the roof, the $2,500 contribution, the application timing, the inspection and the closing date.
An offer at $450,000 with a 30-day close, no application contingency and a request for a roof credit can be worth less than an offer at $440,000 with a realistic calendar. We total each offer's price, terms and risk on one sheet and show it to you.
The 2026 sales packet lists a $2,500 capital contribution to the master association, collected at closing. The master declaration lets its board set the amount and words it as the transferring owner's obligation, so who pays is a contract question. We put the allocation in writing and confirm the amount on the estoppel.
A buyer of a 1994 to 1999 house will inspect the roof, the air handler and the electrical panel. We prepare for the inspection with your dates and permits, and we decide in advance whether a credit, a repair or a price adjustment serves you best.
A buyer's lender orders the appraisal. In a neighborhood with few sales, an appraiser leans on the same closings we do, so we send the appraiser the comparable set and the reasons for adjustments. If the appraisal comes in short, the contract's terms decide who covers the gap.
Since August 17, 2024 offers of buyer-broker compensation cannot be advertised on the MLS, and a buyer's agent needs a written agreement before touring a home. Commissions are negotiable and not set by law. A seller may still choose to offer compensation or concessions, and we talk through that decision with you up front, in writing.
Selling in Forest Ridge at Fountain Lakes costs a Lee County seller, by custom, the documentary stamp tax of $0.70 per $100 on the deed, the owner's title policy, the estoppel certificate, the commission you negotiate and the prorations; the purchase contract controls, and at the $440,000 12-month median the stamps and title alone are $5,355.
Price point | Where it comes from | Doc stamps at $0.70 per $100 | Owner's title premium (promulgated) | Stamps and title together |
|---|---|---|---|---|
$365,000 | Lowest of the 36-month closings | $2,555 | $1,900 | $4,455 |
$412,000 | September 2026 closing | $2,884 | $2,135 | $5,019 |
$440,000 | 12-month median | $3,080 | $2,275 | $5,355 |
$452,500 | 36-month and 60-month median | $3,167.50 | $2,337.50 | $5,505 |
$517,500 | Highest closing of the last 12 months | $3,622.50 | $2,662.50 | $6,285 |
$642,000 | Highest closing of the 36-month window | $4,494 | $3,285 | $7,779 |
The tax is $0.70 for each $100 of price, rounded up to the next $100, and the owner's premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it, per the state's promulgated schedule. In Lee County the seller customarily pays both, in Collier County the buyer customarily pays the owner's policy, and the contract controls in either.
The lines below follow our shared Florida cost research and are estimates for a mortgage-free seller. Commission is a negotiated example, not a rate.
Line | Estimate at $440,000 | Basis |
|---|---|---|
Listing commission, example 2.75% | $12,100 | Negotiated |
Buyer-agent compensation, example 2.5%, if you offer it | $11,000 | Optional, off the MLS |
Deed documentary stamp tax | $3,080 | $0.70 per $100 |
Owner's title premium | $2,275 | Promulgated schedule |
Title search and settlement fee, estimate | $1,200 | Varies by title company |
Municipal lien search, estimate | $175 | Varies |
Estoppel certificate, current account | $299 | Statutory cap |
Estimated total | $30,129 | About 6.8% of price with a buyer-agent offer |
Estimated net before payoff and prorations | $409,871 | Price minus the total |
Without a buyer-agent offer the total is $19,129, about 4.3 percent, and the net is $420,871. The net sheet leaves out the property tax proration, which credits the buyer for your days of ownership and depends on your actual bill, and any mortgage payoff. We do not quote a Forest Ridge tax bill, because it depends on your assessed value, homestead exemption, the Save Our Homes cap and the year's millage.
Florida Statute 720.30851 requires the association to deliver an estoppel certificate within 10 business days of a written request. The 2024 amendments reset the fee cap to $299 for a current account, plus $119 if expedited within 3 business days and $179 more if the account is delinquent, per the Florida Senate's staff analysis. We did not find the manager's fee in the documents we read, so we ask the manager and confirm it against the cap.
Assessments come due on the first of January, April, July and October. The estoppel shows what is paid, and prorations follow the contract. A closing in the middle of a quarter means you owe or are credited for a share of a $400 payment, which is a small item that still belongs on the settlement statement.
A Forest Ridge seller must give the buyer the section 720.401 disclosure summary before the contract is signed, the section 689.261 property tax summary and the section 689.302 flood disclosure at or before contract, and every known material defect not readily observable. Forest Ridge is a Chapter 720 homeowners' association, not a condominium.
Section 720.401 says the disclosure summary is presented before the contract is executed, and that it is supplied by the parcel owner when the sale is by an owner that is not the developer. Every contract must carry, in conspicuous type, a clause saying the buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first, and that the right cannot be waived and ends at closing. The summary is a statute's form, and we help you deliver it before the buyer signs. Ask your attorney about your sale; this is information, not legal advice.
Section 689.261 requires a prospective purchaser of residential property to receive a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller's current taxes because a change of ownership can trigger reassessment.
Section 689.302 requires a seller to complete and provide a flood disclosure to the purchaser at or before the contract, stating whether the seller knows of flooding that damaged the property, whether the seller filed a flood insurance claim, and whether the seller received federal assistance for flood damage. We found no public record of neighborhood flooding at Forest Ridge, and your answers are your own knowledge, so we prepare them with you.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them, and an as-is clause does not remove that duty. For a 1994 to 1999 house the usual items are the roof, air handler, plumbing, insurance claims and prior water intrusion.
The recorded declaration, bylaws and rules are on the community's documents page, so a buyer can read the leasing limits, the pet limit and the architectural rules directly. We put the documents in the file early so nothing a buyer reads later feels like a surprise.
Your Forest Ridge buyer pays the price plus a $400 quarterly assessment, a $150 application fee, the $2,500 master contribution if the contract says so, Lee County property tax, homeowner's insurance, and the roof and exterior costs the association does not carry. Knowing the stack lets you price around it.
The 2026 assessment is $400 per home per quarter, $1,600 a year, up from $380 a quarter in 2025. The association's approved budget shows $370 a quarter as the master and general association fee and about $30 as neighborhood costs. At the $440,000 median that is about 0.36 percent of price a year, and at $452,500 it is about 0.35 percent, a low fee load for a gated community that exists because the association carries no building insurance and no roofs.
The 2026 packet lists the $2,500 master capital contribution, collected at closing, and a $150 non-refundable purchase application fee. The application is filed with the contract at least 20 days before the sale date and can take up to 30 days to process, and the buyer provides a recorded deed copy within 10 days after closing.
If the house is a member of the Fountain Lakes Irrigation Co-op, the buyer pays $32 a month, billed as $96 a quarter, and the co-op issues its own estoppel. Tell your buyer whether your lot is a member, because the co-op's fee is not in the neighborhood budget.
Lee County property tax is billed on assessed value, and a buyer's first bill can differ from yours. Insurance on the house is the buyer's own homeowner's policy, and flood cover is separate. We publish no premium for Forest Ridge because no public source does.
Under section 720.3085, a parcel owner is jointly and severally liable with the previous owner for unpaid assessments that came due up to the transfer of title. That is why the estoppel matters to your buyer and to you: it proves the account is current.
A buyer who sees a $1,600 annual assessment, a written roof date and a complete document file pays a better price than a buyer who discovers those facts in the inspection period. We would rather sell you at a price the buyer can underwrite.
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Forest Ridge calendar runs three clocks at once: the buyer's application needs at least 20 days and can take 30, the estoppel is due within 10 business days of a written request, and a 30-day contract closes before some applications are decided. We start the application the day the contract is signed and write the calendar into the contract.
When the contract is signed we deliver the section 720.401 summary if it has not already gone, request the estoppel in writing, and make sure the buyer's application, the contract copy and the $150 fee reach the manager. The manager for the neighborhood association is Pegasus Property Management in Bonita Springs, per the association's filing and sales packet.
The estoppel states the assessment, any amount owed, the capital contribution or transfer fee, whether the board must approve a transfer and whether there is a right of first refusal. The restated declaration promises the estoppel in 10 working days, matching the statute, and the certificate is effective for 30 days when delivered by hand or email and 35 days when mailed.
The application asks who will occupy the house and whether it will be a full-time home, a part-time home or a lease. Under sections 11.1 and 11.2 of the restated declaration as we read them, all transfers must be approved and may be denied under the master association's procedures, and an unapproved transfer is void unless approved later. We found no right of first refusal in the documents. Federal and Florida fair housing law apply to any approval, and a decision cannot turn on a protected class.
A contract with a 30-day closing that starts the application on day 10 has no margin. We write an approval contingency and an extension into the contract when the timeline is tight, so a slow approval moves the date instead of ending the sale.
At closing the buyer records the deed, the estoppel is confirmed current, the contribution is paid as the contract allocates it, prorations settle, and you receive your net. Our office in Bonita Springs coordinates with the title company so the calendar we wrote is the calendar you live.
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Forest Ridge rules that affect a sale are the leasing limits (30 days or more, four leases a year, prior approval), the three-pet limit, the two-level architectural review, the owner's roof and exterior duties, and the fence, garage and vehicle requirements. Buyers read each as a limit on use, so we present them plainly.
A written lease of at least 30 days, no more than four leases per home per calendar year, prior approval, a $150 non-refundable lease application fee and at least 30 days' notice before the lease starts. Rentals under 30 days, including Airbnb and VRBO, are not permitted, and an owner whose home is leased may not use the recreation or parking facilities during the lease term. A buyer who wants a seasonal rental or a long lease fits; a buyer who wants short stays does not.
Up to three household pets per home, cats or dogs, with a leash of no more than six feet off the lot. The association's sheets also say no Pitbulls or exotic pets, which is a statement we found in the sheets and not in the declaration text, so we tell buyers to confirm the breed rule with the manager in writing.
Exterior changes go to the master association's Architectural Review Committee, and the Forest Ridge declaration adds approval by two directors of the neighborhood board. The master declaration deems a request approved if the committee does not act within 45 days, approved work must be finished within 180 days, and a house with unapproved work is a problem the seller should solve before listing.
The neighborhood's welcome sheet says fences are permitted only where they already exist, while the recorded declaration allows fences that meet architectural standards. The master rules allow black powder-coated aluminum picket fences up to 4 feet high and prohibit fences on lots bordering a lake, and the stricter neighborhood rule controls. If your house has a fence, bring the approval.
The declaration requires an attached garage that holds two to four standard cars and prohibits carports. It requires a below-ground irrigation system that is kept in use, and it limits vehicles to what the garage and driveway hold. The master rules bar overnight street parking.
We found no age restriction in the recorded declaration, articles or bylaws, and none in the master association's documents. A buyer of any age can buy in Forest Ridge, subject to the association's ordinary approval and rules, and we describe the property, not the people who might live in it.
Flood and storm facts affect a Forest Ridge sale through the buyer's insurance quote and the seller's flood disclosure: at two addresses we tested, on Fountain Lakes Boulevard and Seashore Circle, FEMA shows Zone X on panel 12071C0587G effective November 17, 2022, but two points do not map 135 parcels.
FEMA's National Flood Hazard Layer returned Zone X, the 0.2 percent annual chance flood hazard in a combined riverine and coastal zone, at both test points, outside the special flood hazard area. Our Fountain Lakes hub describes Zone AE near the community's lakes and Halfway Creek, so a lot on a lake edge may read differently. We give you your address's zone, not the neighborhood's.
A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones beginning with A or V. Zone X is outside it, so a lender does not require flood cover on the map alone, although a lender or insurer may, and any owner can buy it. The Village of Estero's flood page says that anywhere it rains, it can flood.
Forest Ridge is inland, so storm exposure is mostly wind and rain. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, according to the National Hurricane Center. We found no public record of flooding in the neighborhood and we assert none. Your own answers on the flood disclosure are what count.
Florida's uniform mitigation verification form documents wind features such as roof shape, roof deck attachment and opening protection for possible premium credits. A wind mitigation report and a roof permit date help a buyer's insurance quote, and they help your price.
A Forest Ridge home takes a median of 64.5 days on the market over the 36-month window and 53 days over the last 12 months, with a range of 10 to 142 days across the 10 closings of 36 months, so plan on about two months to contract, plus 20 to 30 days for the buyer's application and closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The fastest of the 36-month sales took 10 days and the slowest 142. The September 2026 closing took 17 days at 91.6 percent of list, and the January 2026 closing took 136 days at 96.1 percent. Faster sales came with bigger discounts to list, which is the trade: price to move now, or wait for the buyer who pays more.
Over 60 months, houses of 1,500 square feet or less sold in a median of 11.5 days against 107 days for houses of 2,000 square feet or more. A small house priced to the market sells quickly, and a large house needs patience or a sharper price.
After a contract, the calendar is the application (20 to 30 days), the inspection period, the appraisal if there is a loan, and the estoppel. A Forest Ridge contract that closes in 30 to 45 days is realistic if the application starts on day one.
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Prepare a Forest Ridge house by settling what an inspector will flag (roof, air handler, water heater, electrical panel, windows), refreshing what a buyer sees first, gathering the association papers and confirming that every exterior change has an approval. A prepared house sells on price; an unprepared house sells on the inspection report.
Ask a licensed roofer for a written condition report and the permit date of the last replacement. Service the air handler and keep the receipt. Test the water heater and the electrical panel. A house that arrives with these answers meets a shorter negotiation.
Paint, lighting, landscaping to the roadway edge, the entry and the garage are the first things a buyer sees. The declaration makes the lawn your job out to the road and to the waterline, so an overgrown lot is a visible defect.
The recorded declaration and 2022 restatement, the 2026 budget and sales packet, the master rules, the lease history if the house has been rented, architectural approvals, permits and any insurance claim history. We build the file and hand it to your buyer at contract.
An addition, pool, screen enclosure, generator, fence or roof color that never had committee approval is a title-and-approval question. Correct it before you list.
The recent closings do not isolate a pool or a fence, so we do not promise a return on either. We compare closings of the same size and adjust from the inspection and the appraisal, and we tell you which updates the market rewards after we see the house.
Your Forest Ridge listing should describe the property and the setting accurately: a detached house on its own lot in the gated Fountain Lakes community, with the master association's private nine-hole par-3 course, two pools with a hot tub, fitness center, tennis and pickleball courts, bocce, shuffleboard, billiards, library and clubhouse, and a short drive to Coconut Point.
Fair housing law protects buyers and renters from discrimination, and a listing describes the house, not who should live there. We describe size, bedrooms, layout, updates, lot and association facts, and we let buyers decide whether the property suits them.
The amenities belong to the master association, and Forest Ridge has no club of its own. The course is private and for residents and guests with a recreation permit, pool hours run dawn to dusk with no lifeguard, and hours can change. An owner whose home is leased may not use the recreation facilities during the lease term. We say so accurately.
Forest Ridge sits across US-41 from Coconut Point. By our approximate off-peak drive times from the US-41 and Fountain Lakes Boulevard area, Coconut Point is about 6 to 8 minutes, I-75 at Corkscrew Road about 5 to 7 minutes, Miromar Outlets about 8 to 12 minutes, the Southwest Florida International Airport about 20 to 24 minutes and Bonita Beach and Lovers Key about 15 to 25 minutes.
Forest Ridge at Fountain Lakes addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice and proximity, so we point buyers to the district for current options and publish no school ratings.
Gate monitors are on duty from 7 a.m. to 9 p.m. per the community office, and the master publishes barcode and key fob procedures. We arrange guest access with the community office for showings.
The public record teaches that a Forest Ridge resale is decided by the ask and the paperwork: the most recent closing, in September 2026, sold in 17 days at $412,000, while the one active listing has sat 212 days at $550,000. This is a public-record sale, and we do not present it as our own.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A three-bedroom, 1,426 square foot house closed at $412,000 against a $450,000 final list, and a three-bedroom, 1,550 square foot house is asking $550,000 after 212 days. The second house is 124 square feet larger and asks $138,000 more than the first one sold for. That gap is a mispricing signal, not a premium the record supports.
For the buyer, that sale carried costs the price does not show: the master association's $2,500 capital contribution at closing if the contract put it there, the association's purchase application and its fee, and then an assessment of $400 a quarter, or $1,600 a year, about 0.39 percent of $412,000 every year before insurance, tax and the cost of the roof and exterior.
Price the house to the closings that fit its size, file the association papers on day one, and negotiate the roof and the contribution in the open. That is the process this page describes, and it is the same process we run for Forest Ridge sellers.
Forest Ridge owners get a free valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from the closed sales that fit your house, placed on the neighborhood's ladder, with your fee stack, your association papers and a net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the Forest Ridge closings closest to your house in size, bedrooms and condition, with dates and days on market, a per-square-foot analysis on MLS living area, the one active listing and what it tells you, your position on the neighborhood's ladder with reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Start with our free home valuation or read our Forest Ridge valuation guide first.
In a neighborhood where a few houses close each year and the 60-month range runs from $365,000 to $642,000, the number decides the sale. We would rather you see the evidence before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse direct at (239) 898-6072, or Marc at (239) 287-5873. We have been Top 1% Real Estate Agents Nationally Since 2008, and confidential conversations are welcome.
Forest Ridge sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 135-home neighborhood where 10 houses closed in 36 months rewards a price set from its own closings and a documents file ready on day one. We tracked every one of those closings.
Data updated: September 2026
If you are searching for a Forest Ridge listing agent, or thinking, "I need someone to sell my home in Forest Ridge," here is the short version. We place your house on its own neighborhood's ladder of closed sales. We build the documents file (estoppel request, sales packet, architectural approvals, roof and air-conditioning dates, flood answers) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listing. Call Jesse direct at (239) 898-6072, text or call. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Our closings are too few to establish a season, and we do not publish a seasonal claim from 18 sales in five years. Days on market across the 36-month window ranged from 10 to 142, so list when the house, the documents and the price are ready, not when the calendar says.
In the 60-month record, houses of 1,500 square feet or less closed at a $299.69 median per square foot and houses of 2,000 square feet or more at $236.21. In total dollars the larger houses sell higher. Both figures are small samples from the Southwest Florida MLS as of September 29, 2026.
Compare your ask with the closings that fit your size. The one active Forest Ridge house asks $550,000 after 212 days, well above every closing of the last 12 months. Reprice to the closings, complete the documents file and refresh the photographs before you blame the market.
We recommend it. Ordering the estoppel and assembling the packet at listing starts the buyer's review on day one, and section 720.30851 gives the association 10 business days to respond, so a late request is a delayed closing.
Yes, when a private sale suits you. We discuss off-market options with qualified buyers, and we tell you honestly that a private sale in a thin market may reach fewer buyers, which can affect price.
Ask each agent to price a specific Forest Ridge house from its own recent sales, to name the estoppel and application timeline, and to show the sold-to-list pattern. Our Estero agent-comparison guide lays out the questions to ask.
McGreevy and Comisar is a top-reviewed Forest Ridge realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Owners who sell here often sell more than once. We keep the file from your first sale, so the second is faster.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A neighborhood with few sales rewards a listing team that answers questions when they come, including on a Sunday evening, and that presents a house carefully.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
In a thin market every showing is information. We report feedback so you can adjust the price or the presentation while the listing is young.
A Forest Ridge specialist matters because the facts that decide a sale here live in documents, not in a listing feed: a neighborhood association and a master association, a $2,500 contribution, a purchase application with a lead time, leasing and pet limits, owner-carried roofs, and a market of 10 sales in 36 months.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Forest Ridge means the closings ladder, the estoppel and the net sheet. Reach him direct at (239) 898-6072 and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer-agent conversations, inspections and contractors. Reach him at (239) 287-5873 and read his profile on the Marc Comisar agent page.
A general agent may price a Forest Ridge house off a Fountain Lakes median, pull comparables from Forest Ridge Shores, wait until contract to request the estoppel, forget the $2,500 contribution, miss the purchase application's lead time, or list a short-term rental pitch that the association forbids. None of those mistakes is exotic, and each costs a seller time or money.
Forest Ridge sellers who are buying their next home can run both sides as one plan, with the closing dates of the two transactions timed together. Our Forest Ridge buyer guide covers buying here, and our guide to buying a home in Estero covers the rest of the village.
The Forest Ridge calendar has a 20-to-30-day application on the buyer's side, so a seller who is also buying should not write a firm 30-day closing on the sale until the application is in. We line up the two closings so you are not carrying two houses or looking for a place to stay.
Owners who sell here often buy again in Southwest Florida. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
These are the questions Forest Ridge sellers ask most about pricing, timing, costs and paperwork, answered from the records cited below. Each answer names Forest Ridge and points to the section above that holds the detail. Where a record is not public, the answer says so.
Start with the neighborhood's closings: 10 in 36 months at a $452,500 median and 5 in 12 months at $440,000, a small sample. Your size, roof age and condition move it within $365,000 to $642,000. For a specific number, request a free home valuation.
The 12-month median is 53 days and the 36-month median is 64.5, with a range of 10 to 142 days. The one active Forest Ridge listing has sat 212 days at $550,000, which shows an ask above the closings goes unsold.
By custom the Lee County seller pays the documentary stamps on the deed, $0.70 per $100 of price, the owner's title policy, the estoppel and the commission you negotiate, but the contract controls. At $440,000 the stamps are $3,080 and the promulgated title premium is $2,275.
At $452,500 the stamps are $3,167.50 and the promulgated owner's title premium is $2,337.50, under Florida's stated schedule. Together that is $5,505 before commission, estoppel, prorations and any payoff.
The 2026 sales packet says it is collected at closing, and the master declaration words it as the transferring owner's obligation. The packet does not say who pays, so put it in the contract and confirm the amount on the estoppel.
An estoppel certificate states the assessment, any amount owed and whether approval is required. Florida Statute 720.30851 requires the association to deliver it within 10 business days of a written request, and the restated declaration promises the same 10 working days.
The statute caps the fee, and the 2024 amendments reset it to $299 for a current account, plus $119 if expedited and $179 more if delinquent. We did not find the manager's fee in the documents we read, so ask the manager and compare it to the cap.
Submit the purchase application with the contract and a $150 fee at least 20 days before the sale date, and provide a recorded deed copy within 10 days after closing. The application can take up to 30 days, so start the day the contract is signed.
The restated declaration says transfers require approval under the master association's procedures and that an unapproved transfer is void until approved. Fair housing law applies to any decision. We found no right of first refusal, and the estoppel form asks the association to state whether one exists.
We found none in the documents as we read them. The estoppel is where the association must say so, and we check it against the declaration before we tell you the way is clear.
Not automatically. The roof is yours, and a 1994 to 1999 roof will draw questions. Get a roofer's written condition report and the permit date of any replacement, and we compare a price credit with the cost of a new roof before you decide.
Florida sellers must disclose known material defects that are not readily observable, and the contract's addenda apply. Roof, air handler, insurance claims and flood history are the usual items, and section 689.302 adds a flood disclosure at or before contract.
Yes. Section 720.401 calls for the disclosure summary before the contract is executed, supplied by the parcel owner on a resale, and a buyer may cancel within 3 days of receipt or before closing if it was not provided. That right cannot be waived. Ask your attorney about your sale.
No. Forest Ridge is a Chapter 720 homeowners' association, not a Chapter 718 condominium, so the condominium resale documents and milestone rules do not apply. Each owner holds a lot and a detached house.
Generally yes, subject to the lease and the association's rules. Leases run 30 days or longer, four are allowed a year with prior approval, so check the tenant's lease against the calendar and confirm the tenant's status with the manager.
Yes, if the contract says so, though buyers still inspect and the duty to disclose known defects remains. Price to the condition and disclose what you know.
The one active house asks $550,000 after 212 days, well above the last 12 months of closings, so it is evidence about ceilings, not value. Price to the closings that fit your size and expect to negotiate.
The record shows houses of 1,500 square feet or less closing in a median of 11.5 days over 60 months, and five of six closings in 2021 and 2022 took 6 days or less. Condition and price both matter, and price matters first.
At 2.4 months of supply it reads close to balanced to slightly favorable to sellers, but five closings is a thin sample. Days on market of 53 to 64.5 and a 95.6 percent median sold-to-list say buyers are taking their time and negotiating.
The master board may set it, and it is $2,500 in the 2026 packet. The master declaration's resale-contribution clause sets a floor of not less than $500 for a single-family home. Confirm the current figure on the estoppel.
Assessments are due quarterly on the first of January, April, July and October, and the estoppel shows what is paid. Prorations follow the contract, and section 720.3085 makes the buyer jointly liable for unpaid assessments, so the account should be current.
The co-op bills $32 a month to its members and issues its own estoppel. Ask whether your lot is a member and tell your buyer.
Real-estate signs must meet the master association's specifications, so ask before you install one. We handle sign placement with the community office.
Fountain Lakes has gate monitors from 7 a.m. to 9 p.m. and a barcode system, so we arrange guest access with the community office for showings and confirm the process for each buyer's agent.
We found no special assessment in the documents we read. The estoppel must disclose any that is levied, and a seller should ask the manager before listing.
The record has too few sales to isolate a pool or a fence. We compare closings of the same size and adjust for features from the inspection and the appraisal.
Price to the closings, give the appraiser the comparable set, and negotiate a gap in the contract. A buyer's lender orders the appraisal.
Federal rules on gain from a home sale are in IRS Publication 523 and Topic 701, and Florida has no personal income tax. Ask a CPA about your situation.
Ask your lender for a payoff and price accordingly. We can tell you what the recent closings imply before you list.
Focus on what buyers inspect: roof, air-conditioning, windows, the lanai and the kitchen. We tell sellers which updates the recent closings reward after we see the house.
Some lots touch a lake, canal or water management area, and the private par-3 course belongs to the master association. Our sales file carries no lot-position field, so we cannot state a premium from the record. We assess your lot in person.
In Lee County the seller customarily pays the owner's title policy and picks the closing agent. In Collier County the buyer customarily does. The contract controls in both counties.
Since August 17, 2024, buyer-broker compensation cannot be advertised on the MLS, a buyer's agent needs a written agreement before touring, and commissions are negotiable. You may still offer compensation or concessions. We discuss the choice with you in writing.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that tracked every recent Forest Ridge closing. Call Jesse direct at (239) 898-6072.
Request a free home valuation or call Jesse direct at (239) 898-6072, and we will send the closings that fit your house.
Forest Ridge sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team read every recent Forest Ridge sale and the recorded documents before writing this guide, and works from an office in Bonita Springs a short drive from the US-41 entrance. Learn more about our team.
If you are thinking about selling in Forest Ridge, the work begins well before the listing goes live. It begins with the house: the size on the roll, the roof and air-conditioning dates, and where it sits among 18 closings. It begins with the estoppel, the sales packet and the architectural approvals. That is the work we do for Forest Ridge sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing this kind of preparation across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities, including the Fountain Lakes master community. In the last 12 months we tracked all 5 Forest Ridge closings, and we tracked all 18 since November 2021. Read more about McGreevy and Comisar on our about page, and see the whole neighborhood on our Forest Ridge neighborhood guide.
McGreevy and Comisar is a top-reviewed Forest Ridge realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling your Forest Ridge home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Forest Ridge? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Forest Ridge, Forest Ridge Shores, Grandezza, West Bay Club, Pelican Sound or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Every Forest Ridge fact on this page traces to a primary source below: the Fountain Lakes associations and their recorded documents, Florida statutes and state records, Lee County and Village of Estero records, and FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, listed last. Accessed September 30, 2026.
Forest Ridge's key documents are published by the Fountain Lakes associations, the State of Florida and the federal government, and the table links each to its issuing authority so you see the official, current version. Recorded instruments are also available through the Lee County Clerk's official records.
Document | Issued by | Date | Link |
|---|---|---|---|
Forest Ridge 2026 Sales Packet | Forest Ridge Neighborhood Association | 2026 | |
Forest Ridge 2026 Lease Application | Forest Ridge Neighborhood Association | 2026 | |
Forest Ridge Amended and Restated Documents | Forest Ridge Neighborhood Association | recorded 2022 | |
Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | 2020 | |
Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | 2020 | |
Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | |
Barcode and Key Fob procedures | Fountain Lakes Community Association | current file | |
Florida Statute 720.30851, estoppel certificates | Florida Legislature | current statute | |
Florida Statute 720.401, disclosure summary | Florida Legislature | current statute | |
Florida Statute 689.261, property tax disclosure | Florida Legislature | current statute | |
Documentary stamp tax overview | Florida Department of Revenue | current page | |
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 29, 2026. Brokered by Domain Realty.