Estero, Florida
Sell your Forest Ridge Shores home with McGreevy and Comisar, Top 1% nationally since 2008. We price from all 16 recorded closings and ready the estoppel and HOA disclosure first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling in Forest Ridge Shores means selling one of 64 detached houses on three streets inside the gated community of Fountain Lakes in Estero, into a market where 16 houses closed in the Southwest Florida MLS in 60 months and 5 in the last 12. This guide sits beside our full Forest Ridge Shores neighborhood guide, which holds the history, the recorded documents and the amenities. Everything below answers one owner's question: what the house should list for, what the buyer's approval and the estoppel add to the timeline, what you will net, and what to do first.
If you want a number before anything else, our Forest Ridge Shores home valuation guide shows how a house here is priced from its own closed sales, and the Forest Ridge Shores buyer guide shows what the person on the other side of your contract is reading. Owners comparing listing teams across the village can set us beside the others in our guide to the best real estate agents in Estero.
Two neighbors need a word, because the names invite mistakes. Forest Ridge is a separate, larger neighborhood with its own association, and its owners have their own Forest Ridge seller guide. Owners elsewhere inside the gates can use our Fountain Lakes seller guide. Marsh Landing on Forest Ridge Drive is an unrelated community outside the Fountain Lakes gates.
McGreevy and Comisar are the best realtor for selling a Forest Ridge Shores house because we price it against the neighborhood's own sixteen recorded closings, ready the buyer approval, the estoppel and the disclosure summary before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the US-41 gate, and Estero is a market we work every week.
Recent Forest Ridge Shores market record (12 months to September 29, 2026): 5 MLS closings, a $522,500 median sold price, a range of $470,000 to $610,000, $2,647,500 in total volume, a median of 44 days on market and a median 95.9% of final list price, with no active listing on September 29, 2026. Five is a small sample, so the longer 60-month window (16 closings, a $552,000 median) sits beside it below. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
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. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is narrower and checkable: we read the recorded declaration, the 2026 budget and sales packet, the county roll for all 64 lots and every MLS closing on record since March 2022, and we bring all of it to your kitchen table.
For Forest Ridge Shores sellers: cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the work is paperwork as much as marketing: the buyer's purchase application, the estoppel from the manager, and a buyer pool that has to be comfortable with a six-month minimum lease and a two-leases-a-year cap.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. 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 Shores home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Forest Ridge Shores sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each one is specific to this 64-lot neighborhood inside Fountain Lakes.
The Essentials: What Makes Selling in Forest Ridge Shores Different? · Is Now a Good Time to Sell in Forest Ridge Shores? · What Have Forest Ridge Shores Houses Sold For? · How Do Forest Ridge Shores Prices Compare With Nearby Fountain Lakes Neighborhoods? · Forest Ridge Shores vs Forest Ridge: Which Buyer Will Your House Meet? · How Do We Price a Forest Ridge Shores House? · How Do We Market a Forest Ridge Shores House?
The Details: How Do We Negotiate a Forest Ridge Shores Contract? · What Does It Cost to Sell a Forest Ridge Shores House? · What Must a Forest Ridge Shores Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Forest Ridge Shores House? · How Do the Flood Zone and Storm Record Affect Selling a Forest Ridge Shores House? · Which Forest Ridge Shores Rules Affect a Sale? · How Long Does It Take to Sell a Forest Ridge Shores House?
Costs, Law and Rules: How Should You Prepare a Forest Ridge Shores House for Sale? · What Should Your Listing Say About Life in Forest Ridge Shores? · What Does a Real Forest Ridge Shores Sale Teach? · How Do You Get a Free Forest Ridge Shores Home Valuation? · Thinking of Selling Your Forest Ridge Shores Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Forest Ridge Shores Specialist Matter When You Sell?
Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Forest Ridge Shores · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Forest Ridge Shores differs from most Estero sales in six ways: a 64-lot pool that produces few comparable sales, a Chapter 720 association layered under the Fountain Lakes master, a buyer approval that starts 20 days before closing, tight leasing rules, exterior rules that need approval, and a flood map that changes by address.
The county roll matches 64 residential parcels to Forest Ridge Shores, all single-family use, on Springside Drive (26 lots), Snaptail Court (23) and Fountain Lakes Boulevard (15). Five MLS closings in the last 12 months is about one house in thirteen changing hands. That thinness is the main pricing fact: a buyer's agent has only a handful of local sales to test your price against, so your price and your documents have to be right on day one.
Forest Ridge Shores at Fountain Lakes Neighborhood Association, Inc. governs the 64 lots, and the Fountain Lakes Community Association governs the whole gated community of about 900 lots, including the roads, the two pools, the courts and the private nine-hole par-3 course. The community's own guide is our Fountain Lakes neighborhood guide. Your 2026 dues of $450 a quarter already carry the master association's $370 line, so a buyer sees one bill, not two.
The recorded documents settle a question the community's own website blurs: this is a Chapter 720 homeowners' association of detached houses. The 1999 supplement says the association is not intended to be a condominium association, and the state's condominium register lists no Forest Ridge Shores project. For a seller that means the Section 720.401 disclosure summary and the Section 720.30851 estoppel, and no condominium questionnaire or milestone inspection.
Two leases a calendar year, a six-month minimum term, a one-year maximum, no renewal option and no subleasing. Some buyers who want a rental-flexible house may look elsewhere, and a seller prices for the buyers who remain.
Roof replacements, driveways, permitted fences and landscape changes need the association's approval, and that approval is separate from a Village of Estero permit. A buyer's agent will ask for both, so gather them before you list.
We queried FEMA's National Flood Hazard Layer at five street points along the three streets. Two returned Zone X and three returned Zone AE, on panel 12071C0587G effective November 17, 2022. Five points do not map 64 lots, so the practical rule is simple: put your own address's zone in the listing file.
Forest Ridge Shores sellers face a workable but thin market: 5 MLS closings in the last 12 months at a $522,500 median (a small sample), no active listing on September 29, 2026, and 2026 closings that were quicker and nearer list than 2025's. Sixteen closings over 60 months give the longer view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS does not separate this neighborhood cleanly, so we assigned closings two ways: rows carrying the neighborhood's own label (12 of the 16), plus closings filed under the generic Fountain Lakes label whose price and date match a county-recorded sale of one of the 64 lots (4 of the 16). Six Fountain Lakes closings after the county file ends on July 29, 2026 could not be tested, so a Forest Ridge Shores sale filed under another label in the last two months could be missing.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $522,500 | $319.33 | 44 | 95.9% |
| 24 months | 8 (small sample) | $525,750 (mean of $522,500 and $529,000) | $320.62 | 59 | 95.5% |
| 36 months | 8 (small sample) | $525,750 (mean of $522,500 and $529,000) | $320.62 | 59 | 95.5% |
| 60 months, first window with 10 or more | 16 | $552,000 (mean of $534,000 and $570,000) | $324.09 | 28.5 | 98.5% |
The 24-month and 36-month windows are the same eight sales, because no MLS closing fell between August 2023 and March 2025. Medians use the mean of the middle pair when the count is even. Sold-to-list is the sold price divided by the final list price.
The MLS showed no Forest Ridge Shores active on September 29, 2026 carrying the neighborhood's own label. Against 5 closings a year, that is no inventory on the day, which favors a well-priced listing, but an active filed under the generic Fountain Lakes label would not show in our pull. We do not quote months of supply for a neighborhood this small, because one listing more or fewer swings the figure by half a year.
Two things. First, price to the 12-month and 24-month closings, not the 60-month table, because five of the sixteen sales closed in the 2022 run-up when four sold in three days and three sold above list at $650,000 to $695,000. Second, price with the buyer's cash in mind: a buyer who has to bring a $2,500 capital contribution, a $150 application and a flood-insurance quote is a buyer who compares carefully.
Forest Ridge Shores houses closed 16 times in the MLS in the 60 months to September 29, 2026, from $420,000 to $699,000, with a $552,000 median, a median $324.09 per MLS square foot and a median 28.5 days on market. The county's recorded qualified sales reach back further and are shown by year below.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Sixteen closings is enough for a median, but a neighborhood this small is read sale by sale. Each row shows month, bedrooms and baths, MLS living area, prices and days on market, and nothing that identifies a house or an owner.
| Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 and 2 | 1,785 | $599,900 | $570,000 | 95.0% | 14 |
| Aug 2026 | 4 and 3 | 2,080 | $594,500 | $610,000 | 102.6% | 126 |
| Jun 2026 | 3 and 2 | 1,460 | $490,000 | $470,000 | 95.9% | 91 |
| Apr 2026 | 3 plus den and 2 | 1,559 | $522,500 | $522,500 | 100.0% | 44 |
| Mar 2026 | 3 plus den and 2 | 2,047 | $500,000 | $475,000 | 95.0% | 36 |
| Aug 2025 | 3 and 2 | 1,559 | $529,000 | $529,000 | 100.0% | 21 |
| Jul 2025 | 4 and 2 | 2,032 | $589,000 | $534,000 | 90.7% | 74 |
| Apr 2025 | 3 and 2 | 1,466 | $549,900 | $510,000 | 92.7% | 250 |
| Jul 2023 | 3 and 2 | 1,461 | $440,000 | $420,000 | 95.5% | 174 |
| May 2023 | 3 and 2 | 1,793 | $589,900 | $585,000 | 99.2% | 45 |
| Apr 2023 | 3 plus den and 2 | 2,052 | $620,000 | $607,000 | 97.9% | 6 |
| Nov 2022 | 3 and 2 | 1,749 | $699,000 | $699,000 | 100.0% | 3 |
| Nov 2022 | 3 and 2 | 1,466 | $525,000 | $490,000 | 93.3% | 12 |
| Jun 2022 | 4 and 2 | 2,100 | $599,900 | $650,000 | 108.4% | 3 |
| May 2022 | 3 plus den and 2 | 1,745 | $625,000 | $650,000 | 104.0% | 3 |
| Mar 2022 | 3 and 2 | 1,765 | $599,900 | $695,000 | 115.9% | 3 |
Every one of the 16 is a marketed MLS sale; none was entered after closing. The 60-month window totals $9,016,500 in volume, with days on market from 3 to 250 (mean 56.6) and a mean of the per-sale sold-to-list ratios of 99.1%. Four sold above the final list price, three at it and nine below it.
Every year below is a small sample of MLS-marketed closings, so each median describes and does not forecast. There was no MLS closing in 2024.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (March to November) | 5 | $650,000 | $490,000 to $699,000 | 3 | 104.0% |
| 2023 | 3 | $585,000 | $420,000 to $607,000 | 45 | 97.9% |
| 2024 | 0 | none | none | none | none |
| 2025 | 3 | $529,000 | $510,000 to $534,000 | 74 | 92.7% |
| 2026 to September 29 | 5 | $522,500 | $470,000 to $610,000 | 44 | 95.9% |
The pattern is a fast, above-list 2022, a slower 2023, a gap in 2024, a 2025 in which two of three closed below list after 74 and 250 days, and a 2026 that has been quicker and nearer list. All eight closings in the last 24 months fell between March and August, none between September and February (n = 8, so a pattern to note and not a rule).
Forest Ridge Shores, the 64-lot neighborhood inside Fountain Lakes, had 5 MLS closings in the last 12 months at a $522,500 median (a small sample), and no active listing on September 29, 2026. If you own here, request a free Forest Ridge Shores home valuation and Jesse will match your house to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The county's qualified recorded sales cover more years than the MLS. They are deed prices flagged as arm's-length sales and include deeds that never touched the MLS. The file holds 107 qualified sales for the 64 lots, 52 of them from 1999 to 2001 and 55 since 2009.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $475,000 |
| 2025 | 3 | $529,000 |
| 2024 | 0 | none |
| 2023 | 3 | $585,000 |
| 2022 | 7 | $545,000 |
| 2021 | 7 | $417,000 |
| 2020 | 5 | $332,400 |
| 2019 | 4 | $322,500 |
From the $332,400 median of 2020 (n = 5) to $545,000 in 2022 (n = 7) is a 64 percent rise, and from $585,000 in 2023 to $475,000 in 2026 is a 19 percent fall. Small counts move medians, so we describe the direction and not a precise rate. Since September 29, 2025 the county file shows 3 qualified sales at a median of $475,000 (small sample).
Forest Ridge Shores sits at the upper end of Fountain Lakes single-family pricing: a $552,000 median across 16 MLS closings in 60 months and $522,500 across 5 in 12 months, on houses built 2000 to 2002. It is the fifth largest of seven for-sale Fountain Lakes neighborhoods at 64 lots.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Regime | Year built | MLS closings, last 12 months |
|---|---|---|---|---|
| The Greens | 143 | Condominium, Chapter 718 | 1988 | 9 |
| Forest Ridge | 135 | Homeowners' association, Chapter 720 (inferred) | 1994 to 1999 | 5 |
| Sunrise | 128 | Homeowners' association | 1988 to 2003 | 1 by label |
| Lakeside | 86 | Homeowners' association | 1990 to 2004 | 0 by label |
| Forest Ridge Shores | 64 | Homeowners' association, Chapter 720 | 2000 to 2002 | 5 |
| Villas at Timber Lakes | 62 | Condominium use on the county roll | 1994 to 1996 | 3 |
| Villas of Fountain Lakes | 49 | Homeowners' association per the community; a state extract lists a condominium | 1989 to 1991 | 4 |
Closings are by MLS label from our sub-community roster, and the roster counts for Sunrise, Lakeside and the Villas of Fountain Lakes run lower than a county match would give, so treat the small counts as rough.
Every Forest Ridge Shores house dates from 2000 to 2002. That is a selling point against the 1988 Greens and the older ranges in Sunrise and Lakeside, and it is also a maintenance question a buyer will ask: a house that age may be on its second roof and its second air conditioner. Put the roof's age and permit, and the air conditioner's date, in the listing file.
A sale in another Fountain Lakes neighborhood is background, not a comparable. The Greens closed nine times in the last 12 months at a $185,000 median, a different product at a different price rung. Even Forest Ridge, the closest neighbor, has a different age, size mix and association, as the next section shows.
Forest Ridge Shores is the newer, smaller and higher-priced of the two Fountain Lakes neighborhoods with Forest Ridge in their names: 64 houses built 2000 to 2002 at a $552,000 60-month median, against Forest Ridge's 135 houses built 1994 to 1999 at $452,500. A seller here should expect the buyer to compare both.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Question | Forest Ridge Shores | Forest Ridge |
|---|---|---|
| Lots on the county roll | 64 | 135 |
| Regime | Chapter 720 homeowners' association | Chapter 720 homeowners' association (inferred) |
| Year built | 2000 to 2002, median 2001 | 1994 to 1999, median 1996 |
| Heated area on the roll | 1,346 to 2,202 sq ft, median 1,759 | 1,309 to 2,525 sq ft, median 1,601 |
| Bedrooms on the roll | 2 (2), 3 (52), 4 (10) | 2 (14), 3 (95), 4 (22), 5 (4) |
| MLS closings, 12 months | 5, median $522,500 (small sample) | 5, median $440,000 (small sample) |
| MLS closings, 60 months | 16, median $552,000 | 18, median $452,500 |
| Median $ per MLS sq ft, 60 months | $324.09 | $266.24 |
| Median days on market, 60 months | 28.5 | 46.5 |
| Median sold-to-list, 60 months | 98.5% | 96.4% |
| Active listings, September 29, 2026 | 0 | 1, at $550,000 |
| County qualified sales since September 29, 2025 | 3, median $475,000 | 4, median $452,500 |
Both sets of medians come from the same September 29, 2026 MLS pull. Even n medians use the mean of the middle pair, as in the tables above.
At 60 months the medians are $552,000 against $452,500, a gap of $99,500, and the price per square foot differs by about $58. The Forest Ridge Shores 60-month figure carries the 2022 boom sales, so the 12-month gap of $82,500 ($522,500 against $440,000, both n = 5) is the better present comparison.
A buyer who wants a newer house, a faster-selling resale market and leasing rules that limit investor turnover. That is the buyer your listing should speak to, and it is why the age of the house belongs in the first line of the description.
A buyer who wants more choice (135 houses), a lower entry price and more floor-plan variety. If your buyer is that person, the right answer is a fair price, not a discount: the two neighborhoods are separate associations with separate declarations, budgets and approval offices, and a Forest Ridge sale is not a Forest Ridge Shores comparable.
Price against your own neighborhood's closings and let the newer age and the tighter leasing rules do their work. If a buyer's agent brings Forest Ridge sales to the table, the reply is the age gap: the county roll puts the median Forest Ridge Shores house at 2001 and the median Forest Ridge house at 1996, five years apart, with a larger median heated area (1,759 against 1,601 square feet). Owners in the other neighborhood have their own guide for their own numbers.
Forest Ridge Shores pricing starts with the neighborhood's own closings by size, then adjusts for time, condition, roof and air-conditioner age, flood zone and position. With only 16 sales in 60 months the method is a careful read of each one, not a formula, and we show you every step in writing.
The same method, laid out for owners who only want the number, is on our Forest Ridge Shores home valuation guide.
The MLS records living area in four clusters here: about 1,460 square feet, about 1,560, about 1,750 to 1,800 and about 2,000 to 2,100. Sorting the 16 by MLS living area, the six under 1,600 square feet had a median of $500,000 (n = 6, mean of $490,000 and $510,000), the five from 1,600 to 1,999 a median of $650,000 (n = 5) and the five at 2,000 and above a median of $607,000 (n = 5). The middle band looks strongest, but three of its five sales closed in 2022, so much of it is timing. Compare a house with houses of its own size closed in the last 24 months.
Two size groups appear twice in the record, and they show what time and condition do. Houses of 1,559 square feet closed in August 2025 at $529,000 (listed at $529,000, 21 days) and in April 2026 at $522,500 (listed at $522,500, 44 days): $6,500 apart, eight months apart. Houses of 1,466 square feet closed in November 2022 at $490,000 after 12 days and in April 2025 at $510,000 after 250 days, on a $549,900 list. The 250 days is the cost of an ask that ran ahead of the market.
The median is $324.09 per MLS square foot over 60 months and $319.33 over 12, but individual sales run from $232 to $400. The 2,047 square foot house that sold for $475,000 in March 2026 is the lowest at $232, and the 1,749 square foot house that sold for $699,000 in November 2022 is the highest at about $400. Size alone does not set price here: condition, updates and the ask matter as much.
The houses date from 2000 to 2002, so the roof and the air conditioning are the two items most likely to have been replaced. A buyer's insurance quote will ask for the roof's age. We put dates and permits in the listing file so the buyer sees them before the inspection does.
The neighborhood's recorded west-line fence easement covers 14 lots, Lots 1, 2 and 4 through 15, and the association maintains that fence as a common expense. Whether a house is on that line, and its address's flood zone, belong in the description. We do not claim a lake or golf premium, because the MLS extract we used does not carry a water or golf field for these 16 sales, and we say so instead of guessing.
On September 29, 2026 no Forest Ridge Shores house was listed under the neighborhood's own label. That means the competition for your buyer is the neighboring Forest Ridge listing (one active at $550,000) and the seven other Fountain Lakes neighborhoods, so we test the number against those too.
Forest Ridge Shores marketing works when the listing answers the buyer's three hard questions in the first screen: is this an HOA or a condominium, what does it cost to carry, and what are the approval and rental rules. We answer them in the description, the documents file and the photography order.
Data updated: September 2026
The recorded rules and the price band tell us the property's uses: a full-time home, a seasonal home and, within tight limits, a leased home. We describe the house and the rules, not the people who may buy it, and every listing follows the fair housing rules.
Professional photography, drone and cinematic video tell the story of a 2000 to 2002 house on its own lot inside a gated community. We show the lot, the garage the rules require (two to four cars, no carports) and the street.
We assemble the 2021 amended and restated declaration, the 2026 budget and sales packet, the master rules, the current estoppel and any architectural approvals for the roof, driveway and any pool or screen enclosure, so a buyer can read them before writing an offer. Florida also requires a disclosure summary for a sale in a mandatory association, and we address it in the contract.
The MLS syndicates the listing widely, and our own buyer database and our Forest Ridge Shores buyer guide reach the buyers already asking about this neighborhood. For people who want to see the surrounding market, our Forest Ridge Shores neighborhood guide is the page we point them to.
The main gate at Fountain Lakes Boulevard and US-41 has a call box, and vehicles need a barcode decal. We arrange gate access for showing agents in advance, because a buyer who waits at a gate has started with a small irritation.
When a sale needs to stay quiet, we can market directly to our buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
Forest Ridge Shores contracts turn on four items a Forest Ridge Shores seller can plan for: the price against the last closings, who delivers the disclosure summary before the buyer signs, the buyer's approval timeline, and the buyer's inspection and insurance results. Jesse or Marc negotiates each of them personally, not an assistant.
When an offer comes in, the principal reads it, calls the buyer's agent and explains the reasoning to you before any counter goes out. In a neighborhood with five closings a year, each counter is worth thinking about slowly.
Under Section 720.401 a buyer who was not given the disclosure summary before signing can cancel within 3 days after receiving it, or before closing, whichever comes first, and that right cannot be waived. We hand it over with the first offer so the window never becomes a surprise.
A 2000 to 2002 house will draw a roof and air-conditioning conversation. We prefer to answer with dates, permits and a wind-mitigation report in hand, and to settle the result with a credit or a repair scope rather than a price cut where the numbers support it.
Some buyers' insurance quotes arrive late and high, especially for a house whose flood zone is AE. We ask buyers to start the quote in the first week and we keep the elevation certificate, if there is one, in the file.
The buyer's application goes in at least 20 days before the sale date and can take up to 30 days to review. We write the closing date around that clock and not around a wish, because a date that ignores it costs an extension.
A credit for a roof or an air conditioner leaves the recorded sale price, and the neighborhood's next comparable, higher. Where the buyer's lender allows it, we prefer to negotiate a credit.
Selling? Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Forest Ridge Shores sellers in Lee County customarily pay the deed's documentary stamp tax at $0.70 per $100 and the owner's title policy, plus the estoppel (capped at $299) and the agent's fee, which is negotiable. On a $522,500 sale the three fixed items total $6,644. The contract controls who pays what.
The rate is $0.70 per $100 of price, rounded up to the next full $100. At $522,500 that is 5,225 units and $3,657.50, and at $552,000 it is $3,864.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, which at $522,500 is about $2,687.50. Nothing in the statutes decides it, and the contract controls.
Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written request, and caps the fee at $299 for a current account, plus $119 for delivery within 3 business days and $179 if the account is delinquent. The certificate is effective for 30 days if hand delivered or sent by electronic means, and 35 days if mailed. Forest Ridge Shores' own declaration also asks for it within 10 working days, and the association's page names the manager as the contact for requests.
The neighborhood's sales packet lists a $2,500 capital contribution and a $150 non-refundable purchase application for the buyer, and up to $150 for a mortgagee questionnaire. The packet does not say whether the $2,500 is separate from the master association's own capital contribution. Ask both offices before you list, and tell your buyer the answer.
Florida property taxes are paid in arrears, so at a closing the seller credits the buyer for the days of the year the seller owned the house. Association dues are prorated too, at $450 a quarter in 2026. We do not state a property tax bill for a Forest Ridge Shores house, because assessed values and exemptions differ by house, and the Lee County Tax Collector's site shows the current bill for any address.
Commissions are negotiable and set by agreement, not by rule. Since August 17, 2024 an offer of compensation to a buyer's agent cannot be advertised on the MLS, and a buyer's agent needs a written agreement with the buyer before touring a house. A seller may still offer to contribute, off the MLS, and we explain each choice in the first meeting.
| Sale price | Documentary stamps | Owner's title policy | Estoppel cap | Total of the three |
|---|---|---|---|---|
| $470,000 | $3,290.00 | $2,425.00 | $299 | $6,014.00 |
| $522,500 | $3,657.50 | $2,687.50 | $299 | $6,644.00 |
| $552,000 | $3,864.00 | $2,835.00 | $299 | $6,998.00 |
| $610,000 | $4,270.00 | $3,125.00 | $299 | $7,694.00 |
The four prices are the low, median and high of the last 12 months' closings and the 60-month median. Title premiums use the rule's schedule and may vary a little with rounding and credits.
| Line | Estimate | Basis |
|---|---|---|
| Sale price | $522,500 | The 12-month median |
| Listing commission (example 2.75%) | $14,368.75 | Negotiated, not a rule |
| Buyer-agent compensation, if offered (example 2.5%) | $13,062.50 | Optional, off the MLS |
| Documentary stamps | $3,657.50 | 5,225 units at $0.70 |
| Owner's title policy | $2,687.50 | Promulgated schedule |
| Title search and closing fee (estimate) | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Estoppel (cap) | $299 | Section 720.30851 |
| Total without a buyer-agent offer | $22,387.75 | 4.28% of price |
| Net before payoff and prorations | $500,112.25 | |
| Total with a 2.5% buyer-agent offer | $35,450.25 | 6.78% of price |
| Net before payoff and prorations | $487,049.75 |
The net sheet leaves out any mortgage payoff, the property tax and dues prorations, and any concession. It is an illustration built from the cost figures above and from our shared cost-of-selling research, not a quote. The written valuation we prepare for you replaces the estimates with your actual numbers.
Forest Ridge Shores sellers owe three written disclosures before the buyer signs: the Section 720.401 homeowners' association disclosure summary, the Section 689.261 property tax disclosure, and the Section 689.302 flood disclosure, plus the common-law duty to disclose known material defects. The neighborhood is a Chapter 720 association, so the condominium rules do not apply.
Section 720.401 requires a prospective parcel owner to be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. The contract must carry a conspicuous clause that makes it voidable if the summary was not provided first: the buyer may cancel by written notice within 3 days after receiving the summary or before closing, whichever comes first, the right cannot be waived, and it ends at closing.
Section 720.401(2) excludes associations regulated under Chapters 718, 719, 721 and 723. Some Fountain Lakes neighborhoods are condominiums, and a buyer or lender who reads the community website's label on the neighborhood's own PDF, "Declaration of Condominium," may assume the same here. The recorded documents say otherwise, and we give your buyer's lender and insurer that explanation in writing. This page is information, not legal advice, and your closing agent or attorney has the final word on your contract.
We have not found a clause in the recorded documents we read that restates the disclosure duty or sets a resale transfer assessment. The sales packet lists a $2,500 capital contribution and the $150 application, and the contract should say who pays each. We hold any contested figure and never guess it.
Section 689.261 requires a prospective purchaser of residential property to be presented a property tax disclosure summary at or before execution of the contract. It tells the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can trigger a reassessment. The seller provides it unless the contract includes it.
A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the contract is executed. It asks whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood claim, and whether the seller has received flood assistance. Answer it accurately and keep a copy.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect a home's value, that a buyer cannot readily observe and does not know, must disclose them. An "as is" contract does not remove that duty. We recommend a written seller's property disclosure that lists what you know.
A Forest Ridge Shores buyer pays $450 a quarter ($150 a month, $1,800 a year) in 2026 dues, plus a $150 application, a $2,500 capital contribution at purchase, insurance, property tax and, in some cases, flood coverage. Knowing that stack lets you price the house against the whole cost, not only the price.
Data updated: September 2026 (2026 adopted association budget; Lee County recorded documents)
| Layer | Amount | Basis |
|---|---|---|
| Neighborhood regular assessment | $450 per quarter, $1,800 per year | 2026 adopted budget |
| Of which, master pass-through | $370 per quarter, $1,480 per year | 2026 budget line |
| Purchase application | $150, non-refundable | 2026 sales packet |
| Capital contribution | $2,500 (a second $2,500 may apply) | 2026 sales packet |
| Mortgagee questionnaire | Up to $150 | 2026 sales packet |
| Community development district | None found | Fountain Lakes plan and the 2026 budget |
The dues rose from $430 to $450 a quarter between 2025 and 2026. The master line rose from $350 to $370 a quarter, so the master's own $20 increase accounts for the whole rise.
The 2026 adopted budget is $116,096.25 for 64 units. The master association fee is $94,720, or about 81.6 percent, and the rest covers insurance ($12,000), management ($6,600), the office ($1,540), contingency ($500), legal ($400), taxes ($275) and a state filing ($61.25). The budget has no reserve line, and a buyer's agent will ask about it.
Our Fountain Lakes guide gives the master assessment as $380 a quarter, while the Forest Ridge Shores 2026 budget carries it at $370. We could not settle the difference from the documents, so we tell buyers to confirm the current master fee with the manager. If you are the seller, confirm it first.
A buyer's property tax bill is set on the buyer's own assessment after a change of ownership, not on yours. That is the reason for the Section 689.261 summary, and it is why we tell buyers to use the county's estimator and not the seller's bill.
Forest Ridge Shores has a mixed flood profile: of five street points we tested, two returned Zone X and three returned Zone AE on FEMA panel 12071C0587G, effective November 17, 2022. The neighborhood is inland, about four to five miles from the Gulf, so wind and freshwater flooding are the risks, not open-Gulf surge.
Zone AE is a Special Flood Hazard Area, where a federally backed mortgage requires flood insurance. Zone X here is the 0.2 percent annual chance area in a combined riverine and coastal floodplain. Because the zone changes within the neighborhood, your listing file should carry the exact zone for your address from the FEMA Flood Map Service Center.
The original declaration's flood disclosure cites minimum floor elevations of 13.0 and 14.0 feet on the older datum, and the lots were filled to a South Florida Water Management District plan. Those are 1999 design rules, not a current elevation certificate. If you have an elevation certificate, put it in the file.
Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm. The Forest Ridge Shores records we read do not describe damage to any lot, and we make no claim about individual houses. If you filed a claim or received assistance, the Section 689.302 form asks, and you answer it.
The FEMA zone and panel, any elevation certificate, the roof's age and permit, a wind-mitigation report and the insurance history you are comfortable sharing. A buyer who gets those on day one can price the insurance before the inspection.
Forest Ridge Shores rules that change who can buy and how: a buyer approval filed 20 to 30 days ahead, leasing capped at two leases a year with a six-month minimum, a three-pet limit, fences only on 14 lots, and exterior changes that need approval. Each shapes your buyer pool, so we build them into the price and the description.
Leases run six months to one year with no renewal option and no subleasing, and the lessee must be a natural person for the whole house. The 2026 lease application charges $150 plus a $50 background check for each applicant and occupant over 18 and must be filed at least 30 days before the lease begins. The master association's rule is 30 days and four leases a year, and the stricter rule controls here.
Up to three animals per home. The declaration bars aggressive animals, reptiles, monkeys, amphibians, poultry, swine, rabbits, ferrets and livestock, and the 2026 notice names Pitbulls and exotic pets including snakes. A buyer with a breed question should ask the manager in writing.
Fences are prohibited except on the 14 lots with the west-line easement. Roofs must be architectural shingle or tile, and a replacement needs approval. Driveways must be poured concrete or pavers, and the houses must have an attached two- to four-car garage with no carports.
Boats, recreational vehicles and commercial vehicles may sit outside a garage for no more than 48 hours, and overnight street parking is not permitted. A guest is a person staying up to 30 days in a calendar year.
The purchase application carries a $150 non-refundable fee, is filed at least 20 days before the sale date and can take up to 30 days to review. A cash buyer is not exempt, and an unapproved transfer is void until approved.
Forest Ridge Shores houses in the last 12 months took a median of 44 days on market to close, and over 60 months a median of 28.5, with individual sales from 3 to 250 days. Add the buyer's approval of up to 30 days and the contract clock is set by the approval as much as by the market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Of the 16 closings, none fell in January, February, September, October or December. Closings by month were March (2), April (3), May (2), June (2), July (2), August (3) and November (2). With only 16 sales this is a pattern to note, not a rule, and all eight closings in the last 24 months fell between March and August.
Seven sold in 14 days or fewer, eight in 30 or fewer and four took more than 90 days (91, 126, 174 and 250). Five of the seven fast ones closed in 2022. Of the four slow ones, three closed below 96 percent of list and the fourth, at 126 days, closed above its final list price.
Week one: valuation, documents file, photography. Week two: listing goes live. Weeks three to six: showings, offers and the disclosure summary. From contract: the buyer files the application within days, the inspection runs in the first two weeks, and the estoppel is ordered on the first day. Closing typically follows the approval.
If you live elsewhere for part or all of the year, Marc coordinates showings, inspections and walk-throughs, and closings can be done with a power of attorney or remotely, so a seller does not need to fly down.
A Forest Ridge Shores house sells best when it is prepared for the buyer who is actually coming: a documents file, a clean inspection profile for a 2000 to 2002 house, and a listing that answers the association questions first. Do the work an inspector will flag and the work a buyer sees first.
Fix what an inspector will flag, refresh what a buyer sees first, and hold the remodel. The 2,047 square foot house that sold in March 2026 at $475,000 shows that size alone does not carry price, and we do not recommend a renovation without checking it against the recent closings.
Selling? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873.
Stage the house for the way it will be used: a detached house on its own lot with the golf course and pools inside the gates. Show the garage and the lot, not just the living room.
A Forest Ridge Shores listing should say what is true and checkable: a detached house on one of 64 platted lots in a gated community, with the master association's amenities and no neighborhood pool or clubhouse. Do not claim what the documents do not, and never describe who should live here.
The Fountain Lakes Community Association campus has a private nine-hole, par-3 executive course (par 27), two pools and a hot tub, a fitness center, tennis, pickleball, bocce and shuffleboard courts, a billiards room, a library and a playground. Resident play is part of association membership, and some league days carry a small day-of fee.
Coconut Point is across US-41 from the main gate, about 6 to 8 minutes from the mall. I-75 at Corkscrew Road is 5 to 7 minutes, and the airport is 20 to 24 minutes. A 24-hour freestanding emergency room at Lee Health Coconut Point is a few minutes away.
Say "HOA" and never "condominium." Say "gated community with a private par-3 course" and not "golf community with a club membership to buy." Do not promise rental income, because the leasing rules forbid short-term rentals. Do not claim a builder for the house unless you hold a recorded document that names it.
Forest Ridge Shores' highest 2026 closing, a four-bedroom, three-bath, 2,080 square foot house that sold for $610,000 in August 2026 after 126 days on a $594,500 final list, is a public-record sale that shows what a stronger house can do.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
This sale is useful because it is the only closing on record with a third full bath, and because it sold above its final list price, one of only four of the 16 to do so and the only one since 2022.
The house took 126 days, so the price was probably negotiated up from a lower earlier ask, but the MLS shows only the final list. It closed one day before a 1,785 square foot, three-bedroom house sold at $570,000 on the 25th, a $40,000 gap that shows how much a fourth bedroom and a third bath can matter here.
For the buyer the price carried costs it does not show: the $150 application, the $2,500 capital contribution and then $450 a quarter in dues, or $1,800 a year. At $610,000 the dues are about 0.3 percent of the price a year. For the seller the fixed costs on that price are $7,694 (stamps of $4,270, the owner's policy at about $3,125 and the estoppel cap of $299).
At the other end, a 1,460 square foot, three-bedroom, two-bath house closed for $470,000 in June 2026 after 91 days, at 95.9% of list. That is $140,000 below the top sale, in the same year and the same neighborhood, and it is why your valuation starts with the house's size and condition and not the neighborhood median.
If you want to know where your house sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking in the neighborhood, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Forest Ridge Shores owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the neighborhood's own closed sales in your size range, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation. The valuation comes from the Top 1% Real Estate Agents Nationally Since 2008, not from a call center.
Data updated: September 2026
You receive the recent closed sales that fit your house with dates and days on market, a per-square-foot check on MLS living area, the live competition with price histories, your house's position among the 16 sales with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how the pricing works on our Forest Ridge Shores home valuation guide.
In a neighborhood where a same-size house sold for $490,000 in 12 days in 2022 and $510,000 after 250 days in 2025, the ask decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Forest Ridge Shores owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Forest Ridge Shores sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 64-lot neighborhood with five closings a year rewards a price set from every recorded sale and a documents file ready on day one.
Data updated: September 2026
If you are searching for a Forest Ridge Shores listing agent, or thinking, "I need to sell my home in Forest Ridge Shores," here is the short version of everything above. We place your house among the neighborhood's 16 recorded sales by size, date and condition. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the disclosure window, the buyer approval and the closing table. In the last 12 months we tracked every one of the 5 Forest Ridge Shores closings in the MLS, and all 16 on record since March 2022.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Forest Ridge Shores buyer guide, and see how we represent buyers in Southwest Florida.
List early if you can. All eight closings in the last 24 months fell between March and August, none between September and February, which means contracts written in the winter and spring. That is a pattern in eight sales, not a rule, but a house that is photographed, documented and live by January meets the first spring buyers on the first tour.
No. Sorting the 16 sales by size, the 2,047 square foot house that sold in March 2026 closed at $475,000, the lowest price per square foot on record at $232, while the 1,749 square foot house that sold in November 2022 closed at $699,000. Condition, updates and the ask matter as much as size.
Read the closed sales in your size range and compare your list price with them. A 1,466 square foot house listed at $549,900 sold at $510,000 after 250 days, at 92.7% of list, while a same-size house sold for $490,000 in 12 days in 2022. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A Forest Ridge Shores seller owes the Section 720.401 disclosure summary before the buyer signs, and the estoppel takes up to 10 business days, so ordering at listing starts the buyer's review on day one.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set for your size range, its plan for the buyer approval and the estoppel, and who will personally negotiate your offer. Then ask how it handles the difference between a Chapter 720 association and a condominium, because the community's own website blurs it.
McGreevy and Comisar is a top-reviewed Forest Ridge Shores 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 our Google profile.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Selling and then buying are often one project, and a reviewer who says we stayed available after closing is describing the part of the job that a listing agreement does not mention.
★★★★★ "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." Verified Google review
In a neighborhood where the slow sales sat 91 to 250 days, a listing that sits is usually priced against the wrong rung or missing the documents a buyer needs.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
A Forest Ridge Shores specialist matters because the neighborhood's sale depends on things a generalist may not know: its own 16 closings, the Chapter 720 status that the community website blurs, the buyer application clock, the two-lease rule and the address-by-address flood map. Jesse and Marc read each of those before your first meeting.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296), and runs the pricing, data and paperwork side of every listing. Reach him at (239) 898-6072. His agent page is Jesse McGreevy.
Marc is a Broker Associate with Domain Realty (license BK3060671) and runs the field side: showings, buyer-agent conversations and inspections. Reach him at (239) 287-5873. His agent page is Marc Comisar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate. Those are career figures across Lee and Collier counties.
Three things: the neighborhood's own sixteen sales (a generalist reaches for the whole Fountain Lakes median), the fact that Forest Ridge and Forest Ridge Shores are different neighborhoods with different associations, and the buyer application that adds up to 30 days to a closing.
Owners elsewhere inside the gates and owners in the neighboring Forest Ridge have their own seller guides, linked at the top of this page.
Forest Ridge Shores sellers who are also buying can run both transactions with the same team: we time the sale and the purchase, coordinate two closings and keep the buyer approval and the estoppel on their clocks. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The buyer application and the estoppel are the two documents that move a closing date. When you are also buying, we schedule them first so the two closings can sit on the same week.
If you are moving from one Fountain Lakes neighborhood to another, the two associations each have their own approvals. Our Forest Ridge Shores buyer guide covers the buyer's side of this neighborhood, and our Fountain Lakes guides cover the rest of the community.
For a purchase outside the gates, our Estero buyer guide covers the village's neighborhoods and the closing costs of the buying side.
These are the questions sellers ask most about selling a house in Forest Ridge Shores in Fountain Lakes, Estero, from pricing to paperwork, answered from the records cited below. Each answer names Forest Ridge Shores and points to the section with the detail. Where a record is not public, the answer says so.
Price it against the neighborhood's own closings by size and date. Sixteen MLS closings in 60 months had a $552,000 median, and 5 in the last 12 months had a $522,500 median, a small sample. A free home valuation applies those to your house.
The 60-month median is $324.09 per MLS square foot and the 12-month median is $319.33. The range is wide, from $232 to $400, because condition, size and timing all matter.
The MLS shows 5 closings in the 12 months to September 29, 2026, and none in 2024. The county recorded 3 qualified sales in 2025 and 3 in 2026 through July 29.
The 12-month median is 44 days and the 60-month median is 28.5. Individual sales ranged from 3 to 250 days, so price to the recent closings and not the fastest one.
The 2025 record argues against it. Two houses sold below list after 74 and 250 days, at 90.7% and 92.7% of list, while houses priced near the market sold sooner.
You do not need permission to list, but your buyer must be approved, and an unapproved transfer is void until approved. You must supply the estoppel and the sales documents.
Florida caps a current-account estoppel fee at $299, with extra amounts allowed for delivery within 3 business days ($119) or a delinquent account ($179). The association must issue it within 10 business days of a written request.
The buyer files at least 20 days before the sale date, and the packet says review can take up to 30 days. Start it in the first week of a 30-day contract.
The contract controls. In Lee County the seller customarily pays the owner's title policy and the documentary stamp tax on the deed at $0.70 per $100, which is $3,657.50 on a $522,500 sale.
The 2021 amended and restated declaration, the 2026 budget and sales packet, the master rules, a current estoppel, and any architectural approvals and permits for the roof, driveway, pool or enclosure.
The packet lists a $2,500 one-time capital contribution for a new owner, and the master association may charge its own. The packet does not say whether they are the same charge, so confirm with both offices before listing.
Yes, but the investor buys into a two-lease, six-month-minimum rule with no renewal option and no subleasing. That narrows the pool, so we list for owner-occupants and seasonal residents as well.
Generally yes. The buyer takes the lease, so check its end date, since leases run six months to a year with no renewal option.
It can. Three of five street points we tested returned Zone AE, and buyers with a federally backed mortgage must insure a house in that zone. Have your address's exact zone and any elevation certificate ready.
Yes, because the houses date from 2000 to 2002 and insurers look at roof age. The declaration requires approval for a replacement, so keep the approval and permit on file.
If your house is one of the 14 west-line lots, tell the buyer about the recorded fence easement and that the association maintains the fence. Provide the recorded agreement if asked.
There is no condominium structural reserve study, milestone inspection or building assessment, because it is a Chapter 720 association of detached houses, and a buyer's lender does not need a condominium approval.
Few comparable sales, a mixed flood map, the buyer approval timeline and a two-lease rental cap. All are manageable with a clear price and complete documents.
We explain it. The website labels the neighborhood's PDF a declaration of condominium, but the recorded declaration is a Chapter 720 declaration. Give the buyer's lender and insurer that explanation in writing.
Fix items an inspection will find and any exterior work done without approval. Ask the manager for open violations. We do not recommend a renovation without checking it against the recent closings.
We do not predict prices. The facts are 5 closings in 12 months, none active on September 29, 2026, and a 2026 median of $522,500. A free home valuation shows where your house sits.
Do not. Forest Ridge is a separate neighborhood with a $452,500 60-month median, and its houses are older. Use Forest Ridge Shores' own sales, and treat Forest Ridge as background.
Five closed at a $650,000 median, four of them in 3 days and three above list, but 2022 was the peak of the run-up and a poor guide to today.
Three closed at a $529,000 median between April and August, at a 92.7% median of list. Two of the three sold below list after 74 and 250 days.
Five closings from March to August 2026 ran from $470,000 to $610,000, with a $522,500 median and a 44-day median. The highest sale, $610,000, was a four-bedroom, three-bath house.
Yes. The county recorded 107 qualified sales since 1999, and four of our 16 MLS closings are filed under the generic Fountain Lakes label. Six Fountain Lakes closings after July 29, 2026 could not be tested.
They show the deed price and date, which we compare with MLS records. They do not show condition, so we use them as a check and never as a substitute.
You may, but the paperwork here is heavier than at most single-family neighborhoods. A buyer's approval application, the estoppel and the disclosure summary all have deadlines.
Property tax is prorated at closing, with the seller giving the buyer a credit for the days the seller owned the house. Tax on any gain is a question for a tax adviser, and the IRS publishes guidance on selling a home in Publication 523.
Commission is negotiable and set by agreement between seller and agent, and since August 17, 2024 an offer of buyer-agent compensation cannot be advertised on the MLS. We explain our fee in the first meeting.
Yes. We handle discreet sales when a seller needs one, including limited marketing and buyer-database outreach.
It is the Section 720.401 homeowners' association summary. The seller supplies it before the buyer signs, and a buyer who did not get it first can cancel within 3 days after receiving it or before closing, whichever comes first.
Yes. Section 689.302 requires a written flood disclosure at or before contract, asking about known flood damage, flood claims and flood assistance. Answer it accurately.
No. The six-month minimum lease rules it out, and the master association prohibits stays under 30 days as well.
The 2026 regular assessment is $450 a quarter, or $1,800 a year, of which $370 a quarter is the master association line. It was $430 a quarter in 2025.
No. The recorded documents we read set no age restriction, and Fountain Lakes is all-ages, so an age rule does not narrow your buyer pool.
Call Jesse direct at (239) 898-6072. Jesse, one of the Top 1% Real Estate Agents Nationally Since 2008, follows up with the Forest Ridge Shores closings that fit your house, the same size, condition and timing.
Forest Ridge Shores 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 Forest Ridge Shores sale and public record before writing this guide. Learn more about our team.
If you are thinking about selling here, the work begins well before the listing goes live. It begins with the size of your house and where it sits among the 16 recorded sales. It begins with the estoppel, the sales packet and the architectural approvals. It begins with a fee stack stated in one line and a flood file that puts the exact zone beside the panel number. In the last 12 months we tracked all 5 closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly 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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Forest Ridge Shores 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 in Forest Ridge Shores? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Forest Ridge Shores facts on this page rest on primary sources: the neighborhood's and the master association's own recorded documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS pull. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Forest Ridge Shores sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version. The recorded set is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
| Document | What it proves | Official authority |
|---|---|---|
| 2021 Amended and Restated Declaration, Articles and Bylaws | The neighborhood's covenants, one vote per lot, leasing, pet, fence and architectural rules | Forest Ridge Shores association (PDF) |
| Original restrictions and supplement (1999) | That the association is not intended to be a condominium association | Forest Ridge Shores association (PDF) |
| Recorded fence agreement (2000) | The west-line fence easement on 14 lots and who maintains the fence | Lee County Clerk record, posted by the association (PDF) |
| 2026 Sales Packet and budget | The $450 quarterly assessment, the $2,500 capital contribution and the $150 application | Forest Ridge Shores association (PDF) |
| 2026 Lease Application | The lease approval process, fees and timing | Forest Ridge Shores association (PDF) |
| Fountain Lakes master Amended and Restated Declaration | The master covenants and assessments | Fountain Lakes Community Association (PDF) |
| Fountain Lakes master Rules and Regulations (2025) | Leasing, pet, parking and gate rules at the master level | Fountain Lakes Community Association (PDF) |
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state, its 10-business-day deadline and fee caps | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer-broker compensation works after August 17, 2024 | National Association of Realtors |
| FEMA Flood Map Service Center | The flood zone and panel for your exact address | FEMA |
| Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | Internal Revenue Service |
| Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Association manager, listed on the association site |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.