Estero, Florida
Sell your Lakeside at Fountain Lakes home in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from every MLS closing we could place since 2022, with the association paperwork ready at listing. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Owners weighing a sale at Lakeside at Fountain Lakes are selling one of 86 detached homes built from 1990 to 2004 on plat Tracts K and L, inside the gated Fountain Lakes community in Estero, Florida. This seller guide sits beside our full Lakeside at Fountain Lakes neighborhood guide and turns its record into a plan for one home: 13 MLS closings in the 36 months to September 29, 2026, at a $560,000 median. If you are still choosing who should list, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Three pages serve a Lakeside owner, and they work together. This page covers the listing, the price and the closing. Our Lakeside at Fountain Lakes home valuation guide shows how a Lakeside home is priced from its own sales, and our Lakeside at Fountain Lakes buyer guide shows what the person reading your listing is weighing. Owners across the wider community can read our Fountain Lakes seller guide, and a neighbor in Sunrise will find its own numbers in our Sunrise at Fountain Lakes seller guide.
One question matters to every Lakeside seller before any price is set. The neighborhood association's own budget and declaration count 50 lots, while the county roll shows 86 parcels on Tracts K and L. We explain that gap in the sections on records, and it is the reason we request your estoppel early.
McGreevy and Comisar are the best realtor for selling at Lakeside at Fountain Lakes because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Lakeside read built from every recorded county sale on its 86 parcels and every MLS closing we could place here.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for the best realtor for Lakeside at Fountain Lakes in Fountain Lakes, Estero, and you are ready to sell, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Jesse McGreevy runs the data, the comparable set, the association paperwork and the net sheet, and Marc Comisar walks the home and runs the field side. Both take the calls: Jesse direct at (239) 898-6072 and Marc at (239) 287-5873. You meet the people who will handle your sale, not an assistant.
Recent Lakeside at Fountain Lakes track record (last 12 months): In the last 12 months we tracked every Lakeside closing we could place in the Southwest Florida MLS, pulled September 29, 2026: 3 closings, a $454,000 median (the middle sale, so a small sample), from $370,000 to $515,000, and $1,339,000 in total volume. Because three sales is too few to call a market, we lead with the first window that reaches 10 closings, the 36 months to that date: 13 closings at a $560,000 median, from $370,000 to $655,000, with a median of 54 days on market and a median sold-to-list ratio of 96.1%. We hold no count of Lakeside sales we represented, so we publish none, and we do not dress up a public-record comparison as our own deal.
The Southwest Florida MLS does not file Lakeside sales under one neighborhood label. We therefore assigned each closing to Lakeside by matching it to a Lee County qualified sale of a Lakeside parcel, at the same price and recorded within 45 days. The method and its limits are in the records section below.
Honors and recognition:
Those are career honors across Lee and Collier County. The full Lakeside record is in our Lakeside at Fountain Lakes neighborhood guide.
Lakeside at Fountain Lakes sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide how a Lakeside home is priced, listed and closed more than a portal estimate will, and each is specific to this neighborhood of 86 homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Lakeside at Fountain Lakes sellers can use the links below to jump straight to the market record, the sales table, the costs, the Florida rules, your net or the Sunrise comparison. The guide runs in the order an owner decides: what the market says, how we price, what it costs, then the next step.
Why McGreevy and Comisar Are the Best Realtor for Lakeside at Fountain Lakes · Key Takeaways for Lakeside at Fountain Lakes Sellers · What Makes Selling at Lakeside at Fountain Lakes Different? · Is Now a Good Time to Sell at Lakeside at Fountain Lakes? · What Have Lakeside at Fountain Lakes Homes Sold For Since 2022?
Which Recent Lakeside at Fountain Lakes Sales Matter Most to Your Price? · County Recorded Sales Beside the MLS Count for Lakeside at Fountain Lakes · Lakeside at Fountain Lakes vs Sunrise at Fountain Lakes: Which Buyer Will Your Home Meet? · How Do Lakeside at Fountain Lakes Prices Compare With the Other Fountain Lakes Neighborhoods? · How Do We Price a Lakeside at Fountain Lakes Home?
How Do We Market a Lakeside at Fountain Lakes Home? · How Do We Negotiate a Lakeside at Fountain Lakes Contract? · What Does It Cost to Sell a Home at Lakeside at Fountain Lakes? · What Must a Lakeside at Fountain Lakes Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own at Lakeside at Fountain Lakes?
How Do the Flood Zone and Storm Record Affect Selling a Lakeside at Fountain Lakes Home? · Which Lakeside at Fountain Lakes Rules Affect a Sale? · How Long Does It Take to Sell a Lakeside at Fountain Lakes Home? · How Should You Prepare a Lakeside at Fountain Lakes Home for Sale? · What Should Your Lakeside at Fountain Lakes Listing Say About Life There?
What Does the MLS Record Teach About a Real Lakeside at Fountain Lakes Resale? · Which Lakeside at Fountain Lakes Records Disagree, and Does It Affect Your Sale? · How Do You Get a Free Lakeside at Fountain Lakes Home Valuation? · Thinking of Selling Your Lakeside at Fountain Lakes Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
Why Does a Fountain Lakes Specialist Matter When You Sell at Lakeside at Fountain Lakes? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home at Lakeside at Fountain Lakes · Your Local Real Estate Experts · Sources and Authoritative References
Downloadable Documents · How Do You Reach the Lakeside at Fountain Lakes Seller Team Today?
Selling at Lakeside at Fountain Lakes is different because a small neighborhood association sits on top of the Fountain Lakes master association, so a buyer's application, your estoppel and the exterior rules all run through two layers before a closing can happen. The homes are detached, built 1990 to 2004.
Lakeside has its own not-for-profit association, managed by Pegasus Property Management, and every owner is also a member of the Fountain Lakes master association. The neighborhood association approves the buyer's application and issues the estoppel, and the master committee reviews exterior work. We map both before we set a timeline.
All 86 residential parcels carry the county's single-family use code, and the owner maintains the roof, exterior, systems and lawn. On homes built as early as 1990, a buyer will ask for roof, air conditioning, water heater and window dates, so we collect them before the first showing.
Three closings in 12 months and 24 in 60 months means each sale is watched. Buyers and their agents will look at the last few closings, and so should you. That is why we list every one of them below by month, price and size.
The association's declaration and 2026 budget count 50 lots, while the county roll shows 50 parcels on Tract K and 36 on Tract L. A sale is easier when the estoppel names the association and the assessment for your address on day one, so we request it at contract.
Lakeside's declaration is stricter than the master rules. It bars fences, limits owners to two pets and sets a six-month minimum lease with two leases a year, where the master rules allow 30 days and four. A buyer who plans a fenced yard or a short rental will move on, so we put the declaration in the first packet.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
For a Lakeside at Fountain Lakes home priced to the recent closings, the market is workable: 13 homes closed in 36 months at a $560,000 median and 54 median days on market, and we found no active listing under the Lakeside label on September 29, 2026. A home asking well above the closings should expect to wait.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Each window ends September 29, 2026 and counts MLS-marketed closings only. Medians of an even count use the mean of the middle pair.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $454,000 (the middle sale) | $254.82 | 90 | 96.1% |
| 24 months | 9 (small sample) | $515,000 | $275.73 | 55 | 95.8% |
| 36 months, first window with 10+ | 13 | $560,000 | $280.02 | 54 | 96.1% |
| 60 months | 24 | $566,500 (mean of $565,000 and $568,000) | $299.79 | 37 | 96.7% |
Over the 36-month window the median final list price was $579,900 and the median sold price $560,000, so the middle closing sold $19,900 below its last ask. All 13 closed below final list, and two took more than 90 days, at 94 and 421 days. Four closed in 30 days or less.
On September 29, 2026 we found no active listing under the Lakeside label. That is not a shortage signal we can lean on, because agents often file Fountain Lakes listings under the generic community label and the county roll cannot place an active listing. Six MLS closings after July 29, 2026 also carry the generic label and cannot yet be placed on a parcel, so no figure on this page includes them.
Price to the closings for your size band, not to the highest sale. The two fastest sales in the window closed in 1 and 10 days, and the slowest took 421. The difference between them was mostly the ask. We set your price against the sales in the tables below and revisit it at day 21.
Lakeside at Fountain Lakes homes sold in the MLS for between $370,000 and $655,000 in the 36 months to September 29, 2026, with 24 closings placed on Lakeside parcels since April 2022. The county's qualified sales run longer and show a 2021 median of $370,750 rising to a $597,000 median in 2023.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every year below is a small sample of MLS closings placed on Lakeside parcels, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (April to December) | 7 | $530,000 | $435,000 to $615,000 | 6 | 100.0% |
| 2023 | 5 | $594,000 | $570,000 to $620,000 | 36 | 97.5% |
| 2024 | 3 | $580,000 | $425,000 to $650,000 | 54 | 96.7% |
| 2025 | 7 | $560,000 | $370,000 to $655,000 | 38 | 95.8% |
| 2026 to September 29 | 2 | $484,500 (mean of $454,000 and $515,000) | $454,000 to $515,000 | 245 (mean of 69 and 421) | 95.9% |
The pattern is a rise through 2023, a plateau in 2024 and a softer 2025 and 2026. The median price per MLS square foot fell from $343.19 in 2024 to $280.02 in 2025 and $261.81 in 2026 to date. Three of the 2022 sales closed above final list and one at it, and every one of the 19 closings since November 2022 has closed below its final list price.
Of the 13 closings in the 36-month window, 2 sold from $370,000 to $449,999, 2 from $450,000 to $499,999, 2 from $500,000 to $549,999, 5 from $550,000 to $599,999 and 2 at $600,000 or more. The middle of the market is $550,000 to $599,999, which is where 5 of 13 closed.
If you bought in 2022 or 2023, your recorded price may sit above today's market: the county median was $597,000 in 2023 and $560,000 in 2025. If you bought before 2021, the county median for your year was $350,000 or lower, and the sale will show a large gain. We are not tax advisors, so ask yours about the home-sale exclusion.
Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Few Lakeside homes come up for sale in a year, and the next owner who lists should call us first. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
The sales that matter most to a Lakeside at Fountain Lakes price are the ones of your size and age, and we list every one: 24 MLS closings from April 2022 to May 2026, each with month, price, list, size and days on market. Three closed in the last 12 months, and they set the tone.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Here is each closing we placed, newest first, by month, price, bedrooms, baths and area only, with no house number. The filed-under column shows how the MLS labeled the sale, which is why a Lakeside home can appear under another neighborhood's name.
| Closed | Filed under | Bedrooms | Baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 2026 | Generic Fountain Lakes label | 3 | 2 | 1,689 | $479,900 | $454,000 | 94.6% | 421 |
| May 2026 | Seabreeze label | 3 | 2 | 2,021 | $529,900 | $515,000 | 97.2% | 69 |
| Dec 2025 | Generic Fountain Lakes label | 2 plus den | 2 plus half | 1,664 | $384,900 | $370,000 | 96.1% | 90 |
| Sep 2025 | Generic Fountain Lakes label | 4 plus den | 2 | 2,031 | $579,900 | $560,000 | 96.6% | 20 |
| Jun 2025 | Seabreeze label | 3 | 2 | 1,873 | $539,500 | $515,000 | 95.5% | 55 |
| May 2025 | Generic Fountain Lakes label | 3 plus den | 2 plus half | 1,919 | $700,000 | $655,000 | 93.6% | 1 |
| May 2025 | Generic Fountain Lakes label | 3 | 2 | 1,607 | $549,900 | $450,000 | 81.8% | 68 |
| Apr 2025 | Generic Fountain Lakes label | 4 | 2 | 1,777 | $599,900 | $580,000 | 96.7% | 38 |
| Jan 2025 | Generic Fountain Lakes label | 3 | 2 | 1,743 | $599,900 | $575,000 | 95.8% | 29 |
| Apr 2024 | Generic Fountain Lakes label | 3 | 2 | 1,599 | $447,900 | $425,000 | 94.9% | 94 |
| Mar 2024 | Generic Fountain Lakes label | 3 | 2 | 1,661 | $599,900 | $580,000 | 96.7% | 54 |
| Feb 2024 | Generic Fountain Lakes label | 3 | 2 | 1,894 | $654,000 | $650,000 | 99.4% | 32 |
| Oct 2023 | Generic Fountain Lakes label | 3 | 2 | 2,009 | $600,000 | $585,000 | 97.5% | 10 |
| Jun 2023 | Generic Fountain Lakes label | 3 | 2 | 1,873 | $599,000 | $594,000 | 99.2% | 96 |
| Jun 2023 | Generic Fountain Lakes label | 4 | 2 | 1,777 | $610,000 | $600,000 | 98.4% | 30 |
| Jun 2023 | Generic Fountain Lakes label | 4 | 2 | 1,823 | $674,900 | $620,000 | 91.9% | 109 |
| Apr 2023 | Generic Fountain Lakes label | 3 | 2 | 1,757 | $584,900 | $570,000 | 97.5% | 36 |
| Nov 2022 | Generic Fountain Lakes label | 3 | 2 | 1,700 | $599,999 | $565,000 | 94.2% | 48 |
| Nov 2022 | Generic Fountain Lakes label | 4 | 3 | 1,886 | $574,000 | $568,000 | 99.0% | 62 |
| Aug 2022 | Lakeside label | 2 plus den | 2 plus half | 1,660 | $419,000 | $435,000 | 103.8% | 6 |
| Jul 2022 | Generic Fountain Lakes label | 3 | 2 | 1,715 | $615,000 | $615,000 | 100.0% | 4 |
| Jul 2022 | Generic Fountain Lakes label | 4 | 3 | 1,886 | $529,900 | $530,000 | 100.0% | 4 |
| Jun 2022 | Generic Fountain Lakes label | 3 | 2 plus half | 1,776 | $549,900 | $530,000 | 96.4% | 24 |
| Apr 2022 | Generic Fountain Lakes label | 3 | 2 | 1,745 | $479,900 | $490,000 | 102.1% | 3 |
Two of the 24 were filed under the Seabreeze label, and both match Lakeside parcels on price, date and living area to the square foot, so they are Lakeside homes, not condominiums. One 2022 sale was filed under the Lakeside label itself.
Over the 36 months to September 29, 2026, seven sales were under 1,800 square feet of MLS living area at a median of $454,000, and six were 1,800 or more at a median of $572,500, the mean of $560,000 and $585,000. That is a gap of $118,500, or 26 percent. The larger homes also sold faster, at a median of 26 days against 68, though both groups are small.
The county roll shows 72 three-bedroom, 10 four-bedroom and 4 two-bedroom homes. Over 36 months the MLS shows ten three-bedroom sales, counting 3 plus den, at a median of $545,000, two four-bedroom sales at $560,000 and $580,000 and one 2 plus den sale at $370,000, the lowest price in the file. The fourth bedroom has added little on its own; living area and condition explain more.
This is a public-record sale, and it is the most recent Lakeside closing we can place. A three-bedroom, two-bath, 1,689 square foot home closed in May 2026 at $454,000 after 421 days on market, against a final list of $479,900, which is 94.6 percent of list. It waited more than a year, which says the ask, not the neighborhood, was the obstacle. It closed within two weeks of a 2,021 square foot home that sold for $515,000 in 69 days.
The county's qualified recorded sales cover more years than the MLS: 104 qualified sales on Lakeside parcels in all, and 3 since September 29, 2025, at a $454,000 median, the same three as the MLS window. County figures are recorded deed prices flagged as qualified arm's-length sales, and we never mix them with MLS square-foot figures.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $484,500 |
| 2025 | 7 | $560,000 |
| 2024 | 3 | $580,000 |
| 2023 | 6 | $597,000 |
| 2022 | 6 | $547,500 |
| 2021 | 8 | $370,750 |
| 2020 | 6 | $350,000 |
| 2019 | 4 | $333,750 |
| 2018 | 8 | $345,000 |
| 2017 | 7 | $323,000 |
| 2016 | 4 | $326,000 |
| 2015 | 6 | $335,750 |
| 2014 | 7 | $280,000 |
| 2013 | 6 | $242,500 |
| 2012 | 1 | $241,000 |
| 2011 | 2 | $202,500 |
| 2010 | 3 | $200,000 |
| 2009 | 6 | $197,500 |
From a $370,750 median in 2021 to $597,000 in 2023 is a 61 percent rise, and from $597,000 in 2023 to $560,000 in 2025 is a 6 percent step down. From $197,500 in 2009 to $560,000 in 2025 is about 2.8 times. Small counts move medians, so we describe direction and not a precise rate.
Since January 2022, 13 qualified sales on Tract K have a median of $570,000, and 11 on Tract L a median of $568,000. By street, the 13 Fountain Lakes Boulevard sales carry a median of $570,000, the 7 on Preserve Way $530,000, the 3 on Spring Garden Lane $645,000 and the single sale on Fairmount Court $615,000. The market does not price the two tracts differently, so we price Lakeside as one neighborhood.
Your Lakeside at Fountain Lakes home meets the same buyers as Sunrise at Fountain Lakes, the neighboring single-family neighborhood on plat Tracts I and J. Lakeside is smaller and priced about $110,000 higher at the 36-month median, so the buyer who tours both is comparing price, lease rules and size.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Lakeside at Fountain Lakes | Sunrise at Fountain Lakes |
|---|---|---|
| Residential parcels (2026 roll) | 86 (association budget: 50 units) | 128 (association budget: 128 units) |
| Built (roll) | 1990 to 2004, median 1993.5 | 1988 to 2003, median 1989 |
| Heated area (roll) | 1,397 to 3,071, median 1,854 | 1,266 to 2,448, median 1,710 |
| 2026 quarterly assessment | $420 | $400 |
| Minimum lease and leases a year | 6 months, 2 | 30 days, 4 |
| MLS, 12 months | 3, $454,000 (small sample) | 4, $457,500 (small sample) |
| MLS, 36 months | 13, $560,000 | 13, $450,000 |
| MLS, 60 months | 24, $566,500 | 29, $485,000 |
| Median $ per MLS sq ft, 36 months | $280.02 | $272.17 |
| Median days on market, 36 months | 54 | 112 |
| Median sold-to-list, 36 months | 96.1% | 95.6% |
| Active listings, Sep 29, 2026 | none under the Lakeside label | 1 at $574,900 (3 bed, 1,734 sq ft) |
Over 36 months, Lakeside closed 13 times at a $560,000 median and 54 median days while Sunrise closed 13 times at $450,000 and 112 median days, a gap of $110,000 or about 24 percent. The median price per MLS square foot narrows that to about 3 percent, $280.02 against $272.17, so most of the gap is size and sale mix.
A Sunrise home at 1,734 square feet is listed at $574,900 today. That is the live comparison for a Lakeside buyer, and it sits above Lakeside's own $560,000 median. We price your home against Lakeside closings, then check it against that listing so a buyer sees a reason to choose you.
A buyer who wants a tighter owner-occupied pattern, two pets or fewer and a higher price rung fits Lakeside. A buyer who wants a 30-day lease, a lower median and a larger neighborhood fits Sunrise. The master fee line, the gates and the amenities are the same, so we sell the association, the rules and the home.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Lakeside at Fountain Lakes has the highest 36-month median of the seven Fountain Lakes neighborhoods that have their own pages, $560,000 on 13 closings, with 86 detached homes built 1990 to 2004. Only Sunrise also closed 13 times in that window, and the attached neighborhoods sit far lower.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Units | Regime | Built | 36-month MLS median (n) |
|---|---|---|---|---|
| The Greens at Fountain Lakes | 143 | Condominium, Chapter 718 | 1988 | $202,000 (21) |
| Forest Ridge | 135 (inferred) | HOA, Chapter 720 | 1994 to 1999 | $452,500 (10) |
| Sunrise at Fountain Lakes | 128 | HOA, Chapter 720 | 1988 to 2003 | $450,000 (13) |
| Lakeside at Fountain Lakes | 86 | HOA, Chapter 720 | 1990 to 2004 | $560,000 (13) |
| Forest Ridge Shores | 64 | Unresolved: association says condominium, roll shows a subdivision | 2000 to 2002 | $525,750 (8, small sample) |
| The Villas at Timber Lakes | 62 | Condominium per the community site | 1994 to 1996 | $329,000 (10) |
| Villas of Fountain Lakes | 49 | Unresolved: Sunbiz says condominium, community site says HOA | 1989 to 1991 | $299,556 (10) |
Lakeside is about $107,500 above Forest Ridge, about $34,000 above Forest Ridge Shores and more than 1.7 times the highest of the attached neighborhoods. A Lakeside seller is selling into the top rung, and that supports the price only when the size, condition and paperwork support it.
The top rung has thin turnover, which is why a buyer has time to compare and why an overpriced Lakeside home sits. Buyers who stretch into Lakeside usually come from Sunrise, Forest Ridge or Forest Ridge Shores, and we market with those three price points in view.
We price a Lakeside at Fountain Lakes home from Lakeside's own closings, sorted by living area, then adjust for condition, systems and what a buyer will pay the association at closing. Over 36 months the median was $560,000, but a home under 1,800 square feet and one over it sit $118,500 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We start with your MLS living area, which matched the county's heated area to the square foot on 22 of the 24 Lakeside closings. Then we pick the closings within roughly 150 square feet of your home and read their price per square foot. The 36-month median is $280.02.
Roughly a third of Lakeside was built in 1990 or 1991. A house that old has a roof, air conditioning, plumbing and windows that are 30-plus years old unless replaced, and buyers ask. We gather the dates and the permits so a buyer's inspection confirms your price instead of reopening it.
The MLS does not tag renovation, view or lot position in the rows we hold, so no model can price them here. In 2025 a 1,607 square foot home closed at $450,000 and a 1,777 square foot home at $580,000, and the difference is not only size. We compare finishes in person.
With 3 to 7 sales a year, one closing moves an automated estimate, and an estimate cannot see condition, roof age or the association paperwork. It also cannot know that a $2,500 capital contribution changes what a buyer will pay. Use it as a starting point, not a price.
We check every active listing that could pull your buyer, including Sunrise. The one Sunrise active on September 29, 2026 asks $574,900 for a three-bedroom, 1,734 square foot home after 117 days, which tells us where buyers are pushing back.
We agree a review date at day 21. The 36-month median was 54 days, and a home that has drawn no offer by then is being told something. In this neighborhood the response is to move the ask toward the closings, not to wait.
We market a Lakeside at Fountain Lakes home with professional photography, video and drone where it helps, a qualified-buyer database and a listing that names what is true of the address: a gated Estero community with an included golf course, a low fee stack and a detached home. We describe the home, never the buyer.
The listing leads with the facts a Lakeside buyer weighs: a $420 quarterly assessment that includes the master fee, a nine-hole par-3 golf course, two pools, courts and a clubhouse the community reports as refreshed in 2026, and the main gate across US-41 from Coconut Point. We make no lake-view or golf-view claim without a house in front of us.
Detached homes on interior streets reward exterior and lot photography and a short walk-through video. Aerial images help show the setting inside the gates. We schedule the shoot after your documents file is assembled so the listing goes live with everything a buyer asks for.
We put the declaration, the 2026 budget, the sales packet, the master rules and your architectural approvals in the first packet. The recorded documents say no fences, two pets and a six-month lease minimum, and a buyer's attorney will read them, so we lead with them.
The Southwest Florida MLS, our qualified-buyer database and agents with active Fountain Lakes buyers see the listing on day one. Lakeside's buyer often compares it with Sunrise, Forest Ridge and Forest Ridge Shores, so we present all four price points.
Fountain Lakes is gated, with a call box at the main entrance and a residents-only back gate at West Tree Road and Williams Road. We arrange gate access for showings and open houses and follow the community's sign and timing limits.
An estate, a health change or a tenant in place is sometimes better handled through direct outreach to our buyer database and to agents with active Fountain Lakes buyers. We will show you both routes with numbers, including what a quiet sale may cost in reach.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
We negotiate every Lakeside at Fountain Lakes contract ourselves, not through an assistant, because the terms that move a Lakeside sale are the ones a buyer never sees on a price line: the 20-day application, the estoppel, the capital contribution, the inspection period and the closing date.
Jesse and Marc negotiate offers directly. In a neighborhood where all 13 recent closings sold below their final list price, at a median $19,900 under the ask, the price is only the first number in the conversation.
The buyer's application is due at least 20 days before closing and the association has 10 business days to issue an estoppel after a written request, so we set the closing date around both. Submitting on the day of contract is the cleanest way to avoid a delay.
A buyer of a 1990s home inspects the roof, air conditioning, water heater and windows, and asks for credits. We hold your dates and permits, and we decide in advance which repairs to do, which to credit and which to hold firm on.
The owner carries the whole insurance stack on a detached home, and roof age drives the quote. We ask your insurance agent for a current quote and a wind mitigation report before listing, so a buyer's insurance question does not end the contract.
A credit toward the buyer's closing costs can keep the recorded price, and a price cut resets your comparison. Sellers may still offer buyer concessions on the MLS, and any buyer-agent compensation is negotiated off the MLS under the post-August 2024 NAR rules.
Selling at Lakeside at Fountain Lakes in Lee County customarily costs the seller the documentary stamp tax at $0.70 per $100, the owner's title policy, the estoppel fee and the negotiated commission. At $560,000, stamps are $3,920 and a promulgated owner's policy is about $2,875, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Florida's tax is $0.70 per $100 of price, rounded up to the next $100. At $560,000 that is 5,600 units and $3,920. At the May 2026 sale price of $454,000 it is 4,540 units and $3,178. This is our arithmetic on the Florida Department of Revenue rate.
The state promulgates the owner's policy premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $560,000 that is about $2,875, and at $454,000 about $2,345. In Lee County the seller customarily pays it; in Collier County the buyer does. The contract controls.
Florida caps a standard estoppel for a current account at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent. In Lee County the seller customarily pays it, though the contract controls. Section 720.30851 gives the association 10 business days to issue it.
Lakeside's quarterly assessment is prorated by days at closing. Florida property taxes are paid in arrears, billed in November and due by March 31, so the seller credits the buyer for the seller's days of ownership. We do not quote a Lakeside tax figure, because it depends on the parcel.
Commissions are negotiable and no rate is set by law. Since August 17, 2024 an offer of buyer-agent compensation cannot appear in the MLS, and a buyer's agent needs a written agreement before touring. We put our fee and any buyer-side offer in writing before you sign.
This is an illustration, not a quote. The commission rates are examples from our shared cost research (2.75 percent listing side, 2.5 percent buyer side if offered), and the search, closing and lien figures are the estimates in that research. It excludes property tax proration and any mortgage payoff.
| Item | At $560,000 | At $454,000 |
|---|---|---|
| Sale price | $560,000 | $454,000 |
| Listing commission, example 2.75 percent | -$15,400 | -$12,485 |
| Buyer-agent compensation if offered, example 2.5 percent | -$14,000 | -$11,350 |
| Deed documentary stamp tax at $0.70 per $100 | -$3,920 | -$3,178 |
| Owner's title policy, promulgated schedule | -$2,875 | -$2,345 |
| Title search and settlement fee, estimate | -$1,200 | -$1,200 |
| Municipal lien search, estimate | -$175 | -$175 |
| Association estoppel, current account, statutory cap | -$299 | -$299 |
| Estimated total seller costs with a buyer-agent offer | -$37,869 (6.8 percent) | -$31,032 (6.8 percent) |
| Estimated net before proration and payoff, with the offer | $522,131 | $422,968 |
| Estimated total costs without a buyer-agent offer | -$23,869 (4.3 percent) | -$19,682 (4.3 percent) |
| Estimated net before proration and payoff, without the offer | $536,131 | $434,318 |
A Lakeside at Fountain Lakes seller owes a buyer the homeowners' association disclosure summary before the contract is signed, a property tax disclosure summary and a flood disclosure at or before signing, and disclosure of known material defects. Lakeside is treated as a Chapter 720 homeowners' association.
Section 720.401 applies to associations that are not under Chapters 718, 719, 721 or 723. The association's own sales FAQ uses condominium wording, but its recorded instruments are a declaration of covenants, its budget page is headed HOA and every parcel carries the single-family code, so we treat Lakeside as Chapter 720. Your closing agent or attorney confirms.
The disclosure comes before the buyer signs. Without it the contract is voidable, and the buyer can cancel in writing within 3 days of receiving the summary or before closing, whichever comes first. That right cannot be waived. We attach it to the listing packet so it is never a surprise.
Section 689.261 requires a property tax disclosure summary at or before signing, warning that the seller's taxes do not predict the buyer's and that a change of ownership can trigger reassessment. It is one page, and we include it in the contract package.
Section 689.302 requires a seller to complete a flood disclosure at or before signing: whether the seller knows of flooding that damaged the property, has filed a flood claim or has received flood assistance. We hold no Lakeside-specific damage record and never say a home was undamaged, so answer from your own knowledge and records.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a residence. Tell your agent about roof leaks, past repairs and insurance claims before we write the listing.
Your Lakeside at Fountain Lakes buyer pays a $420 quarterly assessment that includes the master association's dues, a $2,500 one-time capital contribution, a $150 non-refundable application fee and, if the seller does not supply the documents, $75. Some homes also pay the irrigation co-op at $32 a month.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The adopted 2026 budget collects $84,000 at $420 a quarter from 50 units, of which the master fee line is $370. The 2025 assessment was $398, so 2026 is $22 a quarter higher, or 5.5 percent. The budget page we read lists no reserve line, and a careful buyer will ask about it.
The assessment covers the master fee, management, insurance, office, legal and contingency lines. It does not cover the house: the owner maintains the roof, exterior, systems and lawn. The irrigation co-op, where a home is a member, is billed separately at $96 a quarter.
At the $560,000 median the $1,680 annual assessment is 0.30 percent of price, and with the co-op's $384 it is 0.37 percent. At the $454,000 twelve-month median it is 0.37 percent, or 0.45 percent with the co-op. We add no taxes or insurance into one number because both depend on the home.
Fountain Lakes carries no Community Development District bond assessment per our community research and Lee County's list of special districts. A buyer will see that absence on the tax bill, and we confirm it on your parcel before closing.
FEMA's flood hazard layer maps all 86 Lakeside at Fountain Lakes residential parcel address points as Zone X, the 0.2 percent annual chance subtype outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading by address point, not a survey, and buyers still ask about Ian.
We geocoded each of the 86 parcels' street addresses with the U.S. Census geocoder and queried FEMA's flood hazard layer at each point. The governing panel is 12071C0587G. Census interpolation places an address along its street segment, so a lot on the edge of a mapped zone could differ, and we check the exact address on FEMA's map service.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, though a lender or insurer may, and any owner can buy it.
Fountain Lakes is inland, roughly four to five miles from the Gulf by our community research, so its storm exposure is mostly wind and rain. The MLS shows two Lakeside closings in November 2022, six weeks after Hurricane Ian, at $565,000 and $568,000. That is a market reading, not proof of no damage, and we hold no Lakeside-specific damage record.
Because Lakeside is detached, the owner carries the whole insurance stack. Florida's uniform mitigation verification form, OIR-B1-1802, documents roof shape, roof-deck attachment and opening protection for premium credits under Section 627.0629. A current form is a selling point.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Lakeside at Fountain Lakes's recorded declaration sets rules that shape who bids on a home and how a sale closes: no fences, a two-pet limit, a six-month minimum lease with two leases a year, architectural approval for exterior changes and a purchase application at least 20 days before closing.
The declaration allows no fences or walls, except underground pet fencing and approved screening. Pools, lanais, paint, roofs, driveways and hurricane protection need architectural approval, and the declaration adds an approval by two Lakeside directors on top of the master committee. Gather your approvals before listing.
The declaration limits owners to two pets and the sales packet bans aggressive pets, Pitbulls, Pitbull mixes and exotic animals. Assistance animals for a person with a disability are handled under federal fair housing rules. We describe the rule to buyers early.
Lakeside allows leases of six months or more, no more than two a calendar year, with association approval and a $150 application 30 days ahead. That rules out short winter rentals, and a buyer who wants rental flexibility may prefer Sunrise, where the 2026 packet states 30 days and four leases.
The association requires a purchase application with a copy of the contract, a $150 non-refundable fee and at least 20 days before closing. That is a screening step, not a price control, and we build the 20 days into every Lakeside contract.
Lakeside is not a 55-plus community. Neither its declaration nor the Fountain Lakes master documents contain an age restriction. We describe the property and its recorded rules, not the people who may live in it.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A Lakeside at Fountain Lakes home takes a median of 54 days on market over the last 36 months, with a range from 1 to 421 days, and the association's timeline adds about three weeks between contract and closing. The difference between the fastest and slowest sales was mostly the asking price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 36 months, 4 of 13 closed in 30 days or less and 2 took more than 90 days. In the 12 months to September 29, 2026 the three sales took 69, 90 and 421 days, a median of 90. In 2025 the seven closings had a 38-day median.
Contract day: request the estoppel and send the buyer's application. Within days: inspection and insurance quote. Within 10 business days of the written request: estoppel in hand. At least 20 days before closing: application with the $150 fee. Closing: prorations, the $2,500 contribution and the deed. We run it as a calendar.
Our data does not show a clean seasonal pattern: the 36-month closings are spread across January, February, March, April, May, June, September, October and December. List when the paperwork and pricing are ready, and build in the 20-day application.
Many owners are part-time residents. We coordinate gate access, showings, signing and the closing with your title company, and we can work through remote notary options. Tell us your travel dates first so we build the calendar around them.
Prepare a Lakeside at Fountain Lakes home by gathering the documents a buyer's attorney will ask for, confirming roof, air conditioning, water heater and window dates, and fixing what an inspection will find. Homes built in 1990 or 1991, about a third of Lakeside, are the most likely to have original systems.
Collect the declaration, the 2026 budget, the sales packet, the master rules, architectural approvals for pools, lanais or paint, permits, roof and air-conditioning dates, a wind mitigation report and your irrigation co-op status. Request the estoppel the day you sign the listing agreement if you can.
Fix what an inspector will call out, refresh paint and landscaping and remodel only where the closings support it. The MLS does not tag renovation here, so we cannot measure a remodel's return in Lakeside, and we will say so instead of guessing.
If you painted, re-roofed, added a lanai or installed hurricane protection, confirm it was approved. A permit is not architectural approval, so a buyer will ask for both. Unapproved work can surface in an inspection and cost you a week.
Selling? Get a free Lakeside at Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Your Lakeside at Fountain Lakes listing should describe the home and the address: a detached house of about 1,850 square feet on an interior street inside a gated Estero golf community, with a low-fee stack. It should describe the property and never the people who might live there.
Lakeside sits inside Fountain Lakes, whose amenities include a private nine-hole, par-3 golf course, two pools and a hot tub, a fitness center, tennis and pickleball courts, bocce, shuffleboard and a clubhouse, per the community. Lakeside adds no amenities of its own.
The main gate is at Fountain Lakes Boulevard and US-41, directly across from Coconut Point, and drive times from that area run about 6 to 8 minutes to Coconut Point, 5 to 7 minutes to I-75 at Exit 123 and 20 to 24 minutes to Southwest Florida International Airport, as our community research rounds them.
Say what the record supports: built 1990 to 2004, detached, gated, no CDD, $420 a quarter including the master fee. Do not claim a lake or golf view, an age restriction or short-term rental rights the documents do not give. Fair housing law governs how we describe a home.
The MLS record for Lakeside at Fountain Lakes teaches that price follows living area and that the ask decides speed: the 421-day sale asked $479,900 while three 2025 closings of 1,600 to 1,780 square feet ran from $450,000 to $580,000. Read four sales in particular.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
A three-bedroom plus den, two-and-a-half-bath, 1,919 square foot home sold in one day in May 2025 for $655,000 against a $700,000 list, 93.6 percent of list. It is also the highest price in the 60-month file, which shows a fast sale can still close below the ask.
The May 2026 home, at 1,689 square feet, waited 421 days and sold at $454,000 against a $479,900 list. It is the longest time on market in the 60-month file, and one of the three sales behind the 12-month median of 90 days.
In May 2025 a 1,607 square foot three-bedroom closed at $450,000 after a $549,900 list, 81.8 percent of list, the lowest ratio in the 60-month file. A month earlier a 1,777 square foot four-bedroom closed at $580,000. Condition and presentation explain part of that spread, and we cannot measure it more precisely from the MLS.
The highest sales in the file are $655,000 in May 2025 and $650,000 in February 2024, on homes of 1,919 and 1,894 square feet. Nothing in the last 12 months has come near them, so we price to the last year's closings and not to the top.
Five records about Lakeside at Fountain Lakes disagree with one another: the lot count, the regime wording, the master fee figure, the capital contribution and the Seabreeze label. None should stop a sale, but each is easier settled before a buyer's attorney asks.
The declaration divides assessments into fiftieths and the 2026 budget is headed 50 units, collecting $84,000, which is exactly 50 homes at $420. The county roll shows 50 parcels on Tract K and 36 on Tract L. The record we read does not say which association carries the 36. Ask Pegasus for the estoppel and a written statement of the association and assessment for your address.
The association's FAQ sheet uses condominium wording, while the recorded instruments and the county roll point to a homeowners' association. We treat Lakeside as Chapter 720 and read the condominium wording as template language.
The community hub reports the master association at $380 a quarter from a 2025 packet, while the 2026 Lakeside and Sunrise budgets show a $370 master fee line. We do not know whether it is a fee change or a different billing structure, so we quote what the estoppel states.
The Lakeside packet lists a $2,500 capital contribution, and the community hub reports a master capital contribution of $2,500 effective December 2023. The packet does not say whether it is one payment or two. Confirm the closing statement line with the estoppel.
The MLS filed two closings on Lakeside parcels under the Seabreeze label, in June 2025 and May 2026, at $515,000 each. They belong in Lakeside's record, which is why the count by label understates Lakeside's sales.
Lakeside at Fountain Lakes owners get a free valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed Lakeside sales of your size, with your fee stack and net sheet beside it, at no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
You receive the recent Lakeside closings of your size with dates and days on market, a per-square-foot analysis from MLS living area, the live competition including Sunrise, your buyer's fee stack and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how a Lakeside home is valued first.
In a neighborhood where a 1,689 square foot home closed at $454,000 after 421 days and a 1,919 square foot home closed at $655,000 in one, the number decides the sale. We would rather you see the evidence before you commit, and many owners use it to decide whether to sell this season or next.
Jesse McGreevy prepares the valuation and Marc Comisar walks the home. Both are licensed Florida REALTORS with Domain Realty, and both answer their own phones: Jesse at (239) 898-6072 and Marc at (239) 287-5873. The credentials behind the valuation:
Call Jesse McGreevy direct at (239) 898-6072, email [email protected], or request a free Lakeside at Fountain Lakes home valuation. Text or call, and confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873.
Lakeside at Fountain Lakes sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a small neighborhood with two layers of governance, a 50 versus 86 records question and thin turnover rewards early paperwork and pricing built from Lakeside's own closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Lakeside at Fountain Lakes listing agent, or thinking, "I need someone to sell my Lakeside at Fountain Lakes home," here is the short version of everything above. We place your home on Lakeside's own ladder of closed sales, request the estoppel at contract, build the documents file before the first showing and 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 county roll. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Price and paperwork decide the sale more than the calendar. Our 36-month closings are spread across nine calendar months, so a listing with the estoppel requested and a documents file ready meets buyers whenever it goes live.
At the 36-month medians, no: $280.02 per square foot of MLS living area at Lakeside against $272.17 at Sunrise. Lakeside's roll median is 1,854 square feet against Sunrise's 1,710, which explains most of the $110,000 price gap.
Compare your ask with the Lakeside closings of your size. A home that asked $479,900 waited 421 days and closed at $454,000, so reprice toward the closings, refresh the photographs and confirm the documents file is ready.
We recommend it. The Lakeside packet says the manager charges the buyer $75 if the seller does not supply the documents, and Florida's homeowners' association disclosure is due before the contract is signed, so having them ready keeps the contract on schedule.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our buyer database and to agents with active Fountain Lakes buyers, and we will show you both routes with numbers.
Ask each team for its comparable set for your size band, its plan for the estoppel and application timeline and its explanation of the fee stack a buyer will underwrite. Our guide to the best real estate agents in Estero is linked at the top of this page, and we welcome the comparison.
McGreevy and Comisar is a top-reviewed Lakeside at Fountain Lakes realtor, and the quotes below are genuine five-star client 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.
★★★★★ "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
Feedback from every showing is how a Lakeside price gets corrected in weeks instead of months.
★★★★★ "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
A listing that has sat for months is a pricing and presentation problem, and it is fixable.
★★★★★ "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
Many sales carry more than a price, and a calm plan for the paperwork matters.
A Fountain Lakes specialist matters when you sell at Lakeside at Fountain Lakes because the facts that decide the sale live in documents, not in a listing feed: two layers of governance, a $2,500 capital contribution, a 20-day application, a 50 versus 86 lot question and a market where three homes closed in a year.
Jesse has been in Southwest Florida real estate since October 2004, and he prepares the data, the comparable set, the association paperwork and the net sheet. Reach him at (239) 898-6072 or [email protected].
Marc is a Broker Associate who walks the home, meets the buyers and runs the field side of the sale. Reach him at (239) 287-5873. The team launched in October 2008.
A general agent may quote the community's median and miss that Lakeside has its own association, budget and rules, which we lay out in the Lakeside at Fountain Lakes neighborhood guide. They may also miss the 50 versus 86 question, the 20-day application and the size split that put two Lakeside sales $118,500 apart.
Owners weighing options nearby can read the Sunrise at Fountain Lakes neighborhood guide and see the Estero seller guide for the wider market.
If you are also buying your next home in Southwest Florida while you sell at Lakeside at Fountain Lakes, we coordinate both sides so the closing dates line up. Marc represents buyers across Estero and Lee County, and our Lakeside at Fountain Lakes buyer guide shows how we work.
Line up the sale contract, the buyer's application and your next purchase so a delayed closing does not strand you. We build one calendar for both, and Marc is at (239) 287-5873.
Some owners move to another Fountain Lakes neighborhood or into a larger home. Our Fountain Lakes community guide shows the price ladder you would be moving along, and the Lakeside at Fountain Lakes neighborhood guide shows where your own home sits on it.
Call Marc at (239) 287-5873 and read how we represent buyers for the process, the written buyer agreement that the NAR settlement requires before a tour and what a buyer's agent can and cannot be paid.
These are the questions sellers ask most about selling a home at Lakeside at Fountain Lakes in Estero, answered from the recent closings and the public record. Each answer names Lakeside, and each points to the section that holds the detail. For a number on your home, call Jesse at (239) 898-6072.
Start with a free valuation, gather the association documents, request your estoppel, price against Lakeside's closings of your size and list with a calendar for the 20-day buyer application. McGreevy and Comisar run that sequence, and Jesse's line is (239) 898-6072.
Hire the team that shows you your neighborhood's closings and its records. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Start from the 36-month median of $560,000 on 13 closings and adjust for size and condition. Homes under 1,800 square feet closed at a $454,000 median and larger ones at $572,500. A free valuation gives the number for your home.
Three closed in the 12 months to September 29, 2026: $370,000 in December 2025, and $454,000 and $515,000 in May 2026. In 2025 seven closed from $370,000 to $655,000. These are MLS closings we placed on Lakeside parcels.
$560,000 over 36 months (n = 13), $515,000 over 24 (n = 9), $454,000 over 12 (n = 3) and $566,500 over 60 (n = 24). The first window with 10 closings is the 36-month one.
$655,000, a three-bedroom plus den home of 1,919 square feet, in May 2025. It closed in one day against a $700,000 list. In 2026 the highest sale so far is $515,000.
$370,000 for a 2 plus den home of 1,664 square feet in December 2025, after 90 days on market and a $384,900 list. It is the lowest price in the 60-month file.
The 36-month median is 54 days on market and the 24-month median is 55, with a range of 1 to 421 days. Add about three weeks between contract and closing for the association application and estoppel.
For a home priced to the closings, yes: we found no active Lakeside listing on September 29, 2026, and 2025's seven closings had a 38-day median. A home asking well above the closings should expect a long wait.
Price to your size band. A 1,650 square foot home is not a $560,000 home, and a 2,000 square foot home is not a $454,000 home. Homes under 1,800 square feet closed at $454,000 and larger ones at $572,500.
Not meaningfully. Since 2022 the county shows a $570,000 median on 13 Tract K sales and $568,000 on 11 Tract L sales. Street and size explain more than the tract.
Your buyer needs it. The association requires a purchase application with the contract, a $150 non-refundable fee and at least 20 days before closing. It is a screening step under the declaration, not a price control.
It is the association's statement of what is owed on your parcel and who the association is. Either the owner or the owner's designee requests it, and Section 720.30851 gives the association 10 business days. In Lee County the seller customarily pays, and the contract controls.
The homeowners' association disclosure summary before the contract is signed, a property tax disclosure summary and a flood disclosure at or before signing, plus disclosure of known material defects. Section 720.401 is the first of these.
In Lee County, customarily the documentary stamp tax, the owner's title policy, the estoppel fee, a lien search and the negotiated commission, plus prorated dues. The contract controls, and our net sheet above shows an illustration.
$0.70 per $100. At $560,000 that is $3,920 and at $454,000 it is $3,178, on our arithmetic from the Florida Department of Revenue rate.
On the state's promulgated schedule, about $2,875 at $560,000 and about $2,345 at $454,000, on our arithmetic. In Lee County the seller customarily pays it.
The association's packet says each owner contributes $2,500 on acquisition, which makes it the buyer's charge on a purchase. The contract controls, and the estoppel and closing statement confirm the line.
Lenders underwrite the home, the buyer and the association's numbers, including the $420 quarterly assessment. Zone X mapping means a lender does not require flood insurance on the map alone. We coordinate with the buyer's lender on the estoppel.
Generally yes, subject to the lease and the association's rules. Lakeside's leases run six months or longer, so confirm the lease end date before you set the closing.
Not necessarily. The MLS does not tag renovation here, so we cannot measure a remodel's return. Fix what an inspector will call out, refresh paint and landscaping and confirm approvals for past work.
The roof, air conditioning, water heater and windows, because buyers ask for their ages and insurers price them. About a third of Lakeside was built in 1990 or 1991, so original systems are the likeliest issue.
It is not required, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. Ask your insurance agent which features count.
Yes. Pools, lanais, paint, roofs, driveways and hurricane protection need architectural approval, and Lakeside's declaration adds a second approval by two Lakeside directors. Gather the approvals before you list.
On price and rules. Lakeside's 36-month median is $560,000 against Sunrise's $450,000, and Lakeside requires six-month leases where Sunrise allows 30 days. See our Sunrise at Fountain Lakes guide for the comparison.
It should not if you settle it early. Ask Pegasus for the estoppel and a written statement of the association and assessment for your address, and put it in the first packet.
We cannot measure it. Lakeside has the highest 36-month median in Fountain Lakes despite the six-month minimum, but a buyer who wants short-term flexibility would look at Sunrise. We describe the rule to buyers early.
It depends on the home. The purchase application tells buyers to contact Pegasus for an irrigation co-op estoppel if the current owner is a member, so confirm your status before you list.
With professional photography, video and drone where it helps, a qualified-buyer database and a listing that names the gated address, the bundled golf and the low fee stack. We handle gate access for showings.
Fountain Lakes is gated, with a call box at the main entrance and barcode decals for residents, so open houses and showings need gate coordination. We arrange access and follow the community's sign and timing limits.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Call Jesse direct at (239) 898-6072 or request the free home valuation. We send the comparable set, the timeline and the net sheet, with no obligation.
Lakeside at Fountain Lakes owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, work from an office in Bonita Springs and checked every recent Lakeside sale and public record in Fountain Lakes before writing this guide.
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. McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Lakeside at Fountain Lakes 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).
Lakeside at Fountain Lakes facts on this page rest on primary sources: the neighborhood and master associations' own documents, Florida statutes and state records, Lee County and Village of Estero pages, and federal agencies. Every link was fetched in September 2026, and no listing portal or competing brokerage is cited.
Data files and queries: the Lee County Property Appraiser 2026 parcel roll (88 parcels matched to Lakeside, 86 residential) and recorded-sales file (104 qualified sales on Lakeside parcels, newest recorded sale July 29, 2026); and the Southwest Florida MLS Matrix, closings placed on Lakeside parcels and actives, pulled September 29, 2026.
Lakeside at Fountain Lakes's key documents are published by the neighborhood and master associations, the State of Florida and federal agencies, and the table links each to its issuing authority. The recorded declaration is also available through the Lee County Clerk's official records, and the estoppel through Pegasus Property Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Lakeside Corrected Amended and Restated Declaration, Articles and Bylaws | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2022 (original declaration recorded February 16, 1989) | Declaration, PDF |
| Lakeside 2026 Sales Packet with 2026 budget | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2026 | Sales packet, PDF |
| Lakeside 2026 Lease Packet with governing rules | Lakeside at Fountain Lakes Neighborhood Association, Inc. | 2026 | Lease packet, PDF |
| Fountain Lakes master 2025 Rules and Regulations | Fountain Lakes Community Association, Inc. | 2025 | Master rules, PDF |
| Fountain Lakes master 2020 Amended and Restated Declaration | Fountain Lakes Community Association, Inc. | 2020 | Master declaration, PDF |
| Fountain Lakes master 2020 Amended and Restated Bylaws | Fountain Lakes Community Association, Inc. | 2020 | Master bylaws, PDF |
| Lakeside at Fountain Lakes Neighborhood Association, Inc. record | Florida Division of Corporations | filed January 24, 1989 | Sunbiz detail |
| Florida Statutes s. 720.401, disclosure to prospective purchasers | Florida Legislature | 2026 | Section 720.401 |
| Florida Statutes s. 720.30851, HOA estoppel certificates | Florida Legislature | 2026 | Section 720.30851 |
| Florida Statutes s. 689.261, property tax disclosure | Florida Legislature | 2026 | Section 689.261 |
| Florida Statutes s. 689.302, flood disclosure | Florida Legislature | 2026 | Section 689.302 |
| Documentary stamp tax overview | Florida Department of Revenue | current | Documentary stamp tax |
| Title insurance rate rule 69O-186.003 | Florida Administrative Code | current | Rule 69O-186.003 |
| 2024 HB 979 staff analysis, estoppel fee caps | Florida Senate | 2024 | HB 979 analysis, PDF |
| NAR settlement FAQs | National Association of REALTORS | current | Settlement FAQs |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Save Our Homes portability guide, Form PT-112 | Florida Department of Revenue | current | Form PT-112, PDF |
Reach the Lakeside at Fountain Lakes seller team by requesting a free home valuation or by calling Jesse McGreevy direct at (239) 898-6072. It is free, written and built from the closed sales of your size, with your fee stack and net sheet beside it.
Buying instead? Call Marc at (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Nothing on this page is legal, tax or insurance advice, and no figure here is a promise of price.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.