Estero, Florida
Sell your Greens at Fountain Lakes condo with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from 51 MLS closings, with the estoppel and section 718.503 documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Greens at Fountain Lakes is a condominium neighborhood of 143 one- and two-bedroom flats in nine buildings on Seasons Way inside the gated community of Fountain Lakes in Estero, and this page is the seller's guide to it: how a Greens flat is priced, what a sale costs, which documents a buyer will ask for and how long the market takes to pay for a right price. It sits beside our full The Greens at Fountain Lakes neighborhood guide, which covers the history, the associations, the amenities and the storm record. In the 24 months to September 29, 2026, twelve Greens flats closed on the Southwest Florida MLS at a $180,000 median, the first window that reaches ten closings.
Want a number before you read on? Our The Greens at Fountain Lakes home valuation page shows how a flat is priced from its own plan's closed sales, and our The Greens at Fountain Lakes buyer guide explains what your buyer is being told about the same building. The community-wide picture is in our Fountain Lakes seller guide, and the nearest condominium rival has its own Villas of Fountain Lakes seller guide. Where the record stops, we say so and name the document that would answer the question. We tracked every one of the 51 marketed Greens closings in the Southwest Florida MLS since November 2021 before writing a word, and every figure below names its window.
McGreevy and Comisar are the best realtor for selling a Greens condo because we price each flat against its own floor plan's closed sales, prepare the two-association paperwork 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.
Sellers comparing listing teams can also read our guide to the best real estate agents in Estero.
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 Fountain Lakes. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
The MLS extract we pulled does not name listing or buyer offices, and we do not claim any of the Greens closings below as our own sales. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. What we do claim is checkable: we tracked all 51 marketed Greens closings and all 324 county-recorded qualified sales on file for the neighborhood's parcels, we read the state's condominium register and the master association's recorded documents, and we bring that record to your kitchen table before you price.
Recent Greens record (24 months to September 29, 2026, Southwest Florida MLS): 12 closed sales, a $180,000 median (the mean of $175,000 and $185,000, because twelve is an even count), a range of $155,000 to $220,000, $2,196,000 in total volume, a median of 43 days on market and a median sold-to-final-list ratio of 93.1 percent. Four flats were for sale on September 29, 2026, asking $169,900 to $219,999.
For Greens sellers: professional photography, drone and cinematic video, a qualified-buyer database, a documents file that answers the estoppel, dues and milestone questions before they are asked, and discreet off-market options when a sale needs to stay quiet.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about The Greens is narrower: we know which of three floor plans you are selling, what each has closed for, and which two associations stand between a contract and a closing.
Selling your Greens condo? 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.
Greens sellers who read nothing else 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 every one is specific to this 1988 condominium neighborhood inside gated Fountain Lakes.
Greens sellers can use the links below to jump straight to the market record, pricing by plan, costs, disclosure, milestone rules, the Villas of Fountain Lakes comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Selling in The Greens at Fountain Lakes differs from most Estero condo sales in six ways: the lowest price in a gated golf community, pricing by plan, two associations issuing paperwork, unpublished condominium dues, master rental limits and buildings of unknown height.
At a $180,000 24-month median, a Greens flat sits at the bottom of the seven Fountain Lakes neighborhoods that have their own pages here; the next lowest, Villas of Fountain Lakes, sits near $300,000, and the detached-home neighborhoods run $440,000 to $522,500 on 12-month medians. Your buyer is choosing a gate, a par-3 course and a set of pools for the price of a modest condo, and that is the strongest sentence in your listing.
The county roll counts 71 one-bedroom flats of 683 square feet, 36 two-bedroom, one-bath flats of 812 and 36 two-bedroom, two-bath flats of 980. In 60 months of marketed closings the one-bedroom median is $190,000, the two-bedroom, one-bath median $220,000 and the two-bath median $235,000. A seller who quotes the neighborhood median to a buyer is quoting a number that fits no one's flat.
The condominium association is a Florida not-for-profit corporation filed July 12, 2005, and its manager of record is Pegasus Property Management of Bonita Springs, which also manages the master association. A sale needs the condominium's estoppel certificate under section 718.116(8), capped at $299 for a standard request, and the master association's own transfer paperwork. Order both when you list, not when you have a buyer, and the review clock starts on day one instead of day ten.
We found the master assessment at $380 a quarter in the 2025 sales packet of Forest Ridge, a single-family neighborhood in the same community, and we found no Greens budget showing how that assessment reaches a condominium owner. The condominium association's own dues are unpublished, and its website did not resolve when we tried it on September 30, 2026. A buyer's first question will be what the flat costs to carry, and the estoppel answers it.
The master rules set a 30-day minimum lease, no more than four leases a year, a lease registration before any tenant moves in and no short-term rentals. Those rules narrow the investor buyer and favor the owner-occupant and the seasonal buyer, so price and market for that pool.
The county roll and the state register do not record stories per building. The 1988 buildings are about 38 years old in 2026, past the 30-year mark that starts Florida's milestone inspection clock for buildings of three or more habitable stories, so your association's answer decides what a buyer's attorney and lender ask you for. We ask for it before we list.
Selling in The Greens at Fountain Lakes? If you want to know how these six differences apply to your own flat, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing the neighborhood, call Marc at (239) 287-5873 and read how we represent buyers.
Now is a workable time to sell a Greens condo that is priced to its plan: four flats were listed on September 29, 2026 against nine closings in the last 12 months, about 5.3 months of supply, and the 2026 median is higher than 2025's. The risk is not competition, it is the price you choose against the closings.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Four listings against nine closings in 12 months is about 5.3 months of supply (our arithmetic: four divided by nine over twelve months). That is a balanced count, but the four are not equal. Two are one-bedroom flats of 684 square feet asking $215,000 (28 days on market) and $169,900 (12 days), one is a two-bedroom, two-bath flat of 980 square feet asking $219,999 (37 days) and one is a two-bedroom, one-bath flat listed at 919 square feet asking $194,900 after 212 days.
The $215,000 one-bedroom is $45,000 above the highest one-bedroom closing of the last 12 months ($170,000), and the $219,999 two-bedroom, two-bath flat is $14,999 above the highest of that plan ($205,000). The median ask of $204,950 (the mean of $194,900 and $215,000) is about $20,000 above the 12-month closing median of $185,000. A buyer reads all four listings before touring, so a flat priced to the closings is priced against the others' asks and beats them on value.
Marketed closings had a $215,000 median in both 2022 and 2023, $210,000 in 2024, $170,000 on four sales in 2025 and $190,000 on eight sales in 2026 through September 29. The 2026 median is $20,000 above 2025's, and both years are small samples, so we describe the direction and not a rate. What has not changed is the discount: ten of the last twelve sales closed below their final list price, and the median gap between final list and sold price across all twelve was $12,450.
Of the 51 marketed closings in 60 months, 20 fell in January to April at a $200,000 median and 31 in the other eight months at $206,000. The record shows no strong seasonal pattern, so do not time your listing to the calendar. Time it to your documents and your price. A flat that is priced, photographed and papered before the winter buyers arrive will meet them on the first tour.
The Greens at Fountain Lakes condos closed 51 times in the Southwest Florida MLS from November 4, 2021 to July 2, 2026, from $147,000 for a one-bedroom flat to $285,000 for a two-bedroom, one-bath flat, and the 24-month window holds twelve closings at a $180,000 median, the first window that reaches ten.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS subdivision field does not separate The Greens from the rest of Fountain Lakes in every listing, so we assigned each closing filed under another Fountain Lakes label by matching it to a Lee County qualified sale of a Greens parcel at the same price within 45 days, and six closings after July 29, 2026 cannot yet be matched to the county file. Medians use the mean of the middle pair when the count is even, and sales entered after closing are listed but never counted in a median.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 9 (small sample) | $185,000 | $206.12 | 62 | 94.9% |
24 months, first window with 10+ | 12 | $180,000 (mean of $175,000 and $185,000) | $217.90 | 43 | 93.1% |
36 months | 21 | $202,000 | $255.85 | 47 | 95.2% |
60 months | 51 | $200,000 | $265.31 | 14 | 97.6% |
The 24-month window totals $2,196,000 in volume, with days on market from 10 to 602 (mean 109.2). Ten of the 12 sold below the final list price, one sold at it and one sold $100 above it.
Twelve closings is enough for a median, but a neighborhood of one-bedroom and two-bedroom flats is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jul 2026 | 1 and 1 | 684 | $178,500 | $170,000 | 95.2% | 11 |
Apr 2026 | 2 and 2 | 980 | $195,000 | $185,000 | 94.9% | 14 |
Apr 2026 | 1 and 1 | 684 | $185,000 | $165,000 | 89.2% | 260 |
Mar 2026 | 1 and 1 | 684 | $169,900 | $155,000 | 91.2% | 116 |
Mar 2026 | 2 and 2 | 980 | $209,999 | $202,000 | 96.2% | 62 |
Jan 2026 | 2 and 2 | 980 | $225,000 | $205,000 | 91.1% | 10 |
Jan 2026 | 2 and 2 | 980 | $199,000 | $199,000 | 100.0% | 602 |
Jan 2026 | 2 and 2 | 980 | $199,000 | $195,000 | 98.0% | 20 |
Oct 2025 | 2 and 1 | 812 | $179,900 | $160,000 | 88.9% | 95 |
May 2025 | 2 and 1 | 812 | $249,900 | $220,000 | 88.0% | 47 |
May 2025 | 1 and 1 | 684 | $189,900 | $165,000 | 86.9% | 34 |
Mar 2025 | 1 and 1 | 684 | $174,900 | $175,000 | 100.1% | 39 |
One further transaction, in February 2022, was entered in the MLS after closing at $150,000 for a one-bedroom flat. It was not marketed, has no days on market and is excluded from every median here.
If you want to know how these closings apply to your own flat, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing the neighborhood, call Marc at (239) 287-5873 and read how we represent buyers.
In the last 12 months we tracked 9 closings, from $155,000 to $205,000. Three were one-bedroom flats at $155,000, $165,000 and $170,000, one was a two-bedroom, one-bath flat at $160,000 and five were two-bedroom, two-bath flats at $185,000 to $205,000. Volume was $1,636,000. Nine is a small sample, so the $185,000 median describes nine sales and is not a forecast.
The 36-month median ($202,000 on 21) and 60-month median ($200,000 on 51) sit above the 24-month figure because older sales in those windows closed in the 2022 to 2024 peak, when two-bedroom flats sold at $250,000 to $285,000. The 60-month figures of 14 median days on market and 97.6 percent sold-to-list also describe a hotter market: nine of the 51 sales closed above list and six at list. Read the longer windows as history and the 12-month and 24-month windows as the price you will meet today.
Every year below is a small sample of marketed closings, so each median is a description and not a trend line.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (from November 4) | 5 | $160,100 | $147,000 to $179,000 | 6 | 105.2% |
2022 | 18 | $215,000 | $155,000 to $260,000 | 10 | 98.8% |
2023 | 9 | $215,000 | $187,000 to $262,500 | 22 | 94.8% |
2024 | 7 | $210,000 | $199,900 to $285,000 | 20 | 97.2% |
2025 | 4 | $170,000 (mean of $165,000 and $175,000) | $160,000 to $220,000 | 43 | 88.5% |
2026 to September 29 | 8 | $190,000 (mean of $185,000 and $195,000) | $155,000 to $205,000 | 41 | 95.1% |
The pattern is a fast, above-list run in 2021 and 2022, a peak from 2022 through 2024, a slide in 2025 when the median sold-to-list ratio fell to 88.5 percent on four sales, and a slightly higher, faster 2026. A seller who prices to 2022 memories prices above the buyer's evidence.
This is a public-record sale, and it is the most recent Greens closing in the MLS. A one-bedroom, one-bath, 684 square foot flat closed in July 2026 at $170,000 after 11 days on market, against a final list of $178,500. It closed at 95.2 percent of list, above the 93.1 percent 24-month median, $15,000 above the March 2026 sale of a comparable one-bedroom flat ($155,000) and $5,000 above April's $165,000. It sold in 11 days when the two one-bedroom flats before it needed 116 and 260. The negotiation turn was a $8,500 reduction from the final ask, and the lesson is the band: a one-bedroom flat priced near $170,000 moves, and one asking $215,000 is still waiting.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes flats price by plan: over 24 months five one-bedroom flats of 684 square feet closed at a $165,000 median and five two-bedroom, two-bath flats of 980 square feet at $199,000, a $34,000 gap, while the 812 square foot two-bedroom, one-bath plan has too few recent sales for a median.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Plan (county roll) | 24 months | 60 months |
|---|---|---|
One-bedroom, one bath, 683 sq ft (71 flats) | 5 sales, $165,000 median, $155,000 to $175,000, 39 median days | 27 sales, $190,000 median, $147,000 to $220,000, 12 median days |
Two-bedroom, one bath, 812 sq ft (36 flats) | 2 sales at $160,000 and $220,000, too few for a median | 13 sales, $220,000 median, $160,000 to $285,000, 11 median days |
Two-bedroom, two baths, 980 sq ft (36 flats) | 5 sales, $199,000 median, $185,000 to $205,000, 20 median days | 11 sales, $235,000 median, $185,000 to $282,000, 20 median days |
Every flat with a second bathroom is a 980 square foot flat, and the market has paid for it in both windows: a $34,000 median premium over the one-bedroom flat in 24 months (about 21 percent) and $45,000 in 60 months (about 24 percent). Per square foot the picture flips, because the smaller flats cost more per foot: the 24-month median is $241.23 for one-bedroom flats and $203.06 for the two-bath plan. Do not sell a one-bedroom flat on a per-foot number that a two-bath buyer would not accept.
List the county roll's heated area for your plan: 683, 812 or 980 square feet. The MLS shows four slightly different figures for the one-bedroom flats (673, 678, 683 and 684) and one active listing at 919 square feet on a two-bedroom, one-bath flat that the roll does not carry for any Greens unit. A buyer's appraiser will use a measured figure, so we check the roll and your plans before the listing goes live.
Condition, floor, view of a lake or the course, updates, the age of the air handler and water heater, the association's dues and how fast you need to sell. The record we hold has no field for floor, view or updates, so we make those adjustments from your flat in person and we tell you which are arithmetic and which are judgment.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Lee County's recorded, arm's-length sales show The Greens at Fountain Lakes at a $172,500 median across 7 qualified sales in 2026 to July 29, against $215,000 in both 2022 and 2023 and $43,000 in 2009. The county file covers more years than the MLS and is the long view of what these flats have done.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS pulled September 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures, and a county year can differ from an MLS year because the county counts by recording date and stops at July 29, 2026.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 7 | $172,500 |
2025 | 5 | $174,900 |
2024 | 9 | $206,000 |
2023 | 9 | $215,000 |
2022 | 20 | $215,000 |
2021 | 21 | $146,500 |
2020 | 17 | $126,900 |
2019 | 13 | $127,000 |
2018 | 23 | $120,000 |
2017 | 19 | $105,000 |
2016 | 19 | $105,000 |
2015 | 9 | $79,900 |
2014 | 10 | $64,500 |
2013 | 7 | $60,000 |
2012 | 9 | $52,000 |
2011 | 11 | $43,000 |
2010 | 8 | $42,500 |
2009 | 10 | $43,000 |
Since September 29, 2025 the county file shows 8 qualified sales at a median of $171,250. From a $43,000 median in 2009 to $215,000 in 2022 is a fivefold rise, from $146,500 in 2021 to $215,000 in 2022 is a 47 percent rise in one year, and from $215,000 in 2023 to $172,500 in 2026 is a 20 percent fall. Small counts move medians, so we describe direction and not a precise rate. A seller who bought before 2021 is almost certainly selling above cost; a seller who bought in 2022 or 2023 may be selling near it, which is why we run the net sheet before we discuss a list price.
The county file also carries three large recorded deeds that are not resale prices. In October 1999 one qualified deed at $6,200,000 is recorded against six Greens parcels, in April 2004 one at $6,750,000 against 29 parcels and in June 2005 one at $12,890,000 against 63. Each deed carries a single price that the county repeats on every parcel it covers, so a table of yearly medians for those years would show millions of dollars per flat and would be wrong. We leave them out, and so should any valuation you are shown.
Greens sellers compete for the same gated-golf buyer as Villas of Fountain Lakes: The Greens offers 143 flats built in 1988 at a $180,000 24-month median and 5.3 months of supply, against Villas' 49 larger villas at $299,556 and 2.4 months, so the two sell to different budgets inside the same gate.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Decision point | The Greens at Fountain Lakes | |
|---|---|---|
Homes on the roll | 143 condominium flats | 49 attached villas |
Regime (state register) | Chapter 718 condominium, 144 units, recorded November 3, 2005 | Chapter 718 condominium, 49 units, recorded December 7, 1987 |
Built (county roll) | 1988 | 1989 to 1991 |
Sizes (roll heated area) | 683, 812 and 980 sq ft; 71 one-bedroom, 72 two-bedroom | 967 to 1,286 sq ft, median 1,053; 33 two-bedroom, 16 three-bedroom |
MLS closings, 12 months | 9 | 5 |
MLS closings, 24 months | 12 | 10 |
Median sold, 24 months | $180,000 (mean of $175,000 and $185,000) | $299,556 (mean of $298,000 and $301,111) |
Median sold, 12 months | $185,000 (n = 9) | $301,111 (n = 5) |
Median $ per MLS sq ft, 24 months | $217.90 | $281.08 |
Median days on market, 24 months | 43 | 81 |
Median sold-to-list, 24 months | 93.1% | 95.5% |
Active listings, September 29, 2026 | 4, from $169,900 to $219,999 | 1, at $385,000 |
Months of supply, 12-month pace | 5.3 | 2.4 |
County qualified sales, 2026 to July 29 | 7, median $172,500 | 4, median $273,056 |
Master association and manager | Fountain Lakes Community Association; Pegasus Property Management | Fountain Lakes Community Association; Pegasus Property Management |
Three differences matter to a Greens seller. Price: the 24-month medians are $119,556 apart, and Villas' median heated area is 1,053 square feet against The Greens' 812, so a buyer stretching upward is buying a bigger home and not paying villa money for a 683 square foot flat. Supply: Villas has one listing that has sat 176 days at $385,000, while The Greens has four, so your buyers have more alternatives than Villas' buyers do. Speed: your neighborhood is the faster of the two, with a 43-day median against 81.
Name the advantage a buyer can verify from the record. The Greens' record supports the entry price, the higher turnover (12 closings in 24 months on 143 flats, about 8 percent of the roll, against 10 on 49 villas, about 20 percent) and a faster median sale. Villas' record supports larger plans and a higher sold-to-list ratio. Sell the facts of your own flat, not the neighbor's. The Villas seller guide linked in the opening of this page gives the other side of this decision.
The Greens at Fountain Lakes is the largest of the seven Fountain Lakes neighborhoods with their own pages, at 143 of 667 homes, and the lowest priced, with a $185,000 median on 9 MLS closings in 12 months against $301,111 to $522,500 for the others. Only Forest Ridge had a similar count of sales.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Neighborhood | Units on the roll | Regime | Built (roll) | 12-month closings (our assignment method) | 12-month median sold |
|---|---|---|---|---|---|
The Greens at Fountain Lakes | 143 | Condominium | 1988 | 9 | $185,000 (n = 9) |
135 (inferred) | Homeowners' association | 1994 to 1999 | 5 | $440,000 (n = 5) | |
128 | Homeowners' association | 1988 to 2003 | 4 | $457,500 (n = 4) | |
86 | Homeowners' association | 1990 to 2004 | 3 | $454,000 (n = 3) | |
64 | Not settled in our roster | 2000 to 2002 | 5 | $522,500 (n = 5) | |
62 | Condominium | 1994 to 1996 | 3 | $335,000 (n = 3) | |
49 | Condominium | 1989 to 1991 | 5 | $301,111 (n = 5) |
Every median in the last column is a small sample, and closings are assigned to neighborhoods by matching each to a county qualified sale, because the MLS label does not separate them all.
Against its condominium neighbors The Greens is the entry price and the most liquid: The Villas at Timber Lakes has 62 two-bedroom villas of about 1,100 square feet at a $335,000 median on three closings, and Villas of Fountain Lakes is nearest in product at $301,111. The four detached-home neighborhoods run roughly 2.4 to 2.8 times The Greens' median, so a Greens seller is not competing with them on price. The Fountain Lakes community guide covers the rest of the eleven for-sale neighborhoods.
We price a Greens condo by placing it on its own plan's ladder of closed sales in the last 12 to 24 months, adjusting for size, condition, floor and view, and then choosing a list price a buyer's agent can defend against a 93.1 percent median sold-to-list record and a $12,450 median discount from final list.
A one-bedroom flat is compared with one-bedroom closings and a two-bath flat with two-bath closings. The neighborhood median of $180,000 blends flats that sold at $155,000 with flats that sold at $220,000, and a price set from the median is wrong for both. We build the comparable set first and talk about the number second.
Under ten closings in a plan, a median is a story about a few sales. For the one-bedroom and two-bath plans we use the 24-month set of five each, and say so. For the 812 square foot two-bedroom, one-bath plan two closings in 24 months is too few, so we widen to 36 months (four sales, $160,000 to $285,000) or 60 months (thirteen sales, $220,000 median) and name the window beside every figure. A seller who sees the window is a seller who trusts the number.
The MLS extract we pulled carries no field for floor level, view or updates, and the county roll does not either. A top-floor flat, a lake or course view, new flooring or a new air handler can change a buyer's willingness to pay, and we will not pretend a statistic captures it. We adjust from your flat in person, from photographs and from what has closed nearby, and we tell you which adjustments we are making.
In the last 12 months eight of nine sales closed below their final list price, with a median gap of $10,000 across all nine, and over 24 months ten of twelve did, with a median gap of $12,450 across all twelve. A list price that assumes a $10,000 to $15,000 negotiation is a price you can defend, and one that assumes none is a price that sits. The 602-day sale in January 2026, at list, is the extreme case of a listing that waited for a buyer who never came at the first price.
If showings are thin after two weeks, the record says the price is the first suspect. Three of the twelve closings in 24 months took 116, 260 and 602 days, and the two that took 260 and 116 days closed 10.8 and 8.8 percent under their final list. We agree the review dates and the trigger in writing before you list, so a price change is a plan and not a surrender.
We market a Greens at Fountain Lakes condo with professional photography, drone and video that show the gate, the par-3 course, the pools and the courts your buyer is paying for through the master association, a documents file ready at the first showing, and direct outreach to our qualified-buyer database in Estero and Bonita Springs.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; association documents read September 30, 2026)
The master association's own amenities and sports pages describe a private nine-hole par-3 course, two pools with a hot tub, a fitness center, tennis and pickleball courts, bocce, shuffleboard, a billiards room, a library and a screen room with grills, opened by ID badge or key fob. Say it, with the master association's page as the source, and show the course. A buyer comparing a $180,000 condo elsewhere in Estero is comparing an amenity stack, and the bundle is your side of the argument. Confirm any course fee with the association before you print the word included.
A 683 square foot one-bedroom flat photographs best as what it is: efficient, bright and ready. We do not stretch a wide lens over a small room. Buyers here have seen the neighbors' listings, and an honest photograph earns a showing where an exaggerated one earns a scroll.
The estoppel request, the master association's transfer paperwork, the condominium's budget, its rules and its milestone and reserve-study status, or the association's statement that none is required, belong in a documents file that goes to every buyer's agent with the listing. A buyer who can read the file the night before a showing arrives with fewer objections.
Guests and contractors use the call box at the main entrance at Fountain Lakes Boulevard and US-41, and the residents-only gate at West Tree Road and Williams Road has no call box. We handle the calls, confirm access and tell buyers to allow time at the gate, and we keep a tenant's schedule in view when a flat is leased. The recorded rules say a for-sale sign that meets the association's specification needs no approval, and the specification is kept in the association's main office, so we ask for it before we order a sign.
An estate, a health change or a tenant in place is often better handled through direct outreach and 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 before you choose.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, negotiate a Greens contract ourselves, from the first offer through the estoppel review, the inspection and the closing table, using the neighborhood's own record: a 93.1 percent median sold-to-list over 24 months, a $12,450 median discount and a buyer who has four listings to compare.
The first offer is a price and a set of terms: closing date, inspection period, who pays the estoppel, which document review clock applies and whether the buyer asks for the master association's resale contribution to be shared. Because the contract controls what Lee County custom only suggests, we read every clause before we counter.
A 1988 flat will show its age in the air handler, water heater, plumbing supply lines, windows, sliders and electrical panel. We expect a repair request and decide in advance which items we will fix, which we will credit and which we will refuse, and we ask which of those items the association owns and which you own, because a condominium's roofs and exteriors are usually the association's.
If an appraisal comes in low, the closings in the table above are the evidence. A seller whose file already shows plan-matched comparables can defend the number without a scramble, and a seller whose file shows only the neighborhood median cannot. At an entry price a $5,000 appraisal gap is about 3 percent of the sale, which is why we prepare the comparables before the contract, not after.
Whether the condominium association requires approval of a sale is set by its recorded declaration, which we have not read page by page for this guide, and the master association requires its own transfer paperwork. We read yours before we list and build the approval time into the contract.
Selling a Greens condo at the $180,000 24-month median costs roughly $8,134 to $13,984 before prorations and any mortgage payoff, about 4.5 to 7.8 percent, depending on the settlement fees and whether you offer buyer-agent compensation. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026; Florida Department of Revenue rates; our arithmetic)
Item | Estimate | Basis |
|---|---|---|
Sale price | $180,000 | The 24-month median |
Listing commission (example 2.75%) | $4,950 | Negotiated; an example, not a rate |
Buyer-agent compensation, if offered (example 2.5%) | $4,500 | Optional and off the MLS; an example, not a rate |
Deed documentary stamp tax | $1,260 | 1,800 units at $0.70 per $100 |
Owner's title insurance premium (Lee County, seller pays) | $975 | $575 for the first $100,000 plus $400 for the next $80,000 |
Settlement fee | $500 to $1,500 | Varies by title company |
Title search and municipal lien search | $150 to $500 | Varies by title company |
Condominium estoppel (current account) | up to $299 | Statutory cap |
Total seller costs without a buyer-agent offer | $8,134 to $9,484 | About 4.5% to 5.3% of price |
Total seller costs with a buyer-agent offer | $12,634 to $13,984 | About 7.0% to 7.8% of price |
Net before proration and payoff, without an offer | $170,516 to $171,866 | $180,000 minus the above |
Net before proration and payoff, with an offer | $166,016 to $167,366 | $180,000 minus the above |
Every figure is an estimate. The commission lines are examples, not rates: commissions are negotiable and no rate is set by law. We do not estimate the property tax proration because the annual bill on your flat is not in the records we cite, and a mortgage payoff is subtracted separately.
Two lines do not move with the company you choose. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner's title premium follows the rate promulgated under Florida Administrative Code Rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from there to $1 million. The same two lines at the prices Greens flats have closed at:
Sale price | Deed stamps | Owner's title premium |
|---|---|---|
$155,000 | $1,085 | $850 |
$165,000 | $1,155 | $900 |
$180,000 | $1,260 | $975 |
$199,000 | $1,393 | $1,070 |
$205,000 | $1,435 | $1,100 |
$220,000 | $1,540 | $1,175 |
Settlement, search and lien-search fees vary by title company. The estoppel is capped by statute at $299 for a standard request, with $119 more for rush delivery and $179 more if the account is delinquent, per section 718.116, and the certificate is valid for 30 days, or 35 days if sent electronically. Property tax is prorated at closing, with the seller crediting the buyer for the seller's days of the tax year.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with an agent before touring. Commissions are negotiable, a seller may choose to offer compensation to a buyer's agent off the MLS, and concessions toward a buyer's closing costs may still be offered in the MLS. We show you both scenarios on a net sheet, and at an entry price we show what a buyer-side offer does to the net dollar for dollar.
The buyer pays the lender's title policy, the mortgage taxes, recording, and the master association's resale contribution, which the recorded declaration sets at not less than $300 for a condominium and a sister neighborhood's 2025 packet states at $2,500 effective December 2023. We found no Greens document naming today's figure, so we ask before we list. Who bears each line is a term of the contract.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
A Greens seller must give a buyer the documents Chapter 718 lists in section 718.503, at the seller's expense, and the contract must carry the statutory voidability clause. The homeowners association disclosure summary in section 720.401 does not apply to condominium associations, so the condominium regime governs a Greens resale.
The buyer is entitled to a current declaration of condominium, the articles of incorporation, the bylaws and rules, the most recent annual financial statement and budget and the Frequently Asked Questions and Answers document, at the seller's expense, plus any inspector-prepared milestone summary, turnover report or structural integrity reserve study the association has. We order them when we list.
A resale contract for a condominium unit must state either that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the contract is voidable by written notice within 7 such days after signing and receipt. Any purported waiver has no effect, the buyer may extend closing by up to 7 such days after receiving the documents, and the buyer's right to void ends at closing. A contract that does not conform is voidable before closing. Delivering the documents with the listing shortens this risk.
Each contract entered into after December 31, 2024 for the sale of a residential unit must carry a conspicuous statement about the association's milestone inspection and structural integrity reserve study: that the association is required to have one and has not completed it, that it is not required to have one, or, where one exists, an acknowledgment that the buyer was given it. Whichever applies, your contract carries a sentence about it, so the answer to the story-count question is not optional.
The master association is a separate corporation, and its transfer paperwork is a second request to the same manager, Pegasus. We have not confirmed under which chapter the master is organized. If it is a homeowners' association under Chapter 720, its own estoppel would follow section 720.30851; if it is not, the master's requirements come from its recorded declaration. Either way, the condominium set governs the resale disclosure. Your closing agent or attorney decides which applies to a particular parcel, and this is information, not legal advice.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary, warning that a purchase can reset the assessment, at or before signing. Most contract forms carry it, and we confirm it is there.
Florida requires a seller of a home to disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty (Johnson v. Davis, 480 So. 2d 625, Florida Supreme Court, 1985). We help you complete the Florida Realtors seller's disclosure accurately, including a known air handler or plumbing problem and any special assessment.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and The Greens' nine buildings date to 1988, so a seller should ask the association for each building's story count, inspection status and reserve study before listing. The public record we hold does not give the story count.
Senate Bill 4-D of 2022, passed after the Surfside collapse and amended in 2023, 2024 and 2025, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall. The Division of Condominiums explains that the milestone inspection is due 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and section 718.112 the reserve study.
The county roll dates every unit to 1988, which puts the buildings at about 38 years old in 2026. Whether the milestone rules apply turns on the story count, and the MLS files the neighborhood's condominium closings under a "low rise, one to three stories" category, which leaves the question open. We do not state a milestone date, because the building's certificate of occupancy date and story count are the facts that set it.
A two-story building is outside both the milestone and the reserve-study requirements, though the association's ordinary reserve duties under section 718.112 still apply: an association budgets for roof replacement, painting, pavement and other capital items unless the owners have properly waived or reduced them. If yours is two stories, that is a selling point, and we say so in the documents file with the association's confirmation attached.
A lender reviewing a condominium checks the association's budget, reserves, litigation and delinquency, and Fannie Mae publishes conditions that make a project ineligible. A seller who has the answers before the lender asks saves days, and at an entry price a financing failure costs more than a small price cut.
The state's condominium register lists The Greens as approved and recorded, which is the registration status of the declaration and not a finding about the buildings. We did not find a filed reserve study or milestone report in the public reporting we could reach, and the state's separate reporting database lists associations that have filed a completed study. We treat that as a gap to close with the association, not as a finding about the buildings.
Your Greens buyer pays a master assessment published at $380 a quarter ($1,520 a year) in a sister neighborhood's budget, condominium dues that are not public, a one-time master resale contribution, an irrigation co-op charge if it applies, Lee County property tax and insurance, so the carrying cost belongs in your pricing.
Data updated: September 2026 (Fountain Lakes association documents; Southwest Florida MLS, pulled September 29, 2026)
Layer | Amount | Who owes it | Source |
|---|---|---|---|
Master assessment | $380 per quarter ($1,520 a year), published in a single-family sister neighborhood's budget | Owner, due January, April, July and October; how it reaches a condominium owner is not shown | 2025 Forest Ridge sales packet; recorded 2020 declaration |
Condominium association dues | Not published | Owner, set by the condominium association; shown on the estoppel | Condominium association through Pegasus |
Master resale contribution | Not less than $300 for a condominium by the declaration; a sister packet states $2,500 | New owner, at closing; today's figure unconfirmed | Recorded 2020 declaration; 2025 Forest Ridge packet |
Irrigation co-op | $32 a month, $96 a quarter ($384 a year) | Owner, if condominium flats are billed, which is unconfirmed | Fountain Lakes Irrigation Co-op page |
Condominium estoppel | up to $299 | Seller by Lee County custom; the contract controls | Florida Statutes 718.116 |
Lease application (landlord buyers) | $100, non-refundable | Owner who leases | Master lease application form |
Community Development District | None found | Not applicable | Lee County special districts |
Property tax and insurance | Unit specific; no Greens figure is published | Owner | Lee County Tax Collector |
At $1,520 a year, if a Greens owner pays it directly, the master assessment is about 0.84 percent of the $180,000 median price a year, and the $384 irrigation charge, if it applies, would add about 0.2 percent (our arithmetic). The master fee last rose by $20 per quarter, effective January 1, 2022, per the association's November 2021 newsletter.
The condominium association's own dues are not published. In a Florida condominium the association's budget usually pays for building insurance, roofs and exteriors, grounds, reserves and management. We publish no all-in monthly figure because none is public, and we would rather show the gap than a guess. A seller who reads the estoppel before listing is a seller who is not surprised by a buyer's question.
We found no Community Development District for Fountain Lakes in the Lee County special-districts records, and the structure is master and neighborhood associations only. Confirm it on your tax bill.
A buyer carries an HO-6 policy for the interior and contents plus loss-assessment coverage for the association's master policy and deductible. We publish no premium because no primary source publishes one for The Greens, and documenting your air handler, water heater and any wind features helps a buyer's quote.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Greens at Fountain Lakes straddles a FEMA flood-zone line: at four points we geocoded along Seasons Way, two fell in Zone AE, a special flood hazard area, and two in shaded Zone X, on panel 12071C0587G effective November 17, 2022. That is a map reading at street points, not a survey, so each flat needs its own check.
We queried FEMA's National Flood Hazard Layer at four street points on September 30, 2026. The two at the lower address ranges returned Zone AE and the two at the upper ranges returned Zone X, subtype 0.2 percent annual chance flood hazard. The points are interpolated along the street from the U.S. Census geocoder, so they are not building footprints, and a building can sit on either side of a zone line. A seller who prints the zone for the building answers the lender's first question in advance.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone AE is one, and shaded Zone X is not, so a lender's requirement depends on the specific building. In a condominium the association buys the building's flood coverage if it carries any, and the lender looks at that policy, the unit owner's own coverage and the building's zone. Buyers price the premium.
Fountain Lakes sits inland of the Gulf, so its storm exposure is mostly wind and rain, with freshwater flooding around its lakes and Halfway Creek. Hurricane Ian made landfall in September 2022 as a Category 4 storm, per the National Hurricane Center, with its worst surge on the coast and islands, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. We found no public record of what either storm did to The Greens' buildings, and we do not guess. Building permits and the association's claim history are where to look.
A special assessment for an uninsured loss falls on owners, which is why buyers ask about the master policy, its hurricane deductible and any roof or exterior project. If your association has completed a roof or paint project, put the date in the documents file. A wind mitigation inspection on the state's uniform mitigation verification form can also help a buyer's insurance quote.
Greens rules on leases, pets and signs come from the master association's recorded 2025 rules and 2020 declaration, and a stricter condominium rule controls where there is one: a 30-day minimum lease, no more than four leases a year, a lease registration, three pets per household and no short-term rentals. The condominium's own rules are not published.
The recorded rules require the owner to give the association the tenant's name and address and a fully executed lease at least 20 days before occupancy, and the master lease application asks for submission at least 30 days before the lease start with a $100 non-refundable fee, so plan for the longer lead time. An owner who leases loses use of the recreation and parking facilities during the lease. Because your buyer may be a landlord, lease rules change who wants your flat, and we get the condominium's rules in writing.
Rentals shorter than 30 days, including Airbnb and VRBO, are prohibited. A buyer planning weekly stays should treat The Greens as not suited to them, and your listing should not suggest otherwise.
The master rules allow three total pets per household on a leash of six feet or less, with no retractable leashes, and the master lease application states no Pitbulls or exotic pets. The condominium may be stricter, and we found no published Greens rule. Federal fair housing rules protect a person who needs an assistance animal whatever the pet policy says, per the U.S. Department of Housing and Urban Development.
Whether the condominium association must approve a sale is a declaration question. The master rules say real estate signs meeting the association's specification need no approval, and contractors may not start before 7 a.m. or work past 6 p.m., with no outdoor work on Sundays or holidays, which matters for any pre-listing renovation.
Fountain Lakes is an all-ages community, and we found no age restriction in the recorded master declaration, bylaws or 2025 rules; the condominium's own declaration is the one document we have not read. We describe the home, not the buyer, and federal fair housing law governs how any home is marketed.
A Greens at Fountain Lakes condo takes a median of 43 days on market over 24 months and 62 over the last 12, but the range is wide: four of twelve closings came within 30 days and three took 116 days or more, so the price you choose decides which group you join.
Data updated: September 2026 (Southwest Florida MLS, pulled September 29, 2026)
Of the twelve closings in 24 months, four took 30 days or fewer, five took 31 to 99 days and three took 100 days or more. The fast four closed $4,000 to $20,000 under their final list, at 91.1 to 98.0 percent of it; the slow three, at 116, 260 and 602 days, closed at 91.2, 89.2 and 100.0 percent. Across 60 months, 36 of 51 closings took 30 days or fewer and five took 100 or more. The slow group did not get a better price for waiting, and every day of waiting carries the master and condominium dues.
The five two-bedroom, two-bath flats that closed in 24 months had a median of 20 days on market against 39 for the five one-bedroom flats. If you own a 980 square foot flat, expect a faster process; if you own a one-bedroom, expect the price to matter more.
Add the estoppel review, the seven-day document window, the inspection period, any association approval and the lender's condominium review. We ask for the documents at listing so those clocks run while you are still showing the flat, and we make the timeline visible to you week by week.
Read the closed sales in your plan, compare your list price with them and then compare your documents file with what a buyer needs. The 260-day sale at $165,000 and the 116-day sale at $155,000 show what the slow side of this market costs. A price change to the comparables usually beats waiting.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Prepare a Greens at Fountain Lakes condo by documenting the age and condition of the systems buyers will inspect in a 1988 building, ordering the association documents, deciding which updates return more than they cost, and staging the small rooms so they read as bright and ready.
The air handler, water heater, plumbing supply lines, windows, sliders and electrical panel are the questions in a building of this age. Documenting the date and the service record answers them before an inspector does, and a seller who can say when the air handler was replaced negotiates from a stronger position. Ask the association which of these items it owns.
Updated kitchens, baths and flooring help a flat compete, but the neighborhood's ceiling is set by its comparables: the highest closing in 12 months was $205,000. We tell you which updates return more than they cost before you spend, using the closings in your plan rather than a general rule.
The file holds the estoppel request, the master association's transfer paperwork, the condominium's budget and rules, the milestone and reserve-study status or the association's statement that none is required, the flood zone printout and your seller's disclosure. It goes to every buyer's agent with the listing.
A 683 to 980 square foot flat sells on efficiency, storage and light. We stage to show usable space and not to hide it, and we photograph the amenity buildings as part of the package.
Contractors may not start before 7 a.m. and must stop by 6 p.m., with no outdoor work on Sundays or holidays, per the recorded rules, so schedule pre-listing work around the limits and give yourself the extra week.
Selling your Greens condo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
A listing for The Greens at Fountain Lakes should say what the documents support: a gated community with a private nine-hole par-3 course, two pools, a fitness center and courts, a condominium of 683 to 980 square foot flats built in 1988, across US-41 from Coconut Point, with a 24-month median of $180,000.
The master association's pages list the course, pools, fitness center, courts, billiards room, library and screen room, with access by ID badge or key fob, and describe golf as part of the master association. Quote them and link them, and leave out anything the association does not say, such as a restaurant, because we found none among the listed amenities.
Fair housing law limits how a home is described, so we write about the layout, the light, the size, the amenities and the location, and never about who should live there.
Drive times from the US-41 and Fountain Lakes Boulevard area, off peak and approximate: Coconut Point about 6 to 8 minutes, I-75 at Corkscrew Road about 5 to 7 minutes, Miromar Outlets about 8 to 12 minutes, Southwest Florida International Airport about 20 to 24 minutes, and Lee Health Coconut Point's 24-hour emergency department a few minutes south. They run longer in season.
Lee County assigns schools through a choice zone system, so we point to the district's tools and do not rate schools in a listing. The Greens at Fountain Lakes addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
The Greens at Fountain Lakes 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 closed sales in your own plan and size range, set against the neighborhood's four current listings and its nearest rival, with a net sheet and a documents checklist.
Start with our free home valuation, or read how the number is built on our The Greens at Fountain Lakes home valuation page. The valuation is free and carries no obligation.
A written comparable set, a recommended list price and range, a net sheet, a documents checklist for the two associations and a marketing plan.
Your plan and square footage, any updates, the age of your air handler and water heater, and whether the flat is leased. We handle the rest, including the association documents. Call Jesse direct at (239) 898-6072, text or call.
Greens 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 neighborhood of three floor plans and 51 recent closings rewards plan-level pricing and a documents file ready on day one. In 24 months, closings ran $65,000 apart.
Data updated: September 2026
If you are searching for a Greens at Fountain Lakes listing agent, or thinking, "I need to sell my Greens condo," here is the short version of everything above. We place your flat on its own plan's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here 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 current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
List when your documents and your price are ready. The closing record shows 20 of 51 closings from January to April and 31 in the other eight months, so the calendar matters less here than the price you choose.
The reverse. In 24 months the median was $241.23 per square foot of MLS living area for one-bedroom flats and $203.06 for the two-bath plan, because smaller flats cost more per foot. A comparable set built from your own plan is the only fair test.
Read the closed sales in your plan and compare your list price with them. The 260-day sale at $165,000 and the 116-day sale at $155,000 show what waiting costs, and a repriced, documented listing usually beats a stale one.
We recommend it, and so do the Top 1% Real Estate Agents Nationally Since 2008 on our team. A condominium seller owes the section 718.503 documents at the seller's expense, and ordering at listing starts the buyer's review clock on day one instead of day ten.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach 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.
Ask each team three things: its comparable set for your plan, its explanation of the master and condominium dues layers, and its plan for the estoppel. Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Greens at Fountain Lakes realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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 sits is usually priced against the wrong rung of the ladder or missing the documents a buyer needs. The closings above show the same split in this neighborhood: a right-priced, documented flat moves in weeks, and a high launch waits.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Remote owners sell through a power of attorney or signing by mail, and we coordinate the estoppel, showings and closing for them. A condominium has many moving parts, and we keep each one on a calendar.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing a unit is the decision that matters most in a neighborhood where the record has closings from $155,000 to $220,000 in 24 months, and we show the evidence behind every recommendation.
A Greens at Fountain Lakes specialist matters because the facts that decide a sale here live in documents and plans, not in a listing feed: two associations, one manager, an estoppel, a master resale contribution and a market that pays a fast price and punishes a slow one.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at The Greens the credential that matters is the record. In the last 12 months we tracked all nine closings and the four active listings, we tracked every one of the 51 marketed closings in five years and the 324 county-recorded qualified sales on file.
Where the public record stops, we name the document that would answer the question, as our full The Greens at Fountain Lakes neighborhood guide does: the recorded condominium declaration, the association's budget, the certificate of occupancy and the reserve study. We ask for them before you list, and we do not fill a gap with a guess.
Because we also represent buyers, we know what a Greens buyer's agent asks in the first call. Read our The Greens at Fountain Lakes buyer guide to see the same building through your buyer's eyes.
If you are selling a Greens condo to buy, Marc Comisar coordinates the purchase around your closing date, with a written buyer agreement and a plan for the overlap. Call Marc at (239) 287-5873 and read our guide to buying a home in Estero.
The two closings can be timed so the sale funds the purchase, or a contingency can protect one against the other. We lay out both options with numbers, including the carrying cost of the master and condominium dues while both homes are yours.
If you are thinking of trading up within Fountain Lakes, our The Greens at Fountain Lakes buyer guide and the Villas of Fountain Lakes buyer guide show the closed sales for each.
Sellers in The Greens at Fountain Lakes ask the same questions about value, timing, documents and costs. The answers below come from the Southwest Florida MLS record pulled September 29, 2026, the county's recorded sales through July 29, 2026 and the public documents cited in the sources.
It depends on plan, size, condition and floor. The 24-month median is $180,000 on twelve closings, but one-bedroom flats ran $155,000 to $175,000 and two-bedroom, two-bath flats $185,000 to $205,000. Ask Jesse for a comparable-backed number at (239) 898-6072.
The 24-month median is $180,000 on 12 MLS closings and the 12-month median is $185,000 on 9, a small sample, as of September 29, 2026. The county's qualified sales since September 29, 2025 have a $171,250 median on 8.
The median is 43 days over 24 months and 62 over 12 months, but the range runs from 10 to 602 days. The fastest closings were the two-bedroom, two-bath flats, at a 20-day median over 24 months.
Choose a price near the recent closings for your plan rather than the active median. The four active flats ask $169,900 to $219,999, a $204,950 median, and ten of the last twelve sales closed below their final list price.
That depends on the condominium declaration, which we have not read. Ask Pegasus whether the association requires approval, an application or a fee, and get the answer in writing before you list.
Florida caps the fee at $299 for a current account, plus $119 if expedited and $179 more if the account is delinquent, under section 718.116. The seller customarily pays it, and the certificate is valid for 30 days, or 35 if sent electronically.
Thirty days from the date of issue, or 35 days if delivered electronically, under section 718.116. If closing slips past that, order a new one, and plan the timing so it does not.
In Lee County the seller customarily pays the deed's documentary stamps at $0.70 per $100 of price, and the contract controls. At $180,000 that is $1,260, under section 201.02.
In Lee County the seller customarily pays for the owner's title policy, and the contract controls. At $180,000 the premium is $975 on the state's promulgated schedule, which your title company will confirm.
At a $180,000 price the customary seller items we can price are documentary stamps of $1,260, an owner's title premium of $975, the estoppel fee up to $299, settlement and search fees of about $650 to $2,000, and any commission and payoff.
Section 718.503 requires a condominium resale seller to provide the governing documents, the budget and the Frequently Asked Questions and Answers document, at the seller's expense, and the contract carries a seven-day voidability clause. Ask Pegasus for the current packet and start early.
Fix what a buyer's inspector will find and what a lender's appraiser will notice, in the order of cost: safety, water, air conditioning, then finishes. In a 1988 flat, clean, documented systems matter more than upgrades a buyer cannot see.
Yes. The 980 square foot two-bath flats have closed at a $199,000 median in 24 months, the one-bedroom flats at $165,000, and the two-bedroom, one-bath flats have only two sales at $160,000 and $220,000, too few for a median.
The county roll's heated area for your plan: 683, 812 or 980 square feet. The MLS shows four slightly different figures for the one-bedroom flats and one 919 figure the roll does not carry, so we check the roll before we publish.
Generally yes, subject to the lease and the association's rules, and the buyer takes the lease. The master rules require the tenant's registration, so confirm it is current before you list.
They narrow the buyer pool for investors: a 30-day minimum lease, no more than four leases a year and no short-term rentals. Owner-occupants and seasonal buyers are the target, and the entry price attracts them.
You owe any unpaid assessments, and the estoppel states the balance. The recorded declaration sets a resale contribution payable when a unit changes hands, so confirm with the association and your contract who pays it.
The estoppel certificate must state it, and a buyer will price it in or walk away. Ask Pegasus now whether one is proposed, and tell your agent what you know so the disclosure is complete.
If a building is three or more stories, the milestone report and the reserve study are documents a buyer will ask for, and your contract must carry a statement about them either way. We have not confirmed the story count, so ask the association now.
A flat in Zone AE may carry a lender's flood insurance requirement that a flat in shaded Zone X does not, and buyers price the premium. Get your flood determination and insurance quote ahead of listing, and use FEMA panel 12071C0587G effective November 17, 2022.
A homeowner who owned and used the home as a main residence for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return, under IRS Topic 701 and Publication 523. Ask your tax adviser about your facts.
Florida has no state personal income tax, so the tax question is a federal one and any tax on the gain sits there. We are not tax advisers, so confirm your basis and the exclusion with a CPA.
Lee County property tax is prorated between seller and buyer at closing in the customary contract, based on the county's bill. The Lee County Tax Collector publishes the bill, and your title company runs the numbers.
The recorded 2025 rules say real estate signs that meet the association's specification need no approval, and the specification is kept in the association's main office. Ask for it before you order a sign.
Contractors may not start before 7 a.m. and must stop by 6 p.m., with no outdoor work on Sundays or holidays, per the recorded 2025 rules. Schedule any pre-listing work around those limits.
Guests and contractors use the call box at the main entrance at Fountain Lakes Boulevard and US-41, and residents use a barcode decal. We coordinate showings with the gate, and we tell buyers to allow time for the call box.
Buyers are drawn by the entry price, the gated address and the golf course, and they ask about the dues and the milestone status. Have Pegasus's answers ready before the first showing.
Yes. The MLS year median was $215,000 on 18 sales in 2022, against $190,000 on 8 in 2026, and two-bedroom flats then sold at $250,000 to $285,000. Price to today's closings, not to the peak.
It sets the ceiling for buyers stretching upward: Villas of Fountain Lakes had a $299,556 median on 10 closings in 24 months, about $120,000 above The Greens. A buyer who can afford the villas will not pay villa money for a 683 square foot flat.
Yes. Remote owners sell through a power of attorney or signing by mail, and we coordinate the estoppel, showings and closing for you. Read the out-of-area condo seller's review above.
With professional photography, video and drone, a qualified-buyer database and an ask set against every recent Greens closing. At an entry price the paperwork has to be ready early, so we order the estoppel and transfer packet with the listing.
Both appear: the county roll carries 143 dwelling parcels and the state's condominium register shows 144 units, which is nine buildings of 16. The one unit without its own parcel is the difference, and the recorded declaration would settle it.
Request a free home valuation or call Jesse direct at (239) 898-6072, text or call, and we will walk you through the closings, a net sheet and a plan.
The Greens at Fountain Lakes owners work directly with Jesse McGreevy and Marc Comisar of Domain Realty, because the team reads every closed sale in the neighborhood, prepares the association paperwork before a buyer asks and works from an office in Bonita Springs, a short drive from the gate.
Learn more about our team. The full neighborhood picture is in our The Greens at Fountain Lakes guide, which sits under the Fountain Lakes community guide.
Selling in The Greens begins with the plan: a 683 square foot one-bedroom, an 812 square foot two-bedroom or a 980 square foot two-bath flat, and where that plan sits on the neighborhood's ladder of closed sales. It continues with the estoppel, the dues and the documents, and it ends with a contract you can defend.
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. Meet Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar is a top-reviewed Greens 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).
Every source below is primary: the Fountain Lakes master association's recorded documents, the Florida Division of Corporations and Division of Condominiums, Lee County offices, the Village of Estero, FEMA, the National Hurricane Center, Florida statutes and federal agencies. No listing portal or competing brokerage is cited. Accessed September 2026 unless dated.
Records cited in plain text: the Lee County Property Appraiser 2026 tax roll (index built September 27, 2026) for the 143 Greens parcels; Lee County recorded sales qualified by the Florida Department of Revenue, 324 sales on file, newest recorded July 29, 2026; the Florida Division of Condominiums public extract for Lee County; and the Southwest Florida MLS, residential, active and closed listings for The Greens at Fountain Lakes, pulled September 29, 2026 by McGreevy and Comisar, with closings filed under other Fountain Lakes labels assigned by matching each to a county qualified sale of a Greens parcel at the same price within 45 days.
The Greens at Fountain Lakes's key documents are published by the master association, the State of Florida, FEMA and the federal government, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, link each to its issuing authority. The condominium's own declaration is available through the Lee County Clerk's official records and its manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
The Greens at Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed July 12, 2005 | |
2020 Amended and Restated Declaration | Fountain Lakes master association | recorded April 1, 2020 | |
2020 Amended and Restated Bylaws | Fountain Lakes master association | recorded April 1, 2020 | |
2025 Rules and Regulations | Fountain Lakes master association | adopted April 16, 2025 | |
Lease Application form | Fountain Lakes master association | form rev. 1.2 | |
Barcode and Key Fob instructions | Fountain Lakes master association | 2020 | |
Resale disclosure for condominium units, section 718.503 | Florida Legislature | current | |
Estoppel certificates and fee caps, section 718.116 | Florida Legislature | current | |
Estoppel fee caps staff analysis, HB 979 | Florida Senate | 2024 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Documentary stamp tax | Florida Department of Revenue | current | |
Topic 701, sale of your home | Internal Revenue Service | current | |
Publication 523, selling your home | Internal Revenue Service | current | |
Assistance animals under fair housing law | U.S. Department of Housing and Urban Development | current | |
Sale qualification codes | Lee County Property Appraiser | current |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.