Estero, Florida
Sell your villa at The Villas at Timber Lakes in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Pricing by plan from every closing and the Chapter 718 resale file 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 Villas at Timber Lakes is a 62-villa condominium on a single street, Stone Way, inside the gated Fountain Lakes community in Estero, and a villa here changes hands only about four times a year. This seller guide sits beside our full Villas at Timber Lakes neighborhood guide and our Fountain Lakes community guide, and it answers one owner's question: how to sell a Timber Lakes villa for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Want a number before anything else? Our page on what a Timber Lakes villa is worth shows how the price is built, and if you are also buying, our Timber Lakes buyer guide covers the purchase side. Owners next door can read our guide to selling a home in Villas of Fountain Lakes, and our Fountain Lakes seller guide covers the other neighborhoods inside the same gates.
McGreevy and Comisar are the best realtor for selling a villa at The Villas at Timber Lakes because we price it against this village's own closings, ready the condominium paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
In the last 12 months we tracked every one of the 3 Timber Lakes closings in the Southwest Florida MLS, and we tracked all 17 MLS rows this village has produced since December 2021 (16 marketed through the MLS and one entered after closing). 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 bring is narrower and checkable: the recorded Declaration read page by page, the association's 2026 budget, every closing in the record and the county's parcel roll. Jesse and Marc have sold Southwest Florida real estate for more than twenty years, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer-agent conversations, contractor coordination and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Honors and recognition:
Those are career honors across Lee and Collier County.
Selling your Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Timber Lakes sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this 62-villa condominium.
Timber Lakes sellers can use the links below to jump straight to the market record, pricing, costs, disclosure, the Villas of Fountain Lakes comparison or the seller FAQ. The guide runs in the order most owners decide: what the village is, what villas sell for, how to price and market, then the legal and cost steps.
Start here: Why McGreevy and Comisar Are the Best Realtor for The Villas at Timber Lakes · Key Takeaways
The full guide: What Makes Selling in The Villas at Timber Lakes Different? · What Have Timber Lakes Villas Sold For in the Last Five Years? · Is Now a Good Time to Sell a Villa at The Villas at Timber Lakes? · How Do We Price a Villa at The Villas at Timber Lakes? · The Villas at Timber Lakes vs Villas of Fountain Lakes: Which Buyer Will Your Villa Meet? · How Do Fountain Lakes Neighborhoods Price Against Each Other? · How Do We Promote and Show a Villa at The Villas at Timber Lakes? · How Do We Negotiate a Contract at The Villas at Timber Lakes? · What Does It Cost to Sell a Villa at The Villas at Timber Lakes? · What Must a Seller Deliver and Disclose at The Villas at Timber Lakes Under Florida Law? · What Fees Will Your Buyer Pay to Own a Villa at The Villas at Timber Lakes? · Which Timber Lakes Rules Affect a Sale? · How Do the Roof, Reserves and Flood Zone Affect a Villa Sale at The Villas at Timber Lakes? · How Long Does It Take to Sell a Villa at The Villas at Timber Lakes? · How Should You Prepare a Villa at The Villas at Timber Lakes for Sale? · A Public-Record Sale, Walked Through: June 2026 · How Do You Get a Free Valuation of Your Timber Lakes Villa? · Thinking of Selling Your Villas at Timber 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 Timber Lakes Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Villa at The Villas at Timber Lakes · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in The Villas at Timber Lakes is different because the village is small, the sales are rare and every buyer meets the same paperwork. There are 62 villas on one street, about four sales a year, a Chapter 718 condominium association and a master association behind the gate, so preparation decides the outcome more than exposure does.
The 2026 Lee County roll shows 62 residential parcels, all coded condominium use, all two-bedroom and two-bath villas, and every address on Stone Way. The recorded Declaration says the same number: sixty-two units, each owning a one sixty-second share of the common elements. By our reading of the unit numbers the villas sit in 17 buildings, 14 of four attached villas and three of two, though we did not find a recorded building count. Because the buildings date from 1994 to 1996 and share walls and rooflines, a buyer compares your villa with its neighbors, not with the wider Estero market. Our Villas at Timber Lakes neighborhood guide covers the history and the amenities in full.
The Villas at Timber Lakes is a condominium under Chapter 718, Florida Statutes. The Declaration of Condominium, recorded in Lee County at Official Records Book 2560, Page 1750, names The Villas at Timber Lake Association, Inc. to run it, and the state condominium register lists the project at 62 units as approved and recorded. Our earlier Fountain Lakes neighborhood table had left the regime open; the recorded Declaration settles it, and the seller duties in this guide follow from it. The wider Fountain Lakes community guide describes the master association that every owner also belongs to.
Every villa owner also belongs to the Fountain Lakes master association, but the villa does not receive a second bill. The association's 2026 sales packet says the master fees are built into the quarterly assessment of $1,270. A buyer therefore compares one line, not two, and your listing should say so in plain words.
The county roll shows heated areas of 1,092 square feet on 6 parcels, 1,094 on 28, 1,113 on 1 and 1,115 on 27. By our reading the 1,094 square foot plan sits at the end of each four-villa building and the 1,115 plan in the middle. The MLS has recorded 1,092, 1,094, 1,113, 1,115, 1,140 and 1,250 for the same village, so the area you enter in the listing needs a source behind it.
Leasing is limited to four leases a calendar year with a 30-day minimum, no pets are allowed in a leased unit, and an owner whose unit is leased may not use the recreation facilities during the lease. Those rules narrow the investor buyer and favor the buyer who will live in the villa or lease it rarely. The Declaration itself sets no age limit on occupants, so the pool is not restricted by age.
Villas at The Villas at Timber Lakes closed 10 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $329,000 median and 38 median days on market, the first window that reaches 10 closings. In the last 12 months, 3 closed at a $335,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area, and county figures are never mixed with them. Medians use the mean of the middle pair when n is even, sales entered after closing are listed but excluded from every median, and sold-to-list means sold price over final list price.
The Southwest Florida MLS does not give this village a field of its own inside Fountain Lakes, so its closings were assigned by matching each one to a Lee County qualified sale of one of the village's parcels at the same price within 45 days, and we added every closing carrying the village's own label. Agents file these villas under Villas at Timber Lake, under the generic Fountain Lakes label and, in one case, under the neighboring Villas at Fountain Lakes label. Of the 17 rows, 14 carry the village's own label and 3 were added by that match. Six closings from the last two months fall after the county file ends on July 29, 2026 and cannot be placed, so the true count could be slightly higher.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $335,000 | $300.45 | 21 | 96.0% |
| 24 months | 6 (small sample) | $329,000 (mean of $323,000 and $335,000) | $296.48 | 26.5 | 95.9% |
| 36 months, first window with 10+ | 10 | $329,000 (mean of $323,000 and $335,000) | $296.48 | 38 | 95.9% |
| 60 months | 16 | $335,000 (mean of $335,000 and $335,000) | $300.72 | 23 | 97.2% |
The 36-month window totals $3,331,000 in volume, with days on market from 2 to 139 (mean 46.5) and a mean of the per-sale sold-to-list ratios of 95.8%. All 10 sold below the final list price, by $5,900 to $24,000 a villa and a mean of $14,780. The 60-month window includes four sales at or above list, the last in January 2023.
Sixteen marketed closings is enough for a median, but a village this small is read sale by sale. Each row shows month, price, bedrooms and area only, with the gap between the final list price and the sold price.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold under list by | Days on market |
|---|---|---|---|---|---|---|
| Jun 2026 | 2 and 2 | 1,115 | $349,000 | $335,000 | $14,000 | 2 |
| Apr 2026 | 2 and 2 | 1,094 | $329,000 | $320,000 | $9,000 | 45 |
| Dec 2025 | 2 and 2 | 1,140 | $369,000 | $345,000 | $24,000 | 21 |
| May 2025 | 2 and 2 | 1,115 | $337,000 | $323,000 | $14,000 | 69 |
| May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | $17,000 | 32 |
| Jan 2025 | 2 and 2 | 1,115 | $310,000 | $300,000 | $10,000 | 18 |
| Jul 2024 | 2 and 2 | 1,113 | $309,900 | $302,000 | $7,900 | 139 |
| May 2024 | 2 and 2 | 1,094 | $359,000 | $335,000 | $24,000 | 33 |
| Mar 2024 | 2 and 2 | 1,113 | $344,000 | $322,000 | $22,000 | 43 |
| Jan 2024 | 2 plus den and 2 | 1,092 | $419,900 | $414,000 | $5,900 | 63 |
| May 2023 | 2 and 2 | 1,092 | $429,000 | $418,000 | $11,000 | 14 |
| Feb 2023 | 2 and 2 | 1,092 | $429,900 | $418,000 | $11,900 | 15 |
| Jan 2023 | 2 and 2 | 1,113 | $334,900 | $335,000 | at list | 25 |
| Nov 2022 | 2 and 2 | 1,094 | $325,000 | $338,000 | above list by $13,000 | 3 |
| May 2022 | 2 and 2 | 1,092 | $399,900 | $405,000 | above list by $5,100 | 5 |
| Dec 2021 | 2 and 2 | 1,250 | $299,500 | $300,000 | above list by $500 | 2 |
One further transaction, in December 2021, was entered in the MLS after closing at $270,000 for a 1,113 square foot villa. It was not marketed through the MLS, has no days on market and is excluded from every median on this page.
Two things stand out. First, the ladder came down: three villas closed between $405,000 and $418,000 in 2022 and 2023, and every marketed closing since March 2024 landed between $300,000 and $345,000. Second, the ask mattered: in the 36-month window the villa that listed at $329,000 sold for $320,000, while the villa that listed at $369,000 needed a $24,000 cut to close at $345,000. A buyer will compare your villa with the recent band, not the peak, so a list price inside that band is where your marketing works hardest.
The Villas at Timber Lakes has 62 villas, one quarterly bill of $1,270 with the master fee inside and no villa for sale as of September 29, 2026. In a village where 10 villas closed in 36 months at a $329,000 median, the seller who prices to the recent closings and has the paperwork ready is the one who closes.
Selling a villa at Timber Lakes? Get a free Villas at Timber Lakes home valuation or Call Jesse direct at (239) 898-6072, and see what a Timber Lakes villa is worth. Buying at Timber Lakes? Call Marc at (239) 287-5873, start with our Timber Lakes buyer guide or read how we represent buyers.
For a villa priced to the recent closings, the market is workable: The Villas at Timber Lakes had no active listing on September 29, 2026 against about four sales a year, and the last villa to list, in June 2026, closed in 2 days at $335,000. Sellers who ask well above the recent band should expect to wait.
Data updated: September 2026 (Southwest Florida MLS Matrix, active listings on September 29, 2026)
With no active villa in the village, a well-priced listing meets no direct competition from a neighbor. The village is small enough that one new listing changes the count from zero to one, and a ratio such as months of supply would mean nothing on a base this small, so we do not quote one. The nearest comparable competition is next door: our Villas of Fountain Lakes neighborhood guide shows one active listing on the same date, asking $385,000 after 176 days on market, which tells you what an overpriced villa in these gates looks like.
Since January 2021 the county shows 24 qualified sales on 20 of the 62 parcels, four of which traded twice. That is about 4.3 sales a year, or roughly 7 percent of the village turning over in a year (our arithmetic). Turnover this low is why a Timber Lakes seller can wait a month or two for a matching buyer and why a buyer should expect to watch for a listing, which makes a listing here an event.
Of the 16 marketed closings in 60 months, 11 closed between January and May, including 5 in May alone. With so few sales a month, condition and price matter more than the calendar, but a villa photographed by December meets the winter buyers first.
We price a Timber Lakes villa in five steps: confirm the plan and area, select the closings of the same plan, adjust for time and condition, read the sold-to-list pattern, and test the number against the paperwork a buyer will see. Every step uses this village's own record, because a community median describes no single villa.
A 1,094 square foot end villa and a 1,115 square foot middle villa are different products to a buyer who walks both. In the county record since January 2021, the 1,094 plan had 11 qualified sales at a $338,000 median ($280,000 to $418,000) and the 1,115 plan 12 sales at $311,500 ($270,000 to $335,000). Since January 2024 the 1,094 plan has a $362,500 median on 4 sales and the 1,115 plan $322,500 on 6. All five sales at or above $390,000 since 2022 were 1,094 plan villas in five different buildings.
For a 1,115 square foot villa the MLS gives four closings: $300,000 in January 2025, $323,000 and $335,000 in May 2025 and $335,000 in June 2026. For a villa near 1,094 square feet the MLS gives two since March 2024, $335,000 in May 2024 and $320,000 in April 2026. When the set is this small we widen to the county record rather than pad with a sale from another neighborhood.
The roll cannot tell condition. The MLS shows the spread: a January 2024 two-bedroom-plus-den at $414,000 and two 2023 sales at $418,000, against sales at $300,000 to $335,000 in 2025 and 2026 for comparable plans. Updated kitchens, hurricane windows, flooring and enclosed lanais are what separate those numbers, and only a showing tells you which villa you have.
The 36-month median is 95.9%, and the ratio fell with the price: above 100 percent in 2021 and 2022, about 97 percent in 2023 and about 95.5 percent in 2024 and 2025. A seller who lists at the recent closing price and leaves negotiating room meets the market where it has been, and a seller who lists at the 2023 peak pays for it in days on market.
A buyer weighs price against carry. A $5,080 annual fee is about 1.5 percent of a $335,000 price every year before tax and insurance (our arithmetic), the fee has risen 30 percent since 2023, and the reserve schedule shows a $750,000 roof line, which we explain below. Our valuation page walks through the same method on what a Timber Lakes villa is worth.
Selling a Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
The Villas at Timber Lakes and Villas of Fountain Lakes are the two villa neighborhoods in Fountain Lakes that buyers confuse most, and your buyer will tour both. Timber Lakes costs more (36-month median $329,000 against $299,556), is newer and sells faster, and Villas of Fountain Lakes is older and wider in size range.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| The Villas at Timber Lakes | Villas of Fountain Lakes | |
|---|---|---|
| Units on the roll | 62 | 49 |
| Roll year built | 1994 to 1996 | 1989 to 1991 |
| Roll heated area | 1,092 to 1,115 sq ft (median 1,094) | 967 to 1,286 sq ft (median 1,053) |
| Bedrooms on the roll | 2 on all 62 | 2 on 33, 3 on 16 |
| Legal form | Chapter 718 condominium | Chapter 718 condominium (per that guide) |
| Quarterly fee, 2026 | $1,270, master fee inside | $2,126, master pass-through inside |
| 12-month MLS closings, median | 3, $335,000 (small sample) | 5, $301,111 (small sample) |
| 12-month median days on market | 21 | 157 |
| 12-month median sold-to-list | 96.0% | 95.7% |
| 12-month median $ per MLS sq ft | $300.45 | $279.17 |
| 36-month MLS closings, median | 10, $329,000 | 10, $299,556 |
| 60-month MLS closings, median | 16, $335,000 | 16, $330,000 |
| Active listings, September 29, 2026 | 0 | 1, $385,000, 176 days on market |
| County qualified sales since September 29, 2025 | 4, median $340,000 | 4, median $273,056 |
Both neighborhoods are condominium villages, and each is a small sample in the recent window, so read the direction, not the decimals. One May 2025 closing at $335,000 carries the Villas at Fountain Lakes label in the MLS but matches a Timber Lakes county sale; we place it here, and the Villas of Fountain Lakes figures may count it too.
The 36-month gap is $29,444 in Timber Lakes' favor (our arithmetic on medians of $329,000 and $299,556), but over 60 months the medians are close ($335,000 and $330,000). The gap is a 2024 to 2026 story, so a buyer who sees both will ask what your villa has that the recent Villas of Fountain Lakes sales did not: a garage villa in the newer buildings, a lower quarterly fee ($1,270 against $2,126) and a shorter wait to sell. We price both with the pair in view, and we make the same case from the other side for owners there.
Buyers who choose a Timber Lakes villa tend to be comparing a garage, two bedrooms, a newer building and a lower quarterly fee against the older, larger and cheaper units next door. Lead your listing with those facts, in that order, and let the recorded fee and roof line show that the association is doing its job.
The Villas at Timber Lakes sits near the entry end of the Fountain Lakes price range: $335,000 on the 12-month median, against $185,000 for The Greens at the bottom and $522,500 for Forest Ridge Shores at the top. A buyer with a Timber Lakes budget can also tour The Greens, Villas of Fountain Lakes and, stretching, the single-family neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to September 29, 2026, closings placed by neighborhood as described above)
| Neighborhood | Residential parcels | Regime | Roll year built | 12-month MLS closings | 12-month median sold |
|---|---|---|---|---|---|
| The Greens | 143 | Condominium (Chapter 718) | 1988 | 9 | $185,000 |
| Forest Ridge | 135 | HOA (inferred) | 1994 to 1999 | 5 | $440,000 |
| Sunrise | 128 | HOA (Chapter 720) | 1988 to 2003 | 4 | $457,500 |
| Lakeside | 86 | HOA (Chapter 720) | 1990 to 2004 | 3 | $454,000 |
| Forest Ridge Shores | 64 | Not resolved | 2000 to 2002 | 5 | $522,500 |
| The Villas at Timber Lakes | 62 | Condominium (Chapter 718) | 1994 to 1996 | 3 (small sample) | $335,000 |
| Villas of Fountain Lakes | 49 | Condominium (Chapter 718) | 1989 to 1991 | 5 (small sample) | $301,111 |
Closing counts and medians are each neighborhood's own 12-month MLS figures through September 29, 2026, so they can differ from earlier neighborhood tables by MLS label, and every count under 10 is a small sample. The per square foot yardstick we hold for the two villa neighborhoods is $300.45 for Timber Lakes and $279.17 for Villas of Fountain Lakes over 12 months.
The Greens is the other Chapter 718 neighborhood on the yardstick and the price floor: 143 units built in 1988 at a $185,000 median on 9 closings. A Timber Lakes villa costs about $150,000 more at the median and was built in the 1990s. Buyers who want the lowest entry into Fountain Lakes start at The Greens; buyers who want a villa with a garage start here.
Forest Ridge, Sunrise and Lakeside are homeowners' association neighborhoods at $440,000 to $457,500 medians, and Forest Ridge Shores is the newest and highest priced at $522,500. A villa buyer pays about $105,000 to $122,500 less than the three at the median and takes a condominium with association-maintained roofs and exteriors, which is the pitch for your listing.
We promote a Timber Lakes villa by making sure the right buyer finds it, the data is filed correctly and the paperwork is ready. In a village that averages one listing every few months, a clean file with correct area, plan and label matters more than a big media budget, though we run both.
The public record supports three uses: a seasonal lock-and-leave base close to Coconut Point, a full-time low-maintenance home with a garage, and a rental unit under a strict lease cap. We read those from the price, the fee structure and the rules, and we describe the property, not the people who own or rent it.
Professional photography, drone and cinematic video show the lanai, the garage, the building setting and the way the gated entry and the amenity center sit close by. We show the villa the way the buyer will use it and never claim a view or a distance the record does not measure.
The MLS has filed this village under three labels, and the area figure has been recorded six different ways. We correct the plan, the area and the label so the villa is filed where buyers search, and we cross-reference the recorded name, The Villas at Timber Lake, singular, so a buyer searching either spelling finds it.
Before the first showing we assemble the Declaration, the bylaws and rules, the 2026 budget, the reserve schedule, the insurance summary and any roof paperwork, so the buyer's 20-day application clock starts early. Condominium buyers are entitled to the resale documents at the seller's expense, and a complete file is the practical version of that duty.
Fountain Lakes is gated, with a main entrance on US-41 at Fountain Lakes Boulevard and a residents' gate at West Tree Road and Williams Road. A showing is scheduled through the listing agent, and buyers who arrive without an appointment will not be waved in. We coordinate the gate, the showing window and the walk-through so a snowbird owner can sell without flying down.
When a sale needs to stay quiet, we discuss a private sale to a known buyer, with the same documents and the same price discipline. It works best in a village this small, where one advertised listing is noticed by every neighbor.
Selling your Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
We negotiate a Timber Lakes contract ourselves, at partner level, and we use the condominium paperwork as leverage instead of fearing it. The buyer's offer, the inspection, the insurance quote and the association's approval all arrive inside one 30-day window, and the seller who knows the sequence keeps the price.
Jesse or Marc personally takes every offer call, reads every addendum and answers the buyer's agent. An offer near 96 percent of list is the village's normal, and the work is in the terms around the price: closing date, credits, inspection period and who orders which document.
A Chapter 718 resale buyer is entitled to the resale documents, and the contract must carry the statutory clause that lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. If the documents are in the buyer's hands before the contract, the window works for you. We put the file in the buyer's hands early and record the date.
The buildings date from 1994 to 1996, so a buyer's inspector will look at the air conditioner, the water heater, the windows and the lanai. The association maintains roofs and exterior walls under the Declaration, while the owner maintains windows, screens, the interior, the air conditioning and appliances, so the inspection findings that reach you are the owner-side ones.
Every Stone Way address we tested is in FEMA Zone AE, and a buyer's insurance quote can come in higher than the buyer's budget. Have the association's insurance summary and your wind mitigation report ready so the quote arrives with facts, not guesses.
The 2026 sales packet asks the buyer to apply at least 20 days before closing and has an approve or disapprove box, and the Declaration itself asks only for 7 days' notice of a transfer. We treat the packet as the process the manager will follow, build 30 days from contract to closing into the plan and order the estoppel on day one.
A credit can keep the recorded price at the level of the recent closings while solving the buyer's problem, and a price cut resets the comparison. We choose per contract and show you the net at each option.
Selling a villa at The Villas at Timber Lakes costs the seller the deed's documentary stamp tax, the owner's title policy, the estoppel certificate, the prorated property tax and the commission you negotiate. In Lee County the seller customarily pays doc stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (Florida statutes and rates as published; sale prices from the MLS record above)
Florida charges $0.70 per $100 of consideration, rounded up to the next $100, under Section 201.02, Florida Statutes, and the seller customarily pays it in a residential sale. At $335,000 that is 3,350 units, or $2,345, and at the $329,000 median it is $2,303.
Florida 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. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, the reverse of Collier County's custom, and the contract controls. On $335,000 the premium is about $1,750 (our arithmetic on the promulgated schedule; ask a title company for a quote).
The condominium estoppel is governed by Section 718.116(8), Florida Statutes. Florida caps the fee at $299 when the account is current, adds $119 for delivery within 3 business days and $179 for a delinquent account, and the certificate is valid for 30 days (35 by mail). Order it through Pegasus Property Management early, because a stale certificate can delay closing.
The Fountain Lakes master association collects a one-time $2,500 capital contribution at closing, and the villa association's 2026 sales packet shows it paid by the incoming owner. It is a cash item for your buyer on top of the price, the $150 application fee and $75 for the association documents, so price with that in mind.
Florida property tax is paid in arrears on a calendar year, so the seller credits the buyer for the seller's days of ownership. A worked illustration: a $7,000 annual bill and a June 30 closing means about 181 of 365 days, or about $3,471 credited to the buyer (illustration only; your bill differs). The quarterly association fee is prorated as the contract directs.
Since August 17, 2024, buyer-broker compensation cannot be advertised in the MLS, written buyer agreements are required before a tour, and every commission is negotiable and not set by law. We explain the listing-side rate and any buyer-side offer in writing before you sign, and we show the net at each price.
| Sale price | Doc stamps at $0.70 per $100 | Owner's title premium (estimate) | Estoppel (current account) | Fixed total before commission and repairs |
|---|---|---|---|---|
| $300,000 | $2,100 | $1,575 | $299 | $3,974 |
| $329,000 (36-month median) | $2,303 | $1,720 | $299 | $4,322 |
| $335,000 | $2,345 | $1,750 | $299 | $4,394 |
| $345,000 | $2,415 | $1,800 | $299 | $4,514 |
Sources: Section 201.02, Florida Statutes; Florida title rate Rule 69O-186.003; Section 718.116(8), Florida Statutes; our arithmetic. Commission, repairs and any mortgage payoff are added by you and us in the net sheet.
At $335,000 the fixed costs above are $4,394, which is 1.3 percent of the price. Add the commission you negotiate, any credit to the buyer, the prorated tax and quarterly fee and your payoff, and Jesse will show the result line by line before you list.
Selling a Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
A seller at The Villas at Timber Lakes delivers the Chapter 718 resale documents, the estoppel and the statutory disclosures, and the Chapter 720 homeowners' association summary in section 720.401 does not apply to this condominium. The contract must carry the resale clause, and the buyer's cancellation right ends at closing.
Section 718.503(2), Florida Statutes, entitles a prospective purchaser, at the seller's expense, to a current copy of the Declaration, the Articles, the bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, any milestone inspection summary if applicable, and the frequently asked questions document. A resale contract must carry a conspicuous clause under which the buyer either acknowledges receipt more than 7 days before signing or may cancel within 7 days, excluding weekends and legal holidays, and the right ends at closing. Confirm how it applies to your contract with your closing agent or attorney.
Section 720.401(2) says the homeowners' association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Our earlier neighborhood table listed this neighborhood's regime as unresolved, and the recorded Declaration, the state condominium register and the association's own sales packet resolve it as Chapter 718. If a Fountain Lakes neighbor sells in a Chapter 720 neighborhood, the seller there owes the 720.401 summary before the buyer signs; here the seller owes the 718.503 documents.
The master association's 2020 amended declaration, bylaws and rules are posted as scanned images, and we did not read them. We therefore do not state whether the master covenants add their own disclosure duty, and we ask the manager in writing on every listing.
Section 689.261 requires a property tax disclosure summary in a residential sales contract, warning that taxes may change after the sale, and Section 689.302 requires the seller's flood disclosure at or before contract. Under Johnson v. Davis, a seller must also disclose known material defects a buyer cannot readily observe. Every Stone Way address we tested is in Zone AE, so buyers will ask. Talk to an attorney about your specific facts.
A Timber Lakes buyer pays the $1,270 quarterly fee, a one-time $2,500 master capital contribution, a $150 application fee and $75 for the association documents, then property tax and insurance. Your buyer underwrites all of it, so your price has to survive the carry as well as the comparison.
| Layer | Amount | When | Source |
|---|---|---|---|
| Quarterly association fee, master fee inside | $1,270 per quarter ($5,080 per year) | January 1, April 1, July 1, October 1 | 2026 budget in the sales packet |
| Master capital contribution | $2,500, once | At closing | 2026 sales packet |
| Purchase application | $150, non-refundable | At least 20 days before closing | 2026 sales packet |
| Association documents | $75 | With the packet | 2026 sales packet |
| Property tax and insurance | Set by Lee County and by quote | Annual | Lee County Tax Collector |
The association fee works out to about $423 a month. We found no community development district for Fountain Lakes, and an individual owner's account history is not published, so the only way to see it is the estoppel. The wider Fountain Lakes community guide explains the master association's own budget.
The 2026 budget is $314,960 across 62 units, and the master line is $91,760, or 29.1 percent of it. Grounds are $69,200, insurance $53,000, general maintenance $29,035.75, management $13,620 and utilities $10,760, and $45,000 goes to reserves. The Declaration has the association maintain roofs, exterior walls and the garage structure.
In Florida a change of ownership resets a homestead's assessed value toward just value, and the seller's Save Our Homes cap does not transfer with the home. Your buyer's tax bill will not equal yours, so have a range ready and point the buyer to the county Property Appraiser.
Selling a Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
The Timber Lakes rules that affect a sale are the lease cap, the pet limit, the purchase application, the patio and lanai standards and the sign rule. They come from the Declaration, the March 2025 rules and the 2026 sales and lease packets, which sometimes disagree, so a seller should confirm each with the manager before listing.
The Declaration requires a written lease of at least 30 consecutive days, no subleasing and no pets, and the 2025 rules describe a cap of four leases a calendar year of up to one year each with no renewal options. The 2026 lease packet asks for an application at least 20 days ahead, a $150 fee and a $50 background check for each applicant and each occupant over 18. Nightly or vacation-style rentals do not fit.
The 2026 sales packet FAQ says leases under 28 days are not allowed, against 30 days in the Declaration and the rules. Until the association clarifies, treat 30 days as the safe minimum, and disclose the difference to a landlord buyer.
Two domesticated pets under 55 pounds under the March 2025 rules, and the Declaration says two small pets and prohibits pit bulls. No pets are allowed in a leased unit, and service and emotional-support animals require notice to the manager. Tell your buyer early so the application is not a surprise.
The March 2025 rules limit patios to 9 feet out from the lanai, 24 feet along the building and 216 square feet, with pavers of 16 inches or smaller in white, gray or tan. Lanai enclosures must be sliding glass or the original Rottlund enclosures, and shutters and entry enclosures must be white aluminum. Non-conforming work is worth fixing or disclosing before you list.
The Declaration lets only the developer post signs, but the 2025 rules allow for-sale signs that follow the Fountain Lakes specification, so ask the manager for it. The rules allow two vehicles per unit, one in the garage and one in the driveway, and trash containers may be out only from 3 p.m. the day before pickup to 8 p.m. on pickup day.
The Declaration in Section 14 asks for 7 days' notice of a transfer and a copy of the deed within 30 days, while the 2026 sales packet adds a purchase application with an approve or disapprove box. We read that mismatch as a document conflict and treat the packet as the process the manager will follow.
A Timber Lakes buyer will read the reserve schedule and the flood map before making an offer, so a seller should read them first. The 2026 reserve schedule shows an opening balance of $383,155 and a $750,000 roof line, and every Stone Way address we tested falls in FEMA Special Flood Hazard Area Zone AE.
The schedule shows an opening balance of $383,155, a $45,000 contribution and a projected year-end balance of $436,268, about $7,036 a villa. Exterior painting is $44,750 on a 7-year life with the next painting projected at $50,367 in 2029, paving $67,200 on a 20-year life and the roof $750,000 on a 25-year life with 23 years remaining at December 31, 2025. Our reading is that the roofs were reset around 2023, which we state as a reading only because we did not see the contract.
The schedule's year-end 2025 balance of $347,558 does not match the 2026 opening balance of $383,155. The difference may reflect a later true-up, and it is the kind of item an estoppel package and a question to the manager can resolve. We flag it rather than pick a number.
On September 30, 2026 we queried FEMA's National Flood Hazard Layer at four geocoded points on Stone Way, and all four returned Zone AE with the Special Flood Hazard Area flag true; the base flood elevation field was not reported. Fountain Lakes as a whole is a mix of zones on panel 12071C0587G, effective November 17, 2022. We used house numbers only to run the query and do not publish them.
For a condominium unit the association's master policy commonly supplies the building coverage, and the owner buys an HO-6 policy for the interior. The association budgeted $53,000 for insurance in 2026, against $108,000 in 2024. A buyer should ask for the current policies, the deductible and the renewal date, so we add the association's summary and a wind mitigation report to the file.
Selling a Timber Lakes villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
A Timber Lakes villa has taken a median 38 days on market in the 36 months to September 29, 2026 and 21 days in the last 12 months, and a closing takes 30 days or more after that. The village's record runs from 2 days to 139 days on market, so the first price decides which end you meet.
Data updated: September 2026 (Southwest Florida MLS Matrix, 36 months to September 29, 2026)
Of the 10 closings in the 36-month window, 3 took 30 days or fewer, 3 took more than 60 and the mean was 46.5. The June 2026 villa closed in 2 days at $335,000, and the July 2024 villa needed 139 days at $302,000.
Day 1: price and file. Days 2 to 30: showings, offers and contract. Days 30 to 60: the buyer's application (at least 20 days before closing), the estoppel (order it on day one), the 7-day window for the resale documents, inspection, insurance and lender steps. Closing follows. A cash buyer can shorten the sequence, but the association's paperwork still needs its days.
Many owners here are seasonal. Marc coordinates the gate, the showings, the walk-through and the closing paperwork, and Jesse handles pricing and the documents, so a sale can close without a trip. Ask us about a remote closing.
Prepare a Timber Lakes villa by fixing what an inspector will flag, refreshing what a buyer sees first and gathering the association documents before the first showing. In a 62-villa village where updated interiors have separated a $414,000 sale from a $300,000 sale, condition is the price lever you control.
Where price has split, condition has done it. A January 2024 two-bedroom-plus-den closed at $414,000 and two 2023 sales at $418,000, against $300,000 to $335,000 in 2025 and 2026 for comparable plans. Ask us for a net sheet on any update before you spend the money, because the recent band tells you what buyers are paying now.
The buyer is a person who wants a gated address across US-41 from Coconut Point at a villa price, so stage the lanai, the garage and the entry, and clear the closets. We describe the villa, never the people who will live there.
The most recent Timber Lakes closing, in June 2026, shows how a well-priced villa behaves: a two-bedroom, two-bath, 1,115 square foot villa closed at $335,000 after 2 days on market, against a final list of $349,000. This is a public-record sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, closing to September 29, 2026)
It closed at 96.0 percent of list, in line with the 95.9 percent 36-month median. It matched the May 2025 sale of a 1,115 square foot villa at $335,000 exactly, which says that in 13 months the price of the village's middle-plan villa did not move. It closed $15,000 above the April 2026 sale of a 1,094 square foot villa ($320,000), which had needed 45 days. And it was the fastest closing in the 60-month record.
For that buyer the price did not show a $2,500 capital contribution to the master, a $150 application fee and then the village's own dues of $1,270 a quarter, or about 1.5 percent of that price every year before tax and the owner's insurance (our arithmetic on the association's 2026 budget). A seller who understands that carry can explain to the next buyer why a $335,000 villa is fair.
We do not know that seller's strategy, and we do not claim to. What the public record does show is an ask within about 4 percent of the close and a fast sale, which is the pattern our pricing steps aim for.
Timber 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 of your own plan in your own village, with your fee, reserve and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales of your plan with dates and days on market, a per square foot analysis on MLS area, the paperwork picture a buyer will see and a net sheet at two or three prices. The Home Valuation form near the top of this page starts the process, and you can also request a free home valuation directly.
You should know the number, the plan and the paperwork before you commit to a listing agreement, and a village this small gives no room for a wrong first price. Jesse follows up with the Timber Lakes closings that fit your villa, adjusted for condition, updates, furnishings and any lease in place.
Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873 or email [email protected]. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you're searching for a Villas at Timber Lakes listing agent, or thinking, "I need someone to sell my Villas at Timber Lakes home," you are selling into a village where one villa closes every few months and the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Villas at Timber Lakes closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 17 rows the MLS has recorded since December 2021. Our team has closed more than 4,000 transactions across Southwest Florida, and Jesse and Marc account for over $900 million in personal sales inside our $2.5 billion team total as leaders of Domain Realty Group.
Start with a free Villas at Timber Lakes home valuation, the Home Valuation form near the top of this page, or Call Jesse direct at (239) 898-6072. Confidential conversations welcome. Owners elsewhere in the gates can read about the Fountain Lakes community.
For a villa priced to the recent closings, yes: there was no active listing on September 29, 2026 and the June 2026 villa closed in 2 days. Sellers who ask well above $349,000 should expect to wait.
Against the village's own sales, by plan, then adjusted for condition. Our pricing steps above show the closings we use.
The 36-month median is 38 days and the 12-month median is 21, with a range of 2 to 139 days across 10 closings.
The Declaration asks for notice of a transfer, and the 2026 sales packet asks the buyer to apply at least 20 days before closing. Ask Pegasus for the current process before you list.
Generally yes, subject to the lease and the rules, and the buyer takes the lease. Confirm the lease count and end date with the manager first.
The seller customarily pays doc stamps ($2,345 at $335,000) and the owner's title policy (about $1,750) in Lee County, plus the estoppel, commission and repairs.
McGreevy and Comisar is a top-reviewed Villas at Timber Lakes realtor on Google, and the quotes below are genuine five-star client reviews in the reviewer's own words. We publish no aggregate score and no star-rating widget. Read every review on the McGreevy and Comisar Google Business Profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A Timber Lakes specialist matters because the village is small enough that one wrong assumption costs real money: the wrong plan, the wrong label, the wrong regime or a missed 20-day application clock. McGreevy and Comisar read the recorded documents so your buyer meets no surprise.
Jesse has been in the business since October 2004 and runs pricing, data and paperwork on every listing, so the numbers in this guide are the numbers in your net sheet.
Marc Comisar is a Broker Associate who runs showings, negotiations and the field work, and he is the buyer-side voice for readers who are also buying.
A generalist may file the villa under the wrong label, quote the wrong area, treat it as an HOA and miss the 7-day window in Chapter 718. We start from the recorded Declaration.
Owners of the other neighborhoods can start with the Fountain Lakes community guide and the neighborhood guides for The Greens, Forest Ridge, Sunrise and Lakeside.
Many Timber Lakes sellers are buying their next home in the same season, and we coordinate both contracts so the closing dates line up. Marc leads the purchase and Jesse leads the sale, and the two of us manage the calendar.
Selling your current Florida home to buy here or elsewhere? Call Marc at (239) 287-5873, read how we represent buyers and see our Timber Lakes buyer guide.
Moving within the gates keeps you in a familiar community, and the fee stack, the regime and the rules change by neighborhood, so we compare them for you.
These are the questions sellers ask most about selling a villa at The Villas at Timber Lakes in Estero, answered from the recent closings and the public record. Each answer names the village, and where a record is not public, the answer says so.
Start from the 36-month median of $329,000 (n = 10) and adjust for plan, condition and asking history. The 12-month median is $335,000 (n = 3, a small sample). For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
The record does not show a strong season. Of the 16 marketed closings in 60 months, 11 closed between January and May. With so few sales a month, condition and price matter more than the calendar, and no active listing on September 29, 2026 meant little competition.
By plan. In the county record since January 2024 the 1,094 plan had a $362,500 median on 4 sales and the 1,115 plan a $322,500 median on 6. Use the same plan, the same condition and the last 12 months as your anchor.
The 36-month median is 38 days and the 12-month median is 21, with a range of 2 to 139 days. The June 2026 villa sold in 2 days at $335,000, and the July 2024 villa needed 139 days at $302,000.
The 36-month median sold-to-list is 95.9%, and all 10 closings were below the final list price by a mean of $14,780. That means a villa asking $349,000 has typically closed near $335,000.
The seller customarily pays doc stamps at $0.70 per $100 ($2,345 at $335,000) and the owner's title policy (about $1,750) in Lee County, and the contract controls. Add the estoppel fee (capped at $299), commission and repairs.
The seller customarily pays deed doc stamps at $0.70 per $100 under Section 201.02, Florida Statutes, though the contract controls. At $335,000 that is $2,345, and we show the number on your own price.
In Lee County the seller customarily pays for the owner's title policy, and the contract controls. A promulgated policy at $335,000 is about $1,750, and if your buyer negotiates a different split we adjust the net sheet.
An estoppel is the association's certificate of what an owner owes. Florida caps the fee at $299 for a current account, with a $119 rush charge and a $179 delinquent charge, and the certificate is valid for 30 days. Order it early through Pegasus.
The Declaration asks for 7 days' notice of a transfer and a copy of the deed within 30 days. The 2026 sales packet adds a purchase application at least 20 days before closing with a $150 non-refundable fee, so ask Pegasus for the current process before you sign a contract.
The Declaration, Articles, bylaws and rules, the current budget and financial statement, the structural integrity reserve study or a statement that none exists, and the frequently asked questions document required by Chapter 718. The association charges $75 for its documents.
No. The Villas at Timber Lakes is a Chapter 718 condominium, and section 720.401(2) exempts associations regulated under chapter 718. Your duty is the section 718.503 resale documents, at your expense. Confirm the details with your closing agent or attorney.
Generally yes, subject to the lease and the rules, and the buyer takes the lease. Confirm the lease count for the year, the 30-day minimum and that no pets are in the unit before you promise a buyer vacant possession.
The buyer pays it at closing to the Fountain Lakes master, per the villa association's 2026 sales packet. It is a cash item for your buyer on top of the price, so price with that in mind.
Florida requires a seller to disclose known facts that materially affect value and that a buyer cannot readily observe, and Section 689.302 requires the flood disclosure at or before contract. Every Stone Way point we tested is in Zone AE, so buyers will ask. Talk to an attorney about your facts.
Where price has split, condition has done it. Four sales at $405,000 to $418,000 between 2022 and 2024 were older-plan villas with updated interiors, against $300,000 to $335,000 for many recent sales. Ask us for a net sheet on any update first.
Use the MLS living area the association or county record supports and be ready to explain a difference. The county roll shows 1,094 or 1,115 on most parcels, and the MLS has recorded 1,092, 1,094, 1,113, 1,115, 1,140 and 1,250 for the same village.
Four MLS closings between May 2022 and January 2024 reached $405,000 to $418,000, and a March 2026 county sale reached $390,000, all of the 1,094 plan by the county reading. Recent sales since March 2024 have been $300,000 to $345,000, and a buyer will compare your villa to the recent band.
They ask why the quarterly bill rose from $975 in 2023 to $1,270 in 2026, what the master line of $370 a quarter covers, whether any special assessment is pending and what the reserve balance is. The 2026 schedule shows $436,268 projected at year end.
Yes. The 2026 reserve schedule carries $750,000 for the roof and $44,750 for painting on a 7-year cycle, with the next painting projected in 2029. A buyer who reads that will want the roof contract and the paint schedule, so have them.
The account is settled at closing from your proceeds, and the estoppel certificate shows the balance. Late assessments accrue interest after 10 days under the bylaws, so order the estoppel early.
We found none in the 2026 packet, but the current board's records are not public. The bylaws cap special assessments at 15 percent of the annual budget without majority consent. Ask Pegasus for written confirmation and disclose anything known.
An investor buyer faces four leases a year, a 30-day minimum, no pets and no amenity use during a lease. That narrows your buyer pool to people who will live here or lease rarely, so we pitch to owner-occupants first.
With professional photography, video, drone where it applies, a qualified-buyer database and correct MLS data. We correct the plan, area and label so the villa is filed where buyers search, because the MLS has filed this village under three labels.
We list it under the label buyers search and cross-reference the recorded name. The recorded name is Villas at Timber Lake, singular, and we check the parcel and unit against the county record before we list.
The Timber Lakes 36-month median of $329,000 is $29,444 above Villas of Fountain Lakes at $299,556, and the 60-month medians ($335,000 and $330,000) are close. We price with both in view.
The Declaration lets only the developer post signs, but the March 2025 rules allow for-sale signs that follow the Fountain Lakes specification. Ask Pegasus or the master office for the specification before a sign goes up.
The Declaration asks for 7 days' notice of a transfer, but the buyer's application should be in at least 20 days before closing per the 2026 packet. Build 30 days from contract to closing into your plan and order the estoppel on day one.
Only you can weigh your plans, and we do not forecast prices. The record shows a flat band since March 2024, a 30 percent rise in the association's budget since 2023 and no active competing listing. Call Jesse at (239) 898-6072 for a price and a net sheet.
You can, but the packet, the estoppel, the application and the 20-day clock reward preparation, and the MLS filing problems here are easy to miss. We handle the paperwork and the pricing so a sale does not stall.
Title records the deed, the seller pays doc stamps under Section 201.02, taxes are prorated, the buyer pays the $2,500 master contribution and the association's fees are settled from the estoppel. Recording costs $10 for the first page and $8.50 for each additional page.
It is negotiable and set in the listing agreement, not by a fixed rate. Since the NAR settlement, buyer-broker compensation is negotiated and disclosed. We explain the numbers before you sign, and we show the net at each price.
McGreevy and Comisar: the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with a guide built from the recorded Declaration, the association's budget and every recent closing. Call Jesse at (239) 898-6072 or request a free valuation.
Timber Lakes owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group and read the recorded Declaration, the 2026 budget and every recent sale of this village before writing this guide. Learn more about our team.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Read more on our about page, and follow our latest work on Instagram.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Timber Lakes? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Every fact on this Timber Lakes seller guide traces to a primary record below: the recorded Declaration and the association's own packets, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the master association's documents. Parcel and sale facts come from the Lee County Property Appraiser roll and recorded-sales file and from the Southwest Florida MLS (Matrix, pulled September 29, 2026). No brokerage, listing portal or IDX feed is cited. Every link was accessed September 30, 2026.
The documents a Timber Lakes seller hands a buyer are published by the community's own site, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded Declaration is Official Records Book 2560, Page 1750 in the Lee County Clerk's records, and the estoppel certificate comes from Pegasus Property Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium for The Villas at Timber Lake | Recorded, Lee County, OR Book 2560 Page 1750; posted by the Fountain Lakes site | December 1994 | Declaration, PDF |
| Rules and Regulations, revised March 2025 | The Villas at Timber Lake Association, Inc. | March 2025 | Rules, PDF |
| 2026 Sales Packet (FAQ, purchase application, budget) | The Villas at Timber Lake Association, Inc. | January 2026 | Sales packet, PDF |
| 2026 Lease Packet | The Villas at Timber Lake Association, Inc. | 2026 | Lease packet, PDF |
| 2024 Sales Packet (2024 budget, reserve schedule) | The Villas at Timber Lake Association, Inc. | 2024 | 2024 packet, PDF |
| The Villas at Timber Lake Association, Inc. record (N94000004103) | Florida Division of Corporations | filed August 18, 1994 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Fountain Lakes 2020 Amended and Restated Declaration (scanned image) | Fountain Lakes Community Association | 2020 | Master declaration, PDF |
| Fountain Lakes 2025 Rules and Regulations, recorded (scanned image) | Fountain Lakes Community Association | 2025 | Master rules, PDF |
| 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 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.