Estero, Florida
Sell your Villas of Fountain Lakes condo with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from every MLS closing, with the association approval and estoppel handled early. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Villas of Fountain Lakes owners sell into one of the smallest markets in Estero: 49 condominium units on Cinnamon Lane, Sundancer Court and Tallwood Court, of which 5 closed on the Southwest Florida MLS in the 12 months to September 29, 2026. This seller guide sits beside our full Villas of Fountain Lakes neighborhood guide, which covers the history, the records and the amenities in depth, and beside the Fountain Lakes community guide for the gates around it. Everything on this page answers one owner's question: how to sell a Villas flat for the most money, with the fewest surprises, on a timeline the association's paperwork allows. 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 first? Our home valuation page for Villas of Fountain Lakes shows how a Villas flat is priced from its own sales, and our buyer guide for Villas of Fountain Lakes shows what the person reading your listing will be weighing. Selling elsewhere inside the same gates? Our guides to selling a home in Fountain Lakes and selling a home in The Villas at Timber Lakes use the same record-first method.
McGreevy and Comisar are the best realtor for selling a Villas of Fountain Lakes condominium because we price the flat against the neighborhood's own closings by plan size, start the association's buyer approval clock on day one, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the US-41 gate, and Estero is a market we work every week.
Recent Villas of Fountain Lakes market record (12 months to September 29, 2026): 5 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), a median of $301,111 (n = 5, a small sample), a range of $210,000 to $335,000, a median of 157 days on market and a median sold-to-list ratio of 95.7%. The 24-month window, the first to reach 10 closings, shows a $299,556 median on 10 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. We can show you the record itself, sale by sale, on this page.
For Villas of Fountain Lakes sellers: professional photography, aerial and video where a shot helps, a qualified-buyer database, gate and showing coordination, and discretion when a sale needs to stay quiet. In a 49-unit condominium the paperwork sets the timeline: the association's purchase application must reach the manager at least 20 days before the sale date and can take up to 30 days to process, and the master association collects a one-time capital contribution at closing.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about Villas of Fountain Lakes is narrower and checkable: we tracked every one of the 16 MLS closings recorded here since April 2022, we read the association's 2026 sale packet, budget and reserve schedule, the state's condominium register and the Lee County roll, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, gate access, 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 more about the partnership in the experts section below.
Selling your Villas of Fountain Lakes home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Villas of Fountain 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 49-unit condominium behind the Fountain Lakes gates.
Villas of Fountain Lakes sellers can use the links below to jump straight to pricing, costs, disclosure, the Timber Lakes comparison or the seller FAQ. The guide runs in the order most owners decide: the market first, then pricing and marketing, then the legal and cost steps, then timing, preparation and questions.
Villas of Fountain Lakes differs from most Estero sales in six ways: the association must approve the buyer, Chapter 718 governs, the dues are large against the price, only a handful of sales close each year, three plan sizes price against each other, and buyers read the reserve schedule and roof date line by line.
The Lee County roll carries 49 residential parcels, all coded as condominium use, and the state's condominium register lists 49 units, so the two counts agree. The roll's unit numbering and street names point to nine buildings: two on Cinnamon Lane (10 units), three on Sundancer Court (15 units) and four on Tallwood Court (24 units). That building count is our reading of the roll, not a figure from the recorded declaration. For a seller, a 49-unit association means one vote per unit out of 49, a board that knows your unit and a manager, Pegasus Property Management, who handles the approvals your buyer needs.
Our Fountain Lakes community page labels this neighborhood a homeowners' association under Chapter 720. The state records say otherwise: the Division of Condominiums lists Villas of Fountain Lakes, A Condo, the Division of Corporations lists The Villas of Fountain Lakes Condominium Association, Inc., and the association's own 2026 sale packet describes itself in condominium terms. We correct the label here, and the fork matters to you because the documents you owe a buyer depend on it, as the disclosure section below explains. We have not read the recorded declaration page by page, because the association does not post it publicly, and we say so rather than guess.
A purchase needs the association's approval. The 2026 purchase application must reach the manager at least 20 days before the sale date, and the packet says applications may take up to 30 days to process. A contract with a 30-day closing has no slack unless the application goes in the first week, so on every Villas listing we hand the buyer's agent the packet at contract signing.
The association's 2026 adopted budget is $2,126 per unit per quarter, which is $8,504 a year or $708.67 a month, and it did not change from the 2025 budget. Against the $299,556 median of the last 24 months that is about 2.8 percent of the price every year, before Lee County property tax and the owner's own insurance. At the $210,000 May 2026 sale it is about 4.0 percent. A buyer will run that number against a detached home, so your listing needs to show what the dues buy.
Five closings in 12 months is a small sample, and we say so beside every median. It also means one sale moves the average, a $210,000 sale in May 2026 sits in the same record as a $335,000 sale in August, and an automated estimate has almost nothing to work with. Pricing here is a sale-by-sale exercise, and the sections below do it in the open.
The roll shows exactly three heated areas: 967, 1,053 and 1,286 square feet. The 2026 reserve schedule shows a roof with a 21-year life, 15 years remaining and $124,368 set aside against a $747,685 estimated cost. Buyers and their lenders read those two facts first, so we build your listing file around them.
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 Villas, call Marc at (239) 287-5873 and read how we represent buyers.
Now is a workable time to sell a Villas of Fountain Lakes condo for an owner who prices to the recent record. The MLS shows one active listing against 5 closings in 12 months, about 2.4 months of supply, but 2026 closings have taken a median 157 days, so a high ask waits.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Every figure names its window. MLS figures use MLS living area, sold-to-list means sold price over final list price, and medians use the mean of the middle pair when the count is even. The 36-month window is identical to the 24-month window because the MLS recorded no closing here between September 26, 2023 and April 15, 2025.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 5 (small sample) | $301,111 | $279.17 | 157 | 95.7% |
| 24 months, first window with 10+ | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
| 36 months | 10 | $299,556 (mean of $298,000 and $301,111) | $281.08 | 81 | 95.5% |
| 60 months | 16 | $330,000 (mean of $325,000 and $335,000) | $302.00 | 49.5 | 97.1% |
In the 12 months to September 29, 2026 we tracked 5 closings, from $210,000 to $335,000, with $1,406,111 in volume. Four sold below their final list price and one, a January 2026 sale at $315,000 against a $309,900 list, sold above it. The days on market are the story: 5, 53, 157, 333 and 474, a median of 157. Five is a small sample, so the $301,111 median describes five sales and is not a forecast.
On September 29, 2026 the MLS showed one Villas active: a two-bedroom, two-bath, 1,053 square foot flat listed at $385,000 with 176 days on market. One active against 5 closings a year is about 2.4 months of supply, a tight number that says few flats come to market, not that they sell easily. That listing asks $83,889 more than the $301,111 the last 1,053 square foot flat in the MLS record closed at in February 2026, and its 176 days say the ask is the obstacle, not the market.
The MLS shows no Villas closing in 2024, and the county's recorded-sales file has no qualified sale that year either, so the record has an 18-month gap from September 2023 to April 2025. We do not know why. What it means for you is that the 60-month median of $330,000 leans on 2022 and 2023 sales that closed between $325,000 and $399,000, all within 50 days, and that today's buyers are not paying those prices.
Villas of Fountain Lakes condos have sold for $210,000 to $425,000 across all 16 MLS closings since April 2022, the same range as the last 24 months, with a $299,556 median over those 24 months. The record is small enough to read sale by sale, and we list every closing below by month, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The first ten rows are the 24-month window. Beds and baths are as the MLS listed them, and MLS living area does not always match the county roll, which we cover below.
| Closed | Beds and baths | MLS living area | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 2 + den and 2 | 1,200 | $349,900 | $335,000 | 95.7% | 157 |
| May 2026 | 2 + den and 2 | 1,286 | $224,900 | $210,000 | 93.4% | 474 |
| Mar 2026 | 2 and 2 | 1,050 | $274,888 | $245,000 | 89.1% | 333 |
| Feb 2026 | 2 and 2 | 1,053 | $309,900 | $301,111 | 97.2% | 5 |
| Jan 2026 | 2 and 2 | 967 | $309,900 | $315,000 | 101.6% | 53 |
| Jun 2025 | 3 and 2 | 1,286 | $319,900 | $270,000 | 84.4% | 108 |
| May 2025 | 3 and 2 | 1,286 | $250,000 | $225,000 | 90.0% | 51 |
| May 2025 | 2 and 2 | 1,115 | $352,000 | $335,000 | 95.2% | 32 |
| Apr 2025 | 2 and 2 | 1,053 | $299,900 | $298,000 | 99.4% | 54 |
| Apr 2025 | 2 and 2 | 1,353 | $429,900 | $425,000 | 98.9% | 186 |
| Sep 2023 | 2 and 2 | 1,153 | $375,000 | $350,000 | 93.3% | 39 |
| Jun 2023 | 2 and 2 | 1,050 | $375,000 | $370,000 | 98.7% | 48 |
| Mar 2023 | 2 and 2 | 1,050 | $349,900 | $340,000 | 97.2% | 5 |
| Jul 2022 | 2 and 2 | 1,053 | $399,900 | $399,000 | 99.8% | 10 |
| May 2022 | 2 and 2 | 1,138 | $359,900 | $349,000 | 97.0% | 14 |
| Apr 2022 | 2 and 2 | 1,050 | $324,500 | $325,000 | 100.2% | 1 |
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (April to July) | 3 | $349,000 | $325,000 to $399,000 | 10 | 99.8% |
| 2023 | 3 | $350,000 | $340,000 to $370,000 | 39 | 97.2% |
| 2024 | 0 | none | none | none | none |
| 2025 | 5 | $298,000 | $225,000 to $425,000 | 54 | 95.2% |
| 2026 to September 29 | 5 | $301,111 | $210,000 to $335,000 | 157 | 95.7% |
The pattern is a $350,000 neighborhood in 2022 and 2023, a silent 2024, and a reset to about $300,000 in 2025 and 2026 with a wide spread. The 2026 sales run from $210,000 to $335,000, a $125,000 gap between the lowest and highest, and the next section shows that the gap is mostly plan and condition, not the calendar.
Villas of Fountain Lakes has 49 units in nine buildings inside gated Fountain Lakes, a 2026 budget of $2,126 per unit per quarter, and on September 29, 2026 exactly one flat for sale, asking $385,000 after 176 days. In a neighborhood where 10 flats closed in 24 months at a $299,556 median, the seller who prices to the recent closings and starts the association's approval early is the one who closes.
Selling a Villas of Fountain Lakes condo? Get a free Villas of Fountain Lakes home valuation or Call Jesse direct at (239) 898-6072. You can also see how a Villas flat is valued from its own sales.
Buying at Villas of Fountain Lakes? Call Marc at (239) 287-5873 and read how we represent buyers, or start with our Villas of Fountain Lakes buyer guide.
The county's qualified recorded sales reach back further than the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales and are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $273,056 |
| 2025 | 4 | $284,000 |
| 2023 | 3 | $350,000 |
| 2022 | 3 | $349,000 |
| 2021 | 4 | $216,000 |
| 2020 | 4 | $217,500 |
| 2019 | 6 | $185,000 |
| 2018 | 3 | $194,000 |
| 2017 | 6 | $192,500 |
Since September 29, 2025 the county file shows 4 qualified sales at a median of $273,056 (the mean of $245,000 and $301,111), through the file's end on July 29, 2026. The county holds 69 qualified sales in all on file for the 49 parcels, from 1989 to 2026, and none in 2024. The step from a $216,000 median in 2021 to $349,000 in 2022 is a 62 percent rise in one year, and the move from $350,000 in 2023 to $273,056 in 2026 is a 22 percent fall. Small counts move medians, so we describe the direction, not a precise rate.
The MLS Sub field does not separate this neighborhood from the rest of Fountain Lakes, so we built the list two ways. Twelve closings carry this neighborhood's own label, Villas at Fountain Lakes. Four more were filed under the generic Fountain Lakes label and we placed them here because each matches a Lee County qualified sale of one of the 49 parcels at the same price within 45 days. Six closings in the shared Fountain Lakes pool after the county file ends on July 29, 2026 could not be placed by that match, so any Villas sale filed under another label after that date is missing here. The one August 2026 closing shown carries this neighborhood's own label.
The Villas of Fountain Lakes sales that matter most to your price are the ones of your own plan size in the last 24 months, read against how long each waited and how far it sold below its final list. The county splits recorded sales by heated area, so plan effects show even where the MLS is inconsistent.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
In 2025 and 2026 to July 29 the county recorded 8 qualified sales: one 967 square foot unit at $315,000; four 1,053 square foot units at $245,000, $298,000, $301,111 and $425,000 (a median of $299,556, the mean of $298,000 and $301,111); and three 1,286 square foot units at $210,000, $225,000 and $270,000 (a median of $225,000). These are tiny samples, but they point one way: the three-bedroom 1,286 square foot unit has sold for less than the smaller two-bedroom, two-bath 1,053 square foot unit. We read that as a condition, floor and position effect we cannot see in public records, not a rule, and it is why we price each flat against its own comparable sales.
This is a public-record sale. A two-bedroom, two-bath, 1,053 square foot flat closed in February 2026 at $301,111 after 5 days on market, against a final list of $309,900, which is 97.2 percent of list. Three facts stand out. It was the only 2026 sale under 50 days. It closed about 23 percent above the $245,000 that a flat the MLS lists at 1,050 square feet (1,053 on the roll) fetched in March 2026 after 333 days on market at a $274,888 final list. And it shows that the final list price alone does not explain speed: the March flat's final list of $274,888 was below the February flat's $309,900, yet it waited 333 days, so condition, position and the history of reductions, which the public record does not show, carry weight.
For the buyer of that flat, the price did not show the costs at closing: a $2,500 capital contribution to the master association and the association's application fee, then $2,126 a quarter in condominium dues, about 2.8 percent of that price every year before property tax and the owner's own insurance (our arithmetic on the association's 2026 budget).
Five of the 10 closings in the last 24 months took 54 days or fewer (5, 32, 51, 53 and 54 days) and five took 108 days or longer (108, 157, 186, 333 and 474). The fast five sold at a median of 97.2% of final list price and the slow five at 93.4%. Four of the six 2022 and 2023 sales took 14 days or fewer, so the neighborhood has moved from a fast market to a two-speed one, and the seller who prices with the fast half is the one who closes.
One row needs a caution. The May 2025 sale at $335,000 is filed under this neighborhood's label with 1,115 square feet, but the county shows no recorded sale of one of these 49 parcels at that price, and the roll has no unit of that size here. A same-price May 2025 sale appears in the file for The Villas at Timber Lakes, whose units are 1,092 to 1,115 square feet. We keep the row because our facts file keeps every row carrying the neighborhood's own label. Without it the 24-month window would be 9 closings at a $298,000 median, so the conclusion does not change. Separately, the MLS living areas of 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353 square feet do not appear on the roll, which has only 967, 1,053 and 1,286, so we treat MLS price-per-square-foot medians for this neighborhood as soft.
Villas of Fountain Lakes is the smallest of the seven Fountain Lakes neighborhoods with their own page, at 49 condominium units built 1989 to 1991, with a $301,111 median on 5 MLS closings in 12 months, a $2,126 quarterly budget and a price band above The Greens and well below the single-family neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
The seven hold 667 of the 750 residential parcels the county roll places in Fountain Lakes. Medians on the right are 12-month figures from our facts files and carry their own count, because MLS labels hide some sales and the roster counts differ.
| Neighborhood | Units (2026 roll) | Regime | Built (roll) | 12-month median (n) |
|---|---|---|---|---|
| The Greens at Fountain Lakes | 143 | Condominium | 1988 | $185,000 (9) |
| Forest Ridge | 135, tract mapping inferred | Homeowners' association | 1994 to 1999 | $440,000 (5) |
| Sunrise at Fountain Lakes | 128 | Homeowners' association | 1988 to 2003 | $457,500 (4) |
| Lakeside at Fountain Lakes | 86 | Homeowners' association | 1990 to 2004 | $454,000 (3) |
| Forest Ridge Shores | 64 | Regime unresolved | 2000 to 2002 | $522,500 (5) |
| The Villas at Timber Lakes | 62 | Condominium | 1994 to 1996 | $335,000 (3) |
| Villas of Fountain Lakes | 49 | Condominium | 1989 to 1991 | $301,111 (5) |
The Greens at Fountain Lakes is the largest neighborhood, with 143 low-rise condominium units of 683 to 980 heated square feet built in 1988 and a 12-month median of $185,000 on 9 closings, against $301,111 on 5 for the Villas. Your buyer is choosing a garage flat with a larger floor plan for roughly $116,000 more at the median, and your listing should say what that premium buys.
Forest Ridge, Sunrise and Lakeside are homeowners' association neighborhoods of detached homes with 12-month medians of $440,000 to $457,500, about $139,000 to $156,000 above the Villas. A buyer who wants a detached home pays that premium, and a buyer who does not pays Villas dues and gets exterior maintenance. That is the trade your listing has to make in the first two lines.
Choose Villas of Fountain Lakes for larger three-bedroom options, a private pool and a lower median price, at $299,556 on 10 MLS closings in 24 months; a buyer will compare it with The Villas at Timber Lakes for newer 1994 to 1996 two-bedroom flats, faster sales and lower published dues, at a $329,000 median on 6 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both neighborhoods sit behind the same gates, share the master association and the same manager, and are condominiums under Chapter 718. The Timber Lakes dues figure is from its 2024 sale packet, the year we read, so the dues gap is indicative and each neighborhood's current estoppel would settle it.
| Factor | Villas of Fountain Lakes | The Villas at Timber Lakes |
|---|---|---|
| Residential parcels (2026 roll) | 49 | 62 |
| Built (roll) | 1989 to 1991, median 1991 | 1994 to 1996, median 1996 |
| Bedrooms (roll) | 2 on 33, 3 on 16 | 2 on all 62 |
| Heated area (roll) | 967 to 1,286, median 1,053 | 1,092 to 1,115, median 1,094 |
| Quarterly dues | $2,126 (2026 budget) | $1,250 (2024 budget) |
| Annual dues | $8,504 | $5,000 |
| Master capital contribution | $2,500 | $2,500 (2024 packet) |
| Lease rule | Minimum one month, four a year | Minimum 28 days or one per month, four a year, no pets in leased units (2024 packet) |
| MLS, 12 months | 5 closings, $301,111 median (small sample) | 3 closings, $335,000 median (small sample) |
| MLS, 24 months | 10, $299,556 | 6, $329,000 (small sample) |
| MLS, 60 months | 16, $330,000 | 16, $335,000 |
| Median $ per MLS sq ft, 24 months | $281.08 | $296.48 |
| Median days on market, 24 months | 81 | 26.5 |
| Median sold-to-list, 24 months | 95.5% | 95.9% |
| Active listings, Sep 29, 2026 | 1 at $385,000 (1,053 sq ft) | 0 |
| County qualified sales since Sep 29, 2025 | 4, $273,056 median | 4, $340,000 median |
One $335,000 May 2025 closing appears in both neighborhoods' MLS lists, as explained in the market section above.
Your buyer will hold your flat against a newer building with a faster record. The Villas' 2026 dues of $8,504 a year are $3,504 above the $5,000 a year in the Timber Lakes 2024 budget, a different year. The Villas' 24-month median price is $29,444 lower ($299,556 against $329,000), so a buyer who saves that at purchase would be behind after about 8 years of the higher dues (our arithmetic). Timber Lakes' median days on market over 24 months is 26.5 against 81 here, and its sold-to-list ratio is about the same.
Three-bedroom units (16 of 49 on the roll), a range of three sizes, an association pool, spa and screen room, water, sewer, irrigation and trash inside the dues, and a two-vehicle rule that counts golf carts. Timber Lakes' units are all two-bedroom flats between 1,092 and 1,115 square feet. Lead your listing with the third bedroom, the garage and the private pool if your flat has them, and be ready to show the dues line by line.
We price a Villas of Fountain Lakes condo by placing it on its own plan's ladder of closed sales, adjusting for condition, floor and position, and setting an ask that fits the fast half of the record. The 24-month median of $299,556 is where the conversation starts, not where it ends.
The county roll gives every unit a heated area, and it carries only 967, 1,053 and 1,286 square feet. MLS listings here have used 1,050, 1,115, 1,138, 1,153, 1,200 and 1,353, which the roll does not carry, and one $425,000 April 2025 sale is listed at 1,353 in the MLS and recorded by the county at 1,053. We state your size from the roll, confirm it against the association's plans or a measured survey, and prepare a one-line explanation for any different figure a buyer's agent finds.
The comparables are your plan's closings in the last 24 months, MLS and county side by side. For a 1,053 square foot flat that is the county's four 2025 and 2026 sales at $245,000, $298,000, $301,111 and $425,000. For a 1,286 square foot unit it is $210,000, $225,000 and $270,000. For the 967 square foot plan there is one recorded sale, $315,000 in January 2026, so a single comparable carries the plan and we say so plainly.
Public records cannot see condition, so we walk the flat. In early 2026 two flats of the same recorded size closed at $245,000 and $301,111, a gap of $56,111 that the records cannot explain. We look at the kitchen and baths, the air conditioning and water heater dates, whether the flat is ground level or upstairs, where it sits against the pool, the garage and the driveway, and whether a lease is in place. The rules describe single-story and two-story units, so floor level is a real variable here.
The five closings that took 54 days or fewer sold at a median of 97.2% of final list price, and the five that took 108 days or longer sold at 93.4%. We use that pattern to set an ask that a buyer sees as fair on day one, because the first weeks of a listing are the only weeks that carry full attention. The listing that has waited 176 days at $385,000 is the counter-example.
Sold-to-list here is measured against the final list price, so it hides earlier reductions. We agree a review date with you before we list, compare showings and feedback with the closed sales, and reprice toward the record if the market says the ask is high. A flat that has sat for 150 days is usually priced against the wrong rung, not facing a bad market.
Suppose a 1,053 square foot flat in good condition, ground level, with a garage and no lease. The four county comparables have a median of $299,556 and a spread from $245,000 to $425,000, and the most recent, February 2026 at $301,111, closed in 5 days. We would open the conversation near that band, ask what in the flat justifies any premium, and price to the fast half. The number for your own flat comes from a walk-through, not from a page, so request a free valuation or call Jesse direct at (239) 898-6072.
We market a Villas of Fountain Lakes condo to the buyers who actually buy here by leading with the garage, the private pool, the third bedroom where it exists and the utilities inside the dues, backing every claim with a document, and arranging gate access for every showing. Marketing here is documents first and photographs second.
We assemble the association's 2026 sale packet with its budget and reserve schedule, the rules dated June 2023, the lease and pet rules, the roof date and permit, the air conditioning and water heater dates, and any architectural approvals for changes you made. A buyer's agent who can answer the fee, roof and rental questions in one email writes an offer faster than one who has to chase the manager.
Professional photography, and aerial or video where a shot adds something. The exterior shots are of the building and driveway, the pool, spa and screen room, and the entrance to Fountain Lakes; interiors are photographed for condition and light. We make no lake, golf or preserve view claim without an address in hand, because the neighborhood is not named for a lake or the course and the public record carries no view field.
State what the record supports: an attached garage with the driveway in front of it, a shared pool, spa and screen room, water, sewer, irrigation, common area lighting and trash inside the quarterly dues, exterior and roof maintenance by the association, and a gated community with a private nine-hole par-3 course. Fair housing law governs how homes are advertised, so we describe the property, never the people who might live in it, and we keep age, family status and similar words out of the copy.
Fountain Lakes is gated. A barcode on the vehicle is required for entry, the main entrance at Fountain Lakes Boulevard and US-41 has a call box for guests, and the gate at West Tree Road and Williams Road is for residents only. Monitors are on duty from 7 a.m. to 9 p.m. We arrange guest access for showings and coordinate any open house with the manager and the gate, and the rules restrict signs on the condominium property without architectural approval.
Our qualified-buyer database and our relationships with buyer agents across Estero and Bonita Springs reach the seasonal buyer who wants a lock-and-leave base, the buyer comparing a garage condo with a detached home in a gated golf community, and the investor weighing the four-lease-a-year cap. We read those uses off the price, size and rules of the flats, and we describe the property, not the person.
We negotiate a Villas of Fountain Lakes contract as Top 1% Real Estate Agents Nationally Since 2008, protecting the calendar first and the price second: the offer must fit the association's 20-day filing lead and 30-day processing window, and the price is anchored to the closings on this page.
The first question about any offer is whether the closing date leaves room for the buyer's approval. An offer with a 30-day closing and an application filed in week three is a risk to you, and we say so before you sign. We write the approval into the contract with a deadline and a plain statement of what happens if it is delayed or denied.
The MLS record gives us a factual reply. Nine of the 10 closings in the last 24 months sold below their final list price, at a median of 95.5%, so a buyer who offers 4 to 5 percent under a fair ask is offering what this market has usually settled at. An offer far below the recent closings for your plan is a different conversation, and we answer it with the sales.
Expect a buyer to ask for the roof's replacement date, permit and warranty, because the association's 2026 reserve schedule implies a roof about six years old (our arithmetic on a 21-year life with 15 years remaining). Expect an insurance quote request that asks about the master policy and wind mitigation. Having those answers in the file turns a negotiation point into a checked box.
Since the NAR settlement took effect on August 17, 2024, offers of compensation to a buyer's agent can no longer be advertised on the MLS, commissions are negotiable and buyers sign a written agreement with their agent before touring. Whether you offer any buyer-side contribution is your decision, made off the MLS, and buyer concessions such as help with closing costs can still be listed. We model both cases with you before you choose.
A Villas buyer brings a $2,500 one-time capital contribution to the master association and an application fee of $150 on the 2026 form ($100 in the association's Q&A), on top of the lender and title costs. That is cash a buyer must find before the negotiation is over, and we price and time the deal knowing it.
Selling a Villas of Fountain Lakes condo in Lee County customarily costs the seller deed documentary stamps at $0.70 per $100, the owner's title policy, the association estoppel and a negotiated commission, with the contract controlling. On a $300,000 sale the stamps are $2,100, the promulgated owner's policy is about $1,575 and a standard estoppel is up to $299.
Florida law does not assign closing costs, so custom and the contract decide. In Lee County the seller customarily pays deed documentary stamps and the owner's title policy and usually selects the closing agent, the seller pays the association estoppel, and the buyer pays to record the deed and the costs of any new mortgage. Nothing here is a rule, and the executed contract controls.
The lines below use the state's fixed rates and statutory caps for the fixed items, and labelled examples for negotiated items. Your actual figures depend on your contract, your title company and the closing date. This is an illustration at a round price, not a forecast for your flat.
| Line | Basis | Illustration at $300,000 |
|---|---|---|
| Deed documentary stamps | $0.70 per $100, statute | $2,100 |
| Owner's title policy | Promulgated premium, Lee County seller custom | about $1,575 |
| Association estoppel | Statutory cap for a current account | up to $299 |
| Subtotal of the three fixed lines | about $3,974 | |
| Listing commission | Negotiated, example of 2.75 percent | $8,250 |
| Buyer-side contribution, if you offer one | Negotiated, off the MLS, example of 2.5 percent | $7,500 |
| Title search and closing fee | Varies by company, commonly $500 to $1,500 for the closing fee | estimate |
| Municipal lien search | Varies, commonly $100 to $250 | estimate |
| Property tax proration | Credit to buyer for your days of ownership | depends on the bill |
| Mortgage payoff, if any | Balance and per-diem interest | your loan |
With the commission example and no buyer-side contribution, the fixed lines plus commission come to $12,224, about 4.1 percent of $300,000. With a 2.5 percent buyer-side contribution they come to $19,724, about 6.6 percent, before the variable lines. Both are before any mortgage payoff.
A condominium estoppel certificate states what you owe the association. Florida caps a standard estoppel for a current account at $299, with an added $119 for delivery within three business days and $179 if the account is delinquent, and the certificate is valid for 30 days. Section 718.116 governs it. We request it at listing, not at contract, so the number and any assessment are known before a buyer asks.
Florida property tax is billed in arrears on a calendar year, so at closing you credit the buyer for your days of ownership. We quote no Villas tax figure because it depends on the Lee County assessment, exemptions and the year's millage, and the Lee County Tax Collector's bill for your unit shows the number.
A Villas of Fountain Lakes seller owes the buyer, at the seller's expense, the section 718.503 condominium document package, a conspicuous contract clause about the buyer's cancellation right, the property tax disclosure summary and any known material defects. The homeowners' association summary in section 720.401 does not apply to a Chapter 718 association.
Under Chapter 718, a buyer who has entered a contract for a condominium resale is entitled, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report and the Frequently Asked Questions and Answers document. The buyer must also receive the Division of Condominiums governance form. We order all of it at listing.
Every resale contract must carry a clause in conspicuous type saying either that the buyer received those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the buyer may cancel by written notice within 7 days, excluding those days, after signing and receiving them. A waiver has no effect, the buyer may extend the closing by up to 7 days, and the right ends at closing. A contract that does not conform is voidable by the buyer before closing. The Florida Realtors and Florida Bar contract forms carry this language, and we check that yours does.
For contracts entered after December 31, 2024, the statute also requires a conspicuous statement about whether the association is required to have a milestone inspection or a structural integrity reserve study, and whether it has completed one. The milestone and reserve-study rules apply to buildings of three or more habitable stories. The Villas' rules describe single-story and two-story units, which suggests the buildings fall below that line, but we have not confirmed a story count, so we ask the association for a written statement and put it in your file before a buyer's attorney has to ask.
Section 689.261 requires a property tax disclosure summary for a residential buyer at or before signing, warning that the seller's current taxes are not a reliable guide to the buyer's. Separately, under Johnson v. Davis, a Florida seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty. We help you complete the Florida Realtors seller's disclosure accurately, including the roof, water intrusion and any past claim you know of.
Section 720.401 requires a disclosure summary before contract in a mandatory homeowners' association, and it says it does not apply to associations regulated under Chapter 718. Villas of Fountain Lakes is a Chapter 718 condominium on the state register, the association's corporate name and its own packet, so that summary is not your duty; the 718.503 package is. Sellers in Fountain Lakes' homeowners' association neighborhoods have the reverse duty. This is information, not legal advice, and your closing agent or attorney has the last word on which documents your contract needs.
A buyer of a Villas of Fountain Lakes condo pays a $2,126 quarterly condominium assessment that includes a $370 master pass-through, a one-time $2,500 master capital contribution at closing, a $150 application fee on the 2026 form, Lee County property tax and the owner's own insurance. Your buyer runs these numbers before making an offer.
The association's budget covers January 1 to December 31, 2026 for 49 units. Revenue is $339,701.20 in regular assessments plus $76,995.00 in reserve assessments, $416,696.20 in all, which is $2,126.00 per unit per quarter, due on the first day of January, April, July and October. The 2025 budget shows the same $2,126, so dues did not change, although $1,350 shifted from the operating line to the reserve line.
Per unit per quarter the budget allocates $392.83 to reserves, $375.00 to insurance, $370.00 to the master association, $367.86 to utilities, $364.29 to grounds and pool contracts and repairs, $161.74 to building maintenance and $111.39 to the remaining administrative lines. The association's Q&A lists water, sewer, irrigation, common area lighting and trash removal as included, per the association's 2026 sale packet.
The master pass-through is $72,520 in 2026, $370 per unit per quarter, against $68,600 in 2025 at $350 (our arithmetic across 49 units). The master increase of $3,920 is exactly the amount by which the 2026 expense total of $420,616 exceeds the $416,696 of revenue, so the budget as adopted spends about 0.9 percent more than it collects. The packet does not say how the gap is covered, and the year-end financials would. Expect a careful buyer to ask.
At the 24-month median of $299,556 the $8,504 annual assessment is about 2.8 percent of the price every year. At the $210,000 May 2026 sale it is about 4.0 percent, and at the current $385,000 ask about 2.2 percent, all before Lee County property tax and the owner's HO-6 policy. That is the number your buyer will weigh against a detached home in a neighborhood with lower dues.
Reserves, the roof and the flood zone affect a Villas of Fountain Lakes sale because buyers and insurers ask about them first. The 2026 schedule shows about 26 percent of replacement cost funded and a roof implied to date from around 2020, and FEMA maps Zone X at the three street points we checked.
The 2026 reserve schedule estimates $1,079,252 to replace roofs, paint, pavement, pool equipment and other capital items, with $282,083 in the fund on January 1, 2026, or about 26 percent. The roof is estimated at $747,685 with a 21-year life, 15 years remaining and $124,368 set aside, about 17 percent of its cost against roughly 29 percent of its life elapsed (our arithmetic). Painting is about 86 percent funded ($62,585 of $72,432), pool and spa equipment has one year remaining and $13,654 of $26,265 saved, and pavement has $9,500 of $78,030 saved. The 2026 reserve contribution of $76,995 equals the schedule's own full-funding figure for the year.
A reserve schedule is the association's own estimate, not an engineering report, and a percentage below 100 is normal for a roof that is not due for 15 years. We present the schedule with the roof date and permit, the pool and spa resurfacing dates (pool 2021, spa 2018), and the association's statement that a special assessment may occur only for projects that were not budgeted. We found no published record of a Villas special assessment, and the estoppel is the document that states any assessment levied or pending.
At points we geocoded on Cinnamon Lane, Sundancer Court and Tallwood Court, the FEMA flood map shows shaded Zone X, the 0.2 percent annual chance flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. That is a reading at three points, not a survey, and one Zone AE polygon sits within about a third of a mile, so we print the map result for your unit's address and let the buyer's insurance agent confirm it. A lender does not require flood insurance on a shaded Zone X reading alone, though a lender or insurer may, and any owner can buy it.
Fountain Lakes is inland, roughly four to five miles from the Gulf, so a Villas unit's storm exposure is mostly wind and rain. We hold no Villas-specific damage or claims record and do not say the neighborhood was undamaged. The association's master policy carries the buildings, budgeted at $73,500 for 2026, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. A current wind mitigation inspection on the state's uniform form can help a buyer's insurance quote, so we suggest it for a flat with recent roof or window work.
The Villas of Fountain Lakes rules that affect a sale are the buyer's approval, the one-month minimum lease with a four-a-year cap, the two-pet and two-vehicle limits, the architectural review of changes and the fact that the neighborhood is not a 55-plus community. Whichever set of rules is stricter controls.
Renting is allowed for a minimum of one month and no more than four times a year, with a lease application at least 15 days ahead, a $150 fee and a background check on each tenant over 18. When a unit is rented the owner gives up amenity use. The master association prohibits stays under 30 days, so vacation rentals are out. A buyer who wants an investment needs to know the cap before making an offer, and a flat with a tenant in place sells subject to the lease.
Each unit may have no more than two dogs, or two cats, or one of each, plus up to two small domestic birds and tropical fish, and pit bulls are prohibited. Each unit is limited to two vehicles, counting motorcycles and golf carts, unless the board approves a third, and each unit has exclusive use of its garage and the driveway in front of it. A buyer with a boat, a trailer or two cars and a golf cart needs to read that rule first.
Written approval from the Villas architectural review committee is required for changes to a unit's common area, garages and lanais, walls, landscaping, patios, awnings, antennas, hurricane shutters and skylights, and some changes need the master committee too. If you changed any of those, the approvals belong in your listing file. Unapproved work is a question a buyer's attorney will ask.
The association's own rules say the neighborhood is not a 55-and-older community as defined by Florida and federal law. That is a legal fact about the property. We market the flat to any qualified buyer, and we keep age and family-status language out of the listing.
A Villas of Fountain Lakes condo has taken a median of 81 days on the market over the last 24 months and 157 days over the last 12, from 5 to 474 days, then needs up to 30 days for the buyer's association approval. The fastest sales closed nearest their final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A realistic Villas sale runs in five steps. Before listing, we order the estoppel and assemble the document file. Day one is the launch with photography, gate access and the packet in hand. At contract, we hand the buyer the purchase application and the 718.503 package the same day. From contract to closing, the buyer's application is filed in the first week, the 20-day filing lead and up to 30 days of processing run alongside the inspection, financing and insurance steps, and the closing date leaves the slack the approval needs. At closing, the buyer pays the $2,500 capital contribution and the deed goes to the association within ten days.
In 2026 to September 29, one of the five closings took 5 days and the other four took 53, 157, 333 and 474. In 2025 the median was 54 days, and in 2022 it was 10. Days on market vary widely here and the public record does not show why; our reading is that the ask, condition and position matter more than the season, which is why we set the ask against the fast half of the record.
Fountain Lakes has a seasonal calendar, and the master association's activity calendar is fullest in the winter season. Our data shows the five 2026 closings spread from January to August, so we do not claim a month that sells best. We do suggest that a flat photographed and documented before the new year meets the winter buyers on its first tour, and we start the association's approval clock the day a contract is signed either way.
Prepare a Villas of Fountain Lakes condo for sale by ordering the estoppel, collecting the association documents and the roof date, confirming your plan size from the roll, checking any changes against the architectural approvals and making the flat show its garage, its light and its condition. Most of the preparation is paperwork.
The list is short. The declaration, articles, bylaws and rules dated June 2023; the current budget and reserve schedule; the year-end financial statement; the most recent board minutes; the insurance summary; a milestone or reserve study statement or a written note that none applies; and the estoppel. The association's sale packet points owners to a document portal, and we request each item at listing.
Service the air conditioning and keep the record, note the water heater date, clean and clear the garage because it is a selling feature, and repair anything a buyer's inspector would list. If you have a lease in place, we plan showings around the tenant and confirm the lease count for the calendar year, since the cap is four. Updates need architectural approval, so check before you start.
We agree the ask with you before the photographs are taken, because a reset after launch costs more than a right start. If you are unsure whether to renovate first, remember that the MLS record does not tag renovation, so we cannot measure its return here. Condition explains part of the $56,111 gap between two flats of the same recorded size in early 2026, so we look at your flat before advising.
Your Villas of Fountain Lakes listing should say what the records support: a garage flat with a private pool, spa and screen room, utilities inside the dues, exterior and roof care by the association, and a gated community with a par-3 golf course, tennis, pickleball, bocce and shuffleboard. It should not say what the records do not.
The neighborhood's own pool, spa and screen room belong to owners, tenants and guests, and the Fountain Lakes master association adds a private nine-hole par-3 golf course, two pools, a key-fob fitness room, a library and billiards room, tennis and pickleball courts, bocce and shuffleboard and a community activity center. The master calendar lists golf leagues, water aerobics, card groups and more. These come with ownership through the master assessment inside the dues, and there is no separate club membership to sell.
Villas of Fountain Lakes sits about a third of a mile north of the community's main entrance by our geocode, across US-41 from Coconut Point. Approximate off-peak drive times from the main entrance are 6 to 8 minutes to Coconut Point, 5 to 7 minutes to I-75 at Corkscrew Road, 12 to 15 minutes to Florida Gulf Coast University, 20 to 24 minutes to Southwest Florida International Airport and 15 to 25 minutes to Bonita Beach and Lovers Key, according to our earlier community research.
Do not claim a lake, golf or preserve view for a flat without checking its address, do not describe the roof as new unless the permit supports it, do not call the neighborhood a homeowners' association, and do not describe the people who live here. The listing sells the property and its documents.
The MLS record teaches a Villas of Fountain Lakes seller three things: the same size of flat can close 23 percent apart in the same quarter, the final list price alone does not explain the speed, and a listing that waits a year collects reductions that buyers can see. Each lesson comes from sales listed above.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The February 2026 sale of a 1,053 square foot flat at $301,111 in 5 days and the March 2026 sale of a flat the MLS lists at 1,050 square feet at $245,000 after 333 days at a $274,888 final list are one month apart and about 23 percent apart in price. The flat that sold at $245,000 had a lower final list price than the flat that sold in five days ($274,888 against $309,900), so the difference is not the final ask. The record cannot show the original ask, the reductions or the condition. The lesson is that a walk-through explains what the public record cannot.
The January 2026 sale of a 967 square foot unit closed at $315,000 against a $309,900 final list, 101.6 percent of list, in 53 days. It is the only sale in the 16-closing record above its final list price apart from the April 2022 sale at 100.2 percent. The roll shows one recorded sale for this plan, so we treat it as an example of condition and pricing meeting a ready buyer, not as a rule for the plan.
The May 2026 sale at $210,000 took 474 days at a $224,900 final list, and it is the lowest price in the record since 2022. A flat that waits that long often collects reductions, and each reduction announces itself to buyers. We would rather set the right ask at launch than earn it back through a year of reductions.
The April 2025 sale at $425,000, listed at 1,353 square feet in the MLS and recorded by the county at 1,053, is the highest price in the last 24 months and took 186 days at a $429,900 final list. It shows a buyer will pay a premium for the right flat, and it shows that the premium took six months to find. Whether a flat can carry a premium is a question we answer by walking it.
You get a free Villas of Fountain Lakes home valuation by starting the form on this page or calling Jesse direct at (239) 898-6072. We answer with the closings that fit your unit, not an automated number: the same plan size, adjusted for floor, garage position, condition, updates and any lease in place.
The valuation form on this page sends your request straight to Jesse and Marc, and the Villas of Fountain Lakes home valuation guide explains in detail how we read a flat before we give a number. With about five sales a year, a written comparison built by hand is the only kind that means something, and it costs you nothing. If you would rather talk first, call (239) 898-6072, text or call, and confidential conversations are welcome. Use the valuation form on this page whenever you are ready.
Villas of 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 49-unit condominium rewards a plan-by-plan price and an association approval started early. In the last 24 months, the same recorded size of flat closed $56,111 apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for the best Villas of Fountain Lakes listing agent, or thinking, "I need someone to sell my Villas of Fountain Lakes home," here is the short version of everything above. We place your flat on its own plan's ladder of closed sales. We build the document file (estoppel, sale packet, roof date, approvals) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the buyer's approval and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the county's recorded sales. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Villas of Fountain Lakes buyer guide, and see how we represent buyers.
List before the new year if you can. The master association's calendar is fullest in the winter season, and a flat that is photographed, documented and live by early January meets the first winter buyers on the first tour. Our data does not show a best month, because the five 2026 closings ran from January to August, so the real advantage is starting the approval clock early.
MLS figures here are soft because the listed areas do not always match the roll, but the 24-month median is $281.08 per square foot of MLS living area. In total dollars a detached Fountain Lakes home sells for far more, with 12-month medians of $440,000 to $457,500 in the single-family neighborhoods. A garage, a third bedroom or a quiet position is how a flat closes the gap.
Read the closed sales for your plan, then compare your list price with them. The March 2026 sale waited 333 days, the May 2026 sale 474, and the one active flat has waited 176 at $385,000. Reset toward the record, complete the document file and refresh the photos before you assume the market is the problem.
We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and the estoppel states what you owe the association, so ordering at listing starts the buyer's review on day one. The section 718.503 text lists each document.
Yes. An estate, a health change or a tenant in place is sometimes better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
McGreevy and Comisar is a top-reviewed Villas of 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.
★★★★★ "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
In a neighborhood where one flat closed at $301,111 in five days and another at $245,000 after 333, pricing is the whole conversation, and we make our recommendation from the closed sales.
★★★★★ "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
Many condominium owners here are seasonal or live out of state. We coordinate the flat on site, the gate access, the association paperwork and the closing so that you do not have to travel.
★★★★★ "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 Villas sale has several moving parts after the contract: the buyer's application, the estoppel, the insurance quote and the closing. Follow through is where the deal is won.
Villas of Fountain Lakes specialists matter because the facts that decide a sale here live in documents, not a listing feed: a Chapter 718 condominium, a buyer approval of up to 30 days, a master capital contribution, a lease cap, architectural review, a reserve schedule and three plan sizes that do not price by square footage.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in the Villas means the plan-by-plan comparison, the estoppel and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, gate access, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a 1,286 square foot three-bedroom flat off the size of the unit, hand the buyer a homeowners' association summary when the neighborhood is a condominium, wait until contract to order the estoppel, list a rental-friendly pitch without the one-month minimum and four-lease limit, quote the MLS square footage when the roll says otherwise, or forget the $2,500 capital contribution. None of those mistakes is exotic, and each one costs a seller time or money.
Every neighborhood sells differently, and we publish a guide for each one we cover, as Top 1% Real Estate Agents Nationally Since 2008 who read the record before we advise. If you own in more than one, see our guides to selling a home in Estero and the wider Estero community hub. The neighbor a Villas buyer compares most often is covered in our Villas at Timber Lakes neighborhood guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Villas of Fountain Lakes, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers.
Villas of Fountain Lakes sellers often buy again in Southwest Florida, sometimes upsizing to a detached home inside the same gates or moving to a newer condominium. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home, according to section 193.155 and the Department of Revenue's portability guide. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it, and we are not tax advisors, so confirm the details with yours.
Some owners move from a Villas flat to a detached home in Forest Ridge, Sunrise or Lakeside for more space, or to a smaller Greens flat. Both sales and purchases run through the same master association and the same manager, which makes a same-community move simpler to coordinate than it sounds. Our Fountain Lakes community guide covers the other neighborhoods.
If your next home is a newer villa or a single-family house elsewhere in Estero, call Marc at (239) 287-5873 and read our Villas of Fountain Lakes buyer guide for the contract, approval and inspection steps that also apply to any condominium purchase.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers.
These are the questions sellers ask most about selling a Villas of Fountain Lakes condo in Estero, answered from the recent closings and the public record. Each answer names Villas of Fountain Lakes. For a number on your own flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $299,556 (n = 10) and adjust for plan size, condition, position and asking history. The 12-month median is $301,111 (n = 5). For a number on your own flat, use the free home valuation or call Jesse direct at (239) 898-6072.
In 2026 to September 29, five flats closed: $210,000, $245,000, $301,111, $315,000 and $335,000. The lowest was May and the highest was August. The county's recorded 2026 sales run from $210,000 to $315,000 through July 29.
The MLS recorded 5 closings in the last 12 months, 10 in 24 months and 16 in 60 months, with none in 2024. The county's file shows 4 qualified sales since September 29, 2025. With that few sales, every closing matters to your price.
The 24-month median is 81 days and the 12-month median is 157 days, with a range of 5 to 474 days in 24 months. After a contract, the buyer's association approval can take up to 30 days. The fastest sales in the record sold nearest their final list price.
Only if the flat gives a buyer a reason. The last 1,053 square foot sale closed at $301,111 in five days, and the flat asking $385,000 has waited 176 days. We price to the closings for your plan and ask what in the flat justifies a premium.
We cannot see it in public records. The county's 2025 and 2026 sales put three 1,286 square foot units at $210,000, $225,000 and $270,000 against a $299,556 median for four 1,053 square foot units. Our reading is that floor, position, condition and finishes explain part of it and that buyers in this price band weigh the dues heavily.
Not the way you would expect. The larger three-bedroom unit sold for less than the smaller two-bedroom in recent county sales, and the MLS sizes do not always match the roll. Both are small samples, so we price each unit against its own comparable sales.
The MLS does not tag renovation, so we cannot measure it here. Our reading is that condition explains part of the $56,111 gap between two flats of the same recorded size that closed at $245,000 and $301,111 in early 2026. Updates need architectural approval, so check before you start.
Your buyer does. The purchase application goes to the manager at least 20 days before the sale date and may take up to 30 days, and it carries a $150 fee on the 2026 form and a background check. Build that time into the contract.
Give the buyer the purchase packet at contract signing, ask them to file the same week, keep the closing date at least 30 days out, and agree in the contract what happens if approval is delayed or denied. We run that calendar on every Villas listing.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary or reserve study statement as applicable, and the Frequently Asked Questions and Answers document, at your expense, under section 718.503. The buyer also receives the state's governance form.
No. That summary applies to mandatory homeowners' associations and says it does not apply to associations under Chapter 718. Villas of Fountain Lakes is a Chapter 718 condominium, so your duty is the section 718.503 package. Your closing agent or attorney confirms which documents your contract needs.
For contracts entered after December 31, 2024, the resale contract must carry a conspicuous statement about whether a milestone inspection or reserve study is required and completed. The rules apply to buildings of three or more habitable stories, and the Villas' rules describe single-story and two-story units, so we ask the association for a written statement.
At least one, from the condominium association through Pegasus. The master association's $2,500 capital contribution is collected at closing, so ask the manager whether any master-level certificate or account statement is also required, and confirm the requests are placed when the contract is signed.
Florida caps a standard estoppel for a current account at $299, and in Lee County the seller customarily pays it, though the contract controls. A three-business-day rush adds $119 and a delinquent account adds $179.
The association's purchase packet lists the $2,500 capital contribution, paid to the master association, among the buyer's attachments. The contract controls, and any other charge should be confirmed on the estoppel.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100, the owner's title policy and the estoppel, plus a negotiated commission; the contract controls. At $300,000, stamps are $2,100 and a promulgated owner's policy is about $1,575, before commission and any payoff.
Association dues are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. With quarterly dues of $2,126 due on the first of January, April, July and October, the closing agent prepares the numbers.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want to see the board's notice and the schedule before we set a price. We found no published Villas special assessment.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the buyer still needs the association's approval. Confirm the lease count for the calendar year, since the cap is four.
Compare the net rent against a sale. The association allows leases of a month or more, up to four a year, with a $150 application and background checks, but an owner who leases gives up amenity use. Weigh $8,504 in yearly dues against the rent.
Golf, tennis and the other Fountain Lakes master amenities come with ownership through the master assessment inside the dues, so a buyer of your flat receives them, and a new owner pays the $2,500 capital contribution. There is no equity membership to transfer.
The one active flat has done that at $385,000, which is $83,889 above the $301,111 the last 1,053 square foot sale closed at. A reset toward the recent closings is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your plan. The five 2026 closings sold at a median of 95.7% of the final list, so a final ask about 4 to 5 percent above the price you would accept fits the pattern. The flat listed at $385,000 has waited 176 days.
Use the size the roll supports, 967, 1,053 or 1,286 heated square feet, and be ready to explain any different MLS figure. Several past MLS entries, such as 1,353 for a unit the county records at 1,053, do not match the roll.
Yes. The 2026 reserve schedule implies a roof about six years old, and a buyer will ask. Have the date, permit and warranty ready, and ask the association for the reserve schedule, since a documented roof supports the price.
On price and size: the Villas' 24-month median of $299,556 is $29,444 below The Villas at Timber Lakes at $329,000, with higher dues and slower sales. Buyers who want a third bedroom or a garage flat come to the Villas. We price with both in view.
You can, but you would need to handle the pricing, the association's purchase approval, the estoppel, the gate access and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
Fountain Lakes is gated with barcode entry and a call box at the main gate, and the association's rules restrict signs on the condominium property without architectural approval. We coordinate showings and any open house with the manager and the gate.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the garage, the pool, the included utilities and the gated golf community, because that is what a Villas buyer is buying. We also handle the gate and showing access.
Not reliably. With about five sales a year, one sale moves an automated estimate, and the estimate cannot see plan size, condition, floor or the association paperwork. A sale-by-sale comparison is better, and our Villas of Fountain Lakes valuation guide shows how we build one.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
FEMA maps shaded Zone X at the three street points we checked, outside the special flood hazard area, so a lender does not require flood insurance on that reading alone. One Zone AE polygon sits within about a third of a mile, so we print the map result for your address and let a buyer's insurance agent confirm it.
Not always. The MLS Sub field does not separate this neighborhood, so we placed four closings filed under the generic Fountain Lakes label by matching them to county sales, and six closings after the county file ends on July 29, 2026 could not be placed. The county's recorded sales fill in the earlier history.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Villas flat from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Villas of Fountain Lakes owners and sellers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Villas sale and public record in the neighborhood before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Villas of Fountain Lakes 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. The neighborhood itself is written up in full in our Villas of Fountain Lakes neighborhood guide, and the gates around it in our Fountain Lakes community guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. In the last 12 months we tracked every one of the 5 Villas of Fountain Lakes closings in the Southwest Florida MLS, and we tracked all 16 closings the MLS has recorded here since April 2022.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
The reviews above are the record of how we work: pricing advice from closed sales, follow through after the contract, and a team that answers the phone. Read the full set on the McGreevy and Comisar Google Business Profile.
Selling your Villas of Fountain Lakes home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Villas of Fountain Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Villas of Fountain Lakes seller guide traces to a primary record below: the association's published packets, Florida statutes and state records, Lee County and Village of Estero records, FEMA, NAR and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS. No listing portal or IDX feed is cited.
Villas of Fountain Lakes key documents are published by the association, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Villas of Fountain Lakes 2026 Sale Packet (purchase application, 2026 budget, reserve schedule, Q&A) | The Villas of Fountain Lakes Condominium Association | 2026 | Sale packet, PDF |
| Villas of Fountain Lakes 2026 Lease Packet (lease application and rules) | The Villas of Fountain Lakes Condominium Association | 2026, rules updated June 2023 | Lease packet, PDF |
| Fountain Lakes 2020 Amended and Restated Declaration | Fountain Lakes Community Association | recorded 2020 | Declaration, PDF |
| Fountain Lakes 2020 Amended and Restated Bylaws | Fountain Lakes Community Association | recorded 2020 | Bylaws, PDF |
| Fountain Lakes 2025 Rules and Regulations | Fountain Lakes Community Association | 2025 | Rules, PDF |
| The Villas of Fountain Lakes Condominium Association, Inc. record | Florida Division of Corporations | filed February 3, 1988 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| 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.