Buying a Home in Fontana: Lakefront, Lake Access, Condos and Golf Communities

By Kim and Joel Reyenga, eXp Realty | YourWiscoHome.com

Quick answer: Fontana has more property types than any other community on Geneva Lake. Over the 12 months through August 21, 2026, lake condominiums sold for a median of $625,000 across 31 sales. Lake access homes ran $785,000 across 20 sales. Village homes ran $655,000 across 15 sales. Resort condominium units ran $132,000 across 9 sales. Fontana recorded 1 lakefront sale since January 1, 2025. Village condominium communities are a separate market again, from Abbey Hill at $540,000 to the new Residences of Geneva Lake at $1,675,000. Fontana is also the only place in the region where boat slips are sold as their own real estate.

All figures are trailing 12 months. The 4 regional studies linked below carry the longer record.

Seven ways to buy in Fontana

Type	What you own	T12 median	T12 sales
Lake condominium	A unit, with association water rights	$625,000	31
Lake access	A right to use Geneva Lake	$785,000	20
Village home	A home off the water	$655,000	15
Resort condominium	A hotel or fractional unit	$132,000	9
Village condominium	A unit with no lake rights attached	$540,000 to $1,675,000	10 across communities
Dockominium	A deeded boat slip, no house	$437,500	4
Lakefront	The shoreline itself	See individual sales below	1

Each type has its own deed and its own comparable sales. The regional overview explains what each deed conveys.

51 of the 80 sales came with some form of lake rights. Most communities in the region run the other way, including Delavan and Williams Bay.

Lake condominiums

Lake condominiums are the largest segment here. 31 units sold in the past 12 months at a $625,000 median, down from $682,500 on 26 sales the year before.

Abbey Springs is the largest community by volume. It sold 24 units in the past 12 months at a $676,500 median, down from $740,000 on 19 sales the year before. Gated, with its own amenities.

Other named communities include Abbey Villas, Fontana Club, Country Fairways, Abbey Ridge and Fontana Shores. Most sell too few units in a year to publish a median for each one.

In a lake condominium, the association holds the shoreline and the water rights. Your deed covers the unit plus a share of the common elements.

The declaration, the bylaws, the budget and the slip policy govern what the unit conveys.

Fee amounts are not published here. They change by building and by year. Current figures are available on any specific unit.

Six communities share the Abbey name

Six different communities in Fontana carry the Abbey name:

• Abbey Springs is a gated residential condominium community with golf

• The Abbey Resort is a hotel with resort condominium units

• Abbey Harbor is a marina where boat slips are sold as real estate

• Abbey Hill is a village condominium association with a pool and clubhouse

• Abbey Villas is a residential condominium community

• Abbey Ridge is a residential condominium community

They price about 5 times apart. Over the past 12 months Abbey Springs ran a $676,500 median, Abbey Hill ran $540,000 and resort units at The Abbey ran $132,000.

Abbey Springs

Abbey Springs sits above Geneva Lake at 1 Country Club Drive, established in 1971. It's the largest condominium community in Fontana.

Ownership works like Geneva National. The lots themselves are condominiums, so a single family home is built on a condominium lot and pays a condominium association fee. That's why a detached house here is listed as a condominium in the MLS. Multi-family neighborhoods pay fees that vary by model type.

Every owner shares the same amenity package at the same cost. That covers privileges at the Rec Center and the Lakefront Yacht Club on Geneva Lake, which has a beach, swimming piers, boat slips and in and out marina service.

The slips and marina service run on a waiting list. Lakefront access comes with ownership. A specific slip does not.

Golf is a separate membership. The club sells golf memberships to the public and offers limited public tee times. How club access affects value is covered in our guide to golf and lake amenity impact.

The condominium study covers how golf, lake, town and resort condominiums price across the region.

The village condominiums

A whole tier of Fontana condominiums sits away from the water, and it gets overlooked because it doesn't show up in lake data. It runs from the mid $500,000s to over $1,600,000.

Residences of Geneva Lake. This is the newest and the most expensive condominium product in Fontana, and it barely existed 3 years ago.

Residences of Geneva Lake is a 19-unit project across 5 buildings in downtown Fontana, on Fontana Boulevard, High Street and 3rd Avenue, across from the Abbey Resort entryway. Built by Lowell Custom Homes and CCI.

The past 12 months ran 7 sales at a $1,675,000 median, against 6 sales at $1,669,000 the year before. Three units were active at the data pull, with the final building anticipated for completion in spring 2027.

Three floor plans:

Model	Layout	Size
A	3 bedroom, 2.5 bath, 2 story	2,121 square feet
B	4 bedroom, 3.5 bath, multi-level	2,891 square feet
C	4 bedroom, 3.5 bath, 3 story	2,662 square feet

Units carry municipal water and sewer, attached heated 2-car garages, and an optional elevator. The association has been under builder control during construction, with professional offsite management appearing on the later units.

One resale has traded. A unit at 278 High Street sold for $1,369,000 in May 2025 and resold for $1,675,000 in June 2026. That is the only recorded resale in the project. Thin comparable sets like this are where appraisal gaps open up.

This is village property. No lake rights attach to it. The listings describe a walk to the lakefront and the harbor, and some units carry lake views. Neither is a water right. Our guide to marketing a lake home without overpromising covers where that line sits.

Abbey Hill Resort Condominium Association is the largest village condominium community by volume. The past 12 months ran 3 sales at a $540,000 median, down from $602,250 on 2 sales, with 4 active listings.

Abbey Hill sits off Highway 67 southwest of the village. Units run roughly 1,680 to 2,568 square feet across streets including Windsor Court, Woodland Court and Aspen Drive. The association has a pool, a clubhouse, and rentable guest suites for visiting family. A 5-member board runs it, with a property management company handling day-to-day operations since 2003.

It isn't on the lake. It's a short drive to the lakefront, and units carry access to Fontana Beach and village parking passes the same way any village address does. The condominium study covers how village, lake, golf and resort condominiums price across the region.

Row Homes of Fontana recorded 6 sales in the past 12 months across 4 MLS spellings, at prices from $752,000 to $855,000.

The Cliffs of Fontana recorded 3 sales in the past 12 months, from $1,095,000 to $1,285,000.

Row Homes of Fontana appears in the MLS as Row Homes, Rowhomes and Fontana Row Homes. Those variants are normalized by hand in our condominium study.

Lake access homes

Lake access means you own a right to use the lake, not the shoreline. 20 lake access single family homes sold in the past 12 months at a $785,000 median, down from $822,000 on 23 sales.

The right takes 4 forms:

• A deeded easement to a named outlot or pier, recorded against your parcel

• An association membership that comes with the home and carries dues

• A shared interest in a lake lot held by a group of owners

• A spot on a waiting list for a boat slip, which isn't a property right

The first 3 transfer. The last one often doesn't.

Country Club Estates is the largest lake access association in Fontana and the largest in the region. It sold 19 homes in the past 12 months at a $770,000 median, up from $737,500 on 18 sales the year before.

Other named associations include Glenwood Springs, Indian Hills and Brookwood. None sells enough homes in a year to publish its own median.

The recorded document or association bylaw establishes whether a slip transfers. The lake association study has the detail.

Dockominiums

A dockominium is a boat slip sold as its own piece of real estate. It has a tax key and a deed. No house.

Every recorded dockominium sale in the region has been at Abbey Harbor in Fontana. There is no second market nearby.

4 sold in the past 12 months at a $437,500 median, up from $382,000 on 7 sales the year before.

Abbey Harbor is the only recorded market for a deeded Geneva Lake slip. Slip status also affects how a property gets priced.

A dockominium is financed differently than a house. It is also a separate purchase, so owning a slip here does not require owning a home here.

Resort condominiums

Units at The Abbey Resort are resort or fractional product. 9 sold in the past 12 months at a $132,000 median, up from $126,000 on 7 sales the year before.

These work differently in financing, in how you can use them, and in resale. The legal structure varies by unit, so get the declaration and disclosure documents early.

A resort unit and an Abbey Springs unit sit roughly 5 times apart in price.

Village homes

15 non-lake single family homes sold in the past 12 months at a $655,000 median, with 6 active listings.

That's down 22.0 percent from $840,000 on 21 sales the year before. On 15 sales, the figure moves on which specific homes traded.

Village property has municipal water and sewer. Housing runs from older cottages near the lakefront to newer homes on the edges of the village.

If you're buying a place you'll use a dozen weekends a year, our guide to preparing a second home covers what that ownership actually involves.

The Town and Country study covers non-lake values across all 31 municipalities in the region.

Lakefront

Lakefront means the parcel touches the water. The owner holds riparian rights and can place a pier, subject to permits.

No lakefront sale closed in Fontana in calendar 2025. One has closed since January 1, 2025:

Sold	Address	Price	Frontage	Per foot
3/6/2026	389 N Lakeshore Drive	$14,300,000	110 ft	$130,000

The 5 sales that closed in 2024, for reference:

Sold	Address	Price	Frontage	Per foot
2/1/2024	906 S Lakeshore Drive	$12,725,000	133 ft	$95,676
4/16/2024	569 N Lakeshore Drive	$6,134,000	82 ft	$74,804
8/28/2024	1056 S Lakeshore Drive	$6,131,591	80 ft	$76,644
10/18/2024	458 Harvard Avenue	$4,595,000	40 ft	$114,875
11/15/2024	564 Sauk Trail	$4,750,000	47 ft	$101,063

Those 6 sales range from $4,595,000 to $14,300,000 and from 40 to 133 feet of frontage. Per-foot figures run from $74,804 to $130,000.

Lakefront is reported here as individual sales rather than a median. Fontana averages about 3 lakefront sales a year, and a median across that volume mixes 40-foot lots with 133-foot lots.

Price per foot moves inversely with frontage width in this data. The 40-foot lot at 458 Harvard Avenue sold at $114,875 per foot. The 133-foot lot at 906 S Lakeshore Drive sold at $95,676 per foot.

The lakefront study covers all 26 lakes.

What to check before you write an offer

• Which Abbey community. Abbey Springs, The Abbey Resort, Abbey Harbor, Abbey Hill, Abbey Villas or Abbey Ridge.

• Water rights. The recorded document or association bylaw.

• Slip status. Whether a slip transfers or is a waiting list position.

• Condominium documents. Declaration, bylaws, budget, dues history and slip policy.

• Parking stickers. The village charges for parking 8 a.m. to 8 p.m. daily. Residents get up to 4 stickers per parcel.

• Beach passes. Residents can get up to 12 season passes. Confirm current rules.

• School assignment. Fontana J8 covers elementary and middle. Big Foot High School is in Walworth.

• Frontage measurement on lakefront. MLS frontage is agent-entered rather than surveyed.

• Pier permits, issued by the DNR and the village.

Lakefront and dockominium volume is low enough that comparable selection affects appraisal outcomes. See appraisal gaps.

Using the lake without buying waterfront

Fontana Beach is the largest public beach on Geneva Lake.

Fontana Beach is the largest public beach on the lake, with lifeguards 7 days a week in season. The public boat launch sits next to it. A section of the Geneva Lake Shore Path runs through the village. Gordy's rents boats and kayaks on Lake Street.

Village property carries no shoreline assessment, seawall cost or pier permit.

For schools, parks, shopping and services, see living in Fontana.

Frequently asked questions

What have Fontana lakefront homes sold for?

No lakefront sale closed in Fontana in calendar 2025. One has closed since January 1, 2025: 389 N Lakeshore Drive, on March 6, 2026, at $14,300,000 on 110 feet of frontage, or $130,000 per foot. The 5 sales that closed in 2024 ranged from $4,595,000 to $12,725,000 and from 40 to 133 feet. Lakefront is reported as individual sales rather than a median, because Fontana records about 3 lakefront sales a year and a median mixes 40-foot lots with 133-foot lots.

What is a dockominium and where can I buy one?

A dockominium is a boat slip sold as its own piece of real estate, with a tax key and a deed and no house attached. Every recorded dockominium sale in the region has been at Abbey Harbor in Fontana. 4 sold in the past 12 months at a $437,500 median, up from $382,000 on 7 sales the year before.

What is the difference between Abbey Springs and The Abbey Resort?

Abbey Springs is a gated residential condominium community with golf, established in 1971, which sold 24 units in the past 12 months at a $676,500 median. The Abbey Resort is a hotel with resort and fractional condominium units, which sold 9 units at a $132,000 median. Abbey Harbor, Abbey Hill, Abbey Villas and Abbey Ridge are 4 more separate communities, and Abbey Hill is a village condominium association with its own pool and clubhouse away from the lake.

Does Abbey Springs include a boat slip?

Ownership includes privileges at the Lakefront Yacht Club, which has a beach, swimming piers, boat slips and in and out marina service. The slips and marina service run on a waiting list. Lakefront access comes with ownership, but a specific slip does not. Ask where a property sits on the list before you assign value.

What lake associations are in Fontana?

Country Club Estates is the largest, with 19 sales in the past 12 months at a $770,000 median, and it is the largest lake access association in the region. Others include Glenwood Springs, Indian Hills and Brookwood. None of the smaller ones sells enough homes in a year to publish its own median.

What is the Residences of Geneva Lake in Fontana?

Residences of Geneva Lake is a 19-unit condominium project across 5 buildings in downtown Fontana, built by Lowell Custom Homes and CCI, on Fontana Boulevard, High Street and 3rd Avenue. 13 units have sold, with 7 in the past 12 months at a $1,675,000 median and 3 active at the data pull. Three floor plans run 2,121 to 2,891 square feet. It is village property with no lake rights attached, though some units have lake views.

What is Abbey Hill in Fontana?

Abbey Hill Resort Condominium Association is a village condominium community off Highway 67 southwest of Fontana, with a pool, a clubhouse and rentable guest suites. It recorded 3 sales in the past 12 months at a $540,000 median, down from $602,250 on 2 sales the year before, with 4 active listings. It sits away from the lake, a short drive to the lakefront, and it is a separate community from Abbey Springs, The Abbey Resort, Abbey Harbor, Abbey Villas and Abbey Ridge.

Do you get golf with a home at Abbey Springs?

No. Golf is a separate membership from owning the real estate. The club sells golf memberships to the public, offers limited public tee times, and sells an off-season dining and recreation membership. Price the home on the home and treat the club as its own decision.

Confirm what conveys before you write

Fontana has 7 property types, 6 communities that share the Abbey name, and village condominiums running from the mid $500,000s to over $1,600,000. Each carries its own comparable set. Slip status is established in the recorded documents.

Kim and Joel Reyenga have worked all 7 types here for a combined 50 years. Call (262) 325-9867, or see the lifestyle side on our Fontana community guide.