Buy a Home in Sandoval, FL

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Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

This is our buyer's guide to Sandoval, the gated master-planned community on Veterans Memorial Parkway in Cape Coral, Florida, ZIP code 33991. The history, lakes, amenities and neighborhoods are covered in our Sandoval community guide. What follows is the buyer's side: the three kinds of home you can buy here, what each costs to buy and to own, which streets have traded and at what prices, how Sandoval compares with Coral Lakes, which documents you receive and when, and how a purchase runs in Lee County. Call Marc at (239) 287-5873, see how we represent buyers, or read the full guide below.

Key Takeaways: What Should a Sandoval Buyer Know First?

Sandoval is a gated Cape Coral community of 1,406 homes on three different products, detached houses, attached villas and Somerville condominiums, under one master association, with no community development district and 92 recorded sales in the 12 months to September 25, 2026. These eleven points shape every offer we write here.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association documents and Florida corporate records read October 7, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026 for the 12 months to September 25, 2026; Southwest Florida MLS fee fields pulled September 7, 2026).

• Sandoval is three products behind one gate. The Lee County roll lists 1,406 homes: 1,166 detached single-family homes, 69 attached villas on Anguilla Drive and Pamplico Court and 171 Somerville condominium units. They carry different association structures.
• The county recorded 92 sales in 12 months, all resales. From September 26, 2025 to September 25, 2026 the median was $359,500 and the range $212,500 to $780,000. Detached homes made 70 of them at $392,500, Somerville condominiums 15 at $255,000 and villas 7, with a median of the seven of $315,000.
• Sales rose while the median fell. 92 sales against 60 in the prior 12 months is up 53.3 percent, and the median of $359,500 against $419,259 is down 14.3 percent. Part of that is mix: 15 of the 92 were condominiums against 5 of the 60.
• The master association publishes two quarterly dues levels. As published by the association and read October 7, 2026, with no effective date, dues are $682.50 a quarter without landscaping and $1,063.72 with it, plus a $4,000 reserve contribution payable by the buyer at closing on a resale.
• Villas and Somerville add layers. A villa joins a second association and a Somerville unit joins two more. Fees entered at closings in the Southwest Florida MLS show a median total of $2,932 a year for detached homes, $7,862 for villas and $7,848 for Somerville units.
• There is no community development district and no utilities extension assessment. Every Sandoval parcel is in Lee County taxing district 057, and neither itemized 2025 tax bill we read carries a district or a utilities extension line. The 2025 certified millage was 15.3806 mills.
• There is no boat access, and the vehicle rules are strict. The recorded Use Restrictions prohibit boating on every Sandoval water body, boats, recreational vehicles, trailers and golf carts belong in an enclosed garage, and a pickup truck must meet a list of conditions to park in a driveway.
• The flood zone is a lot-level fact. Sandoval carries Zone AE with a base flood elevation of 7.0 feet, Zone X shaded and Zone X unshaded on maps effective November 17, 2022, and Cape Coral holds a Community Rating System Class 5 rating.
• A buyer needs no association approval, and leasing is limited. The master sets a 30-day minimum and a one-year maximum lease, each neighborhood sets how many leases a year, and the villas allow two leases in twelve months of at least 90 days.
• The documents run on clocks. The flood disclosure is due at or before signing, the homeowners association summary carries a 3-day right to cancel, a condominium resale package carries 7 days, and an estoppel certificate is due within 10 business days.
• Sandoval homes sold in a median of 78 days. On the Southwest Florida MLS (Matrix) for the 12 months to September 25, 2026, the median closing sold at 96.1 percent of list, and 31 homes were for sale on October 10, 2026, 3.9 months of supply.

Table of Contents

This Sandoval buyer guide runs from the market and the all-in cost of owning each product, through the associations, the documents you receive and the lot's flood file, to schools, negotiation and financing. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.

• Key Takeaways: What Should a Sandoval Buyer Know First?
• Why McGreevy and Comisar Are the Best Realtor for Buying a Home in Sandoval
• What Did We Measure Before Writing This Sandoval Buyer Guide?
• What Are the Three Products You Can Buy in Sandoval?
• What Has Sold in Sandoval in the Last 12 Months, and at What Prices?
• Which Sandoval Streets and Neighborhoods Have Traded, and at What Prices?
• What Does It Cost to Own a Home in Sandoval?
• What Associations Does a Sandoval Buyer Join, and What Do They Charge?
• Does Sandoval Have a CDD or a Utilities Extension Assessment?
• Sandoval vs Coral Lakes: Which Gated Cape Coral Community Fits Your Purchase?
• What Documents Does a Sandoval Buyer Receive, and When?
• How Does a Home Purchase Run in Lee County, Step by Step?
• What Does a Buyer Pay at Closing on a Sandoval Home?
• How Do Property Taxes Work After You Buy in Sandoval?
• What Rules Run With a Sandoval Home?
• What Flood Zone Is a Sandoval Home In?
• What Do Hurricanes and Insurance Mean for a Sandoval Buyer?
• What Utilities and Services Come With a Sandoval Home?
• How Far Is Sandoval From Everything?
• Which Schools Serve a Sandoval Address?
• What Amenities Come With a Sandoval Home?
• What Is Being Built Near Sandoval?
• How Do We Find You the Right Sandoval Home?
• How Do We Negotiate for You in Sandoval in 2026?
• How Does Buyer's Agent Compensation Work in Sandoval in 2026?
• How Do You Finance a Sandoval Home in 2026?
• What Are the Pros and Cons of Sandoval for a Buyer?
• Selling a Florida Home to Buy in Sandoval?
• Thinking of Selling Your Sandoval Home? List With the #1 Team in Southwest Florida Since 2012
• Set Up Custom Sandoval Listing Alerts
• Get Your Sandoval Buyer Consultation
• Reviews From Buyers Who Worked With Us
• What We Could Not Verify, and Where You Get It
• Frequently Asked Questions, Buyer Edition
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

Why McGreevy and Comisar Are the Best Realtor for Buying a Home in Sandoval

McGreevy and Comisar are the Sandoval buyer's agents who read the county's recorded sales by street, the association structure of the exact product and the FEMA file for the exact lot before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What a buyer's agent is for in Sandoval

In Sandoval the expensive mistakes are rarely cosmetic. They are pricing a condominium off a community-wide median that is mostly detached houses, assuming a villa has one association when it has two, reading association dues that carry no effective date as a current budget, buying a home whose lot sits in Zone AE without an elevation certificate, expecting to park a boat, a work truck or a golf cart in the driveway, or counting on a lease that the neighborhood's own declaration limits. Our job is to price those differences into the offer while you can still act on them.

How we compare with other Cape Coral agents

If you are weighing us against other agents, our side-by-side look at the best real estate agents in Cape Coral sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community with three products and up to three associations, add one more test: ask whether the agent can tell you, before the first tour, which estoppel certificates your home needs and what the county says the street sold for.

The credentials, stated exactly

These are the locked credentials we publish on every page we operate, stated exactly as awarded:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Who you actually work with

Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. Jesse can be reached directly at (239) 898-6072 for any Sandoval buyer question. McGreevy and Comisar sit behind Domain Realty Group, ranked the #5 real estate team in Florida in the 2026 RealTrends rankings.

What Did We Measure Before Writing This Sandoval Buyer Guide?

Before writing this guide we read every recorded Sandoval sale in the 12 months to September 25, 2026, 92 in all, the Lee County roll dated October 4, 2026 for the 1,504 parcels that carry a Sandoval or Somerville legal description, and the association's published documents. This section lists what we measured.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Sandoval Community Association documents index, Florida Division of Corporations records and Florida Department of Business and Professional Regulation notice, all read October 7, 2026).

The sales we read

We tracked every recorded Sandoval sale in the 12 months to September 25, 2026: 92 qualified sales of homes, drawn from 98 improved transfers above $1,000 that sit in the county file for the community in that window. We sorted them by product, by price band, by year built and by street, and we ran the same cuts for the prior 12 months, for each calendar year since 2019 and for the longer windows of 24, 36 and 60 months. The newest qualified Sandoval sale in the county file is dated September 8, 2026, and the newest qualified sale in any Lee County file is dated September 25, 2026.

The roll we read

The county roll lists 1,504 parcels with a Sandoval or Somerville legal description in ZIP code 33991: 1,235 single-family lots, 171 condominium units, 96 common, lake, road and buffer tracts, one commercial parcel and one future-use tract. We used a match that includes the 16 Somerville units recorded under the short legal description SOMERVILLE PHASE III, because a match on the word Sandoval alone drops them and understates both the unit count and the condominium sales.

The documents we read

On October 7, 2026 we read the association's governing-documents index, which lists 27 distinct neighborhood names, the Florida Division of Corporations record for each Sandoval corporation, the Department of Business and Professional Regulation's notice of estoppel certificate fees, and the 2026 text of the statutes quoted in this guide. We read the City of Cape Coral and Lee County pages for rates, assessments, flood rules and tolls that appear in the sources below, and we computed route miles with a public routing engine on the same date.

What a Sandoval purchase looks like when we run it

Before the first showing we pull five things for each home on your short list: the product and therefore the associations whose estoppel certificates you will need; the neighborhood's own recorded declaration, which sets the leasing limit; the FEMA zone for the lot and any elevation certificate; the recent recorded sales on the same street and in the same product; and the vehicle, garage and pet rules measured against what you plan to bring. Those answers move price more than finishes do, and they take a day to assemble.

What Are the Three Products You Can Buy in Sandoval?

Sandoval offers three different products inside one gate: 1,166 detached single-family homes, 69 attached villas on Anguilla Drive and Pamplico Court, and 171 Somerville condominium units, 1,406 homes in all on the Lee County roll dated October 4, 2026. They carry different association structures, and the recorded prices differ by product.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; association and Florida corporate records read October 7, 2026).

The three rows partition the community with no remainder: 70 plus 7 plus 15 is 92 sales, and 1,166 plus 69 plus 171 is 1,406 homes. Each product has its own guide, linked below, and we write the buyer's side for each.

How big Sandoval is, in plain numbers

Four counts circulate, and they count different things. The county roll shows 1,406 homes (1,235 single-family lots plus 171 condominium units) among 1,504 parcels that also include 96 common, lake, road and buffer tracts. The community's 2025 bulk fiber agreement covers about 1,425 doors, which is the attribution for that figure. The county's parcel fabric carries 1,253 single-family parcels and 172 recorded condominium units, which sum to 1,425. The recorded cap for Somerville is 172 units. The association's index of recorded neighborhood declarations lists 27 distinct neighborhood names.

Detached single-family homes

Detached homes are the core of the community: 1,166 lots on the roll, built from 2005 to 2019, with a median year built of 2010 across the single-family lots. They sit in named neighborhoods, each with its own recorded Supplemental Declaration under the master covenants. The master association is the only association for a detached home, and the home carries its own roof, exterior and insurance. Detached homes made 70 of the 92 recorded sales, at a median of $392,500, a range of $288,000 to $780,000 and $205.53 per square foot of county heated area.

Attached villas on Anguilla Drive and Pamplico Court

The 69 villas are attached twin homes: 53 on Anguilla Drive (house numbers 2606 to 2664, block 9010) and 16 on Pamplico Court (block 9012). Taylor Morrison of Florida built them from 2013 to 2017, with a median year built of 2015. Every villa is one story with two bedrooms and two baths, and the county records 1,542 square feet of heated area on 66 of them and 1,550 on three. Each villa is a fee-simple platted lot that the county codes as single family, not a condominium, and the neighborhood association owns no land and has no amenity of its own. Lake frontage covers 49 of the 69, no villa has a private pool, seawall or dock, and 50 of the 69 were homesteaded on the roll posted September 1, 2026. Our Villas at Sandoval guide and our buyer's guide to Villas at Sandoval cover that product in full. The 48 detached homes at the south end of Anguilla Drive, house numbers 2457 to 2557, are not villas.

Somerville condominiums

Somerville at Sandoval has 172 units in 22 buildings on one street, Somerville Loop: 20 buildings hold eight units and two hold six. The 2026-10-04 roll carries 171 of the units, plus four section common-element parcels and the recreation tract. Pulte Home Corporation built the buildings from 2005 to 2008, on Tract 100 of the Sandoval Phase 1 plat. Every unit is two bedrooms and two baths on one level, with a one-car attached garage and a screened porch. Ground-floor units measure 1,345, 1,373 or 1,392 square feet of county living area and upper units 1,650, 1,688 or 1,725. The four Sections hold 54, 48, 56 and 14 units. Our Somerville at Sandoval guide and our buyer's guide to Somerville at Sandoval cover that product in full.

The developer and the builders

The developer of record is Bonita Bay Group, and the declarant of record was Cape Coral Development Associates, LLC. Florida Weekly reported on February 28, 2008 that Taylor Morrison, Pulte, Ryland and David Weekley were building in the community. Taylor Morrison of Florida, Inc. bought the Phase 3 land and took the declarant rights in December 2011 (Lee County instruments 2012000005443 and 2012000005445). Homes were completed from 2005 to 2019, so no builder is selling new homes inside Sandoval today and every recorded sale in the last 12 months was a resale.

What Sandoval does not have

Sandoval has no boat access: the recorded Use Restrictions, recorded July 12, 2005, prohibit swimming, boating and personal flotation devices on every Sandoval water body, and the county roll shows zero boat docks and zero seawalls on Sandoval homes against 18,368 Cape Coral parcels with a dock and 27,452 with a seawall. It has no golf course, no marina and no boat ramp. It has no community development district. No age restriction appears in the recorded Use Restrictions. The recorded height cap is two stories and 35 feet, so no building reaches the three habitable stories that trigger Florida's milestone inspection and structural integrity reserve study rules.

Why the county split and the MLS split differ

The county sheets count 70 detached sales, 7 villa sales and 15 condominium sales, a total of 92. A Southwest Florida MLS pull dated September 13, 2026 for the 365 days before it counted 72 single-family closings at a median of $402,000, 8 villa closings at a median of $315,500 and 14 Somerville condominium closings at $252,500, a total of 94. A Matrix pull dated October 10, 2026, on the county's own window of the 12 months to September 25, 2026, counted 74 detached closings at a median of $400,000 (73 marketed on the MLS), 8 villa closings and 15 Somerville closings at $255,000, a total of 97. The September pull covers different dates, the October pull includes one closing that was never marketed on the MLS, and the county file holds an eighth villa transfer, recorded July 16, 2026 for $322,000, without the qualified code, which the MLS counts and the county medians leave out. We state each figure with its own instrument and never set the two in one sentence as if they were one source.

What Has Sold in Sandoval in the Last 12 Months, and at What Prices?

Lee County recorded 92 qualified sales of Sandoval homes in the 12 months to September 25, 2026, at a median of $359,500 and a range of $212,500 to $780,000, all resales with no builder sale. Detached homes made 70 of the 92 at a median of $392,500, Somerville condominiums 15 at $255,000 and villas 7.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, the 12 months being September 26, 2025 to September 25, 2026; county roll dated October 4, 2026; our analysis).

The 12-month record by product

The all-homes median of $359,500 is an even-count median: the middle pair is $359,000 and $360,000. Price per square foot is per square foot of county heated area and is never compared here with a living-area figure from a listing.

Price bands

Of the 92 sales, 58 closed under $400,000, which is 63.0 percent, and 40 closed between $300,000 and $399,999, which is 43.5 percent. No Sandoval home sold at $1,000,000 or more in the window.

The seven villa sales

Seven villa sales are too few for a market statistic, so we list them. All seven were on Anguilla Drive, each 1,542 square feet of county heated area with two bedrooms and two baths: November 26, 2025 at $316,000; March 27, 2026 at $315,000; May 29, 2026 at $339,000; June 1, 2026 at $297,000; June 15, 2026 at $295,000; June 15, 2026 at $313,500; and June 29, 2026 at $325,000. The median of the seven is $315,000. Pamplico Court had no qualified sale in the window; its most recent was on December 13, 2024 at $380,000. In the 24 months to September 25, 2026, the first window with 10 villa sales, the median was $320,500 on 10 sales, from $295,000 to $380,000.

The 15 Somerville sales

Fifteen sales, all on Somerville Loop, by date, price and county heated area: December 29, 2025 at $240,000 (1,373 square feet); December 30, 2025 at $212,500 (1,373); February 12, 2026 at $249,000 (1,373); February 27, 2026 at $270,000 (1,688); March 6, 2026 at $320,000 (1,650); March 13, 2026 at $235,000 (1,345); March 23, 2026 at $250,000 (1,373); April 23, 2026 at $264,900 (1,725); May 22, 2026 at $250,000 (1,373); June 19, 2026 at $272,000 (1,650); June 26, 2026 at $270,000 (1,650); July 16, 2026 at $279,900 (1,650); July 22, 2026 at $239,000 (1,373); July 27, 2026 at $255,000 (1,373); and August 7, 2026 at $282,500 (1,373). The nine units of ground-floor size (1,345 or 1,373 square feet) sold from $212,500 to $282,500 with a median of $249,000, and the six units of upper-floor size (1,650 to 1,725 square feet) from $264,900 to $320,000 with a median of $271,000. By Section the 15 split 5, 3, 5 and 2, so no Section has a median of its own.

Sales rose, the median fell

All homes: sales up 53.3 percent (92 against 60) and the median down 14.3 percent ($359,500 against $419,259). Because the mix moved, with 15 of 92 sales condominiums against 5 of 60 a year earlier, the like-for-like figure is single-family lots: sales up 40.0 percent (77 against 55) and the median down 9.2 percent ($385,000 against $424,000). The five condominium sales in the prior window were $265,000 on December 30, 2024, $320,000 on January 30, 2025, $283,500 on March 17, 2025, $245,000 on June 4, 2025 and $285,000 on August 20, 2025.

Calendar-year medians, 2019 to 2026

Six of the 2019 sales were builder first sales by the tool's estimate; every sale since 2020 was a resale. From the highest calendar-year median to 2026 so far, all homes moved from $450,000 in 2023 to $363,700, down 19.2 percent; single-family lots from $462,500 in 2022 to $385,000, down 16.8 percent; and detached homes from $485,000 in 2022 to $392,500, down 19.1 percent.

Longer windows

For all homes, the first window with 10 or more sales is the 12-month window. The longer windows read: 24 months, 152 sales at a median of $382,500; 36 months, 239 sales at $408,000; 60 months, 420 sales at $429,950; and all recorded history since May 20, 2005, 2,737 sales at $275,000. The all-history figure includes the builders' first sales and is not a current value.

The highest and lowest sales, and turnover

The highest recorded sale in the window was $780,000 on Fairmont Cove Court on August 27, 2026, and the lowest was $212,500 on Somerville Loop on December 30, 2025. Ninety-two sales against 1,406 homes on the roll is 6.5 percent in 12 months. Seven qualified villa sales on 69 villas is 10.1 percent, and 15 Somerville sales on 171 roll units is 8.8 percent. Five further transfers above $10,000 carry non-qualified codes and are excluded from every figure in this guide.

Where Sandoval sits among the Cape Coral ZIP codes

In ZIP 33991, in the same window, Lee County recorded 659 home sales at a median of $400,000: 549 resales at $380,000 and an estimated 110 builder first sales at $549,950, with single-family homes at 638 sales and $406,470 and condominiums at 21 sales and $255,000. Sandoval's 92 sales are 14.0 percent of the ZIP's 659, and its 15 condominium sales are 15 of the ZIP's 21. Across the six Cape Coral ZIP codes, the county recorded 5,804 sales of single-family homes and condominiums at a median of $365,000: 5,269 single-family at $380,000 and 535 condominiums at $210,000. Sandoval's all-homes median of $359,500 is $5,500 below the citywide median and $20,500 below the ZIP's resale median of $380,000.

What the MLS adds on pace and supply

On the Southwest Florida MLS (Matrix), for the same 12 months to September 25, 2026 and pulled October 10, 2026, Sandoval's 96 MLS-marketed closings had a median of 78 days on market and a median sale-to-list ratio of 96.1 percent. Detached homes took 77 days at 96.4 percent and Somerville condominiums 87 days at 95.9 percent; the eight villa closings ran 4 to 291 days at a 94.5 percent mean. On October 10, 2026, 31 Sandoval homes were for sale from $315,000 to $779,000 (28 detached, three Somerville condominiums, no villa), 3.9 months of supply, with seven under contract. Earlier dated pulls, for context: on September 6, 2026 the MLS reported 93 closings in the prior 365 days at a median of 78 days on market and 27 active listings, and on September 13, 2026 median days on market of 76.5 for single-family closings, 70 for villas and 95 for Somerville condominiums. We do not set those figures beside the county record as if they came from one source.

Which Sandoval Streets and Neighborhoods Have Traded, and at What Prices?

Sandoval's neighborhoods traded unevenly in the 12 months to September 25, 2026: Ashbury Circle logged eight detached sales, Stonyhill Court and Brightside Court seven each, and six neighborhoods logged none. Street medians with three or more sales run from $332,000 on Astwood Court to $580,000 on Stonyhill Court. We name streets only.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; neighborhood profile columns from the roll posted September 1, 2026).

The street table

Detached homes first, then the two attached products. Under 10 sales, we list every price rather than rely on a median, and we print no median for one or two sales.

The street total for Anguilla Drive in the county sheet is 8 sales at a median of $315,500, but it mixes one detached home with seven villas, so it should never be read as a villa price. The detached and attached homes on Anguilla Drive are separate products with separate associations.

The top of the market

Four streets carried the highest detached prices: Fairmont Cove Court, where the two sales were $725,000 and $780,000; Cayon Court, with one sale at $750,000; Stonyhill Court, with seven sales from $429,000 to $701,000 and a median of $580,000; and Lambay Court, with six sales from $400,000 to $668,000. On the roll posted September 1, 2026, Fairmont and Cayon also have the highest private-pool rates of the single-family neighborhoods, 92 percent and 90 percent of lots, and the largest median heated areas. Over a longer window, Stonyhill had 10 sales in 24 months at a median of $633,750, and the Stonyhill and Cayon block together (40 lots) had 8 sales in 12 months at a median of $588,750 and 11 in 24 months at $670,000.

Ashbury Circle, the busiest street

Ashbury Circle (62 lots, built 2010 to 2013) logged the most detached sales in the window, eight, from $395,000 to $579,000 with a median of $482,500. Over 24 months the neighborhood had 12 sales at a median of $500,000. It is the single street where a buyer can compare several recent sales of similar houses directly.

The middle of the market

The middle band runs through Brightside Court (seven sales; five between $330,000 and $375,000 and two at $550,000 and $609,000), Maraval Court (three sales from $339,500 to $471,000), Blackburn Circle (three from $359,000 to $430,000), Verdmont Court (five from $290,000 to $440,000) and Bellingham Court (one at $465,000). The two Brightside sales above $500,000 were 2,659-square-foot houses of four bedrooms, against 1,730 to 2,100 square feet for the others, which is why a street median alone can mislead. In the county's longer windows Maraval had 15 sales in 60 months at a median of $499,900, Verdmont 18 in 60 months at $457,500, Blackburn 14 in 36 months at $473,750 and Bellingham 13 in 60 months at $525,000.

The lower-priced detached streets

The streets with the lowest detached medians are Astwood Court ($332,000 on four sales), Hopefield Court ($339,500 on four), Belleville Court ($347,500 on four), Vareo Court ($359,350 on four) and Greendale Place ($377,500 on four), with Woodbourne Place, Clairfont Court, Sutherland Court, Malaita Court and the detached homes on Anguilla Drive each at one or two sales. Over longer windows Greendale had 19 sales in 60 months at a median of $405,000, Hopefield 12 in 60 months at $395,000, Belleville 12 in 36 months at $418,000, Clairfont 13 in 60 months at $372,000 and Astwood 10 in 60 months at $416,000. Vareo's 24-month window includes one $135,000 transfer that is an outlier and not a market price.

Streets with no qualified sale in 12 months

Six neighborhoods logged no qualified sale in the window: Sunvale (31 lots), Windwood (45), Lavaca (10), Casibari (37), Cayes (35) and Pamplico (16 villa lots). Their all-history medians include the builders' first sales and are not current values, so we print none. For a buyer, the practical meaning is that a home on one of those streets has no recent same-street sale to anchor an offer, and the comparables come from the nearest neighborhood with a similar product and year built.

Anguilla Drive: two products on one street

Anguilla Drive carries two products. The 48 detached homes at house numbers 2457 to 2557 (built 2011 to 2013, block 8031A, all in Zone X) sold once in the window, at $335,000, and had 12 sales in 60 months at a median of $417,500. The 53 villas at house numbers 2606 to 2664 (built 2013 to 2017) sold seven times, from $295,000 to $339,000. The two sets share a street name, and nothing else: different builders, different associations and different flood answers.

Ready to Buy in Sandoval This Year?

Buying in Sandoval? Call Marc at (239) 287-5873 or book a Sandoval buyer consultation. The first session compares the three Sandoval products on your monthly number, names the estoppel certificates your home needs and shows what the street sold for. Selling a home first? Get a free home valuation, or call Jesse direct at (239) 898-6072.

The neighborhood profile table

Lot counts come from the county roll dated October 4, 2026. Lake frontage, private pool, homestead rate and median heated area come from the county roll posted September 1, 2026, as the neighborhood table in our Sandoval community guide prints them.

Lake frontage and pool columns are counts of parcels with the feature as the county roll records them, and the Anguilla row combines the detached homes and the villas. The pool column for Somerville reflects the shared pool and cabana recorded against the units, not a private pool.

How the neighborhoods nest

Six neighborhoods sit under another neighborhood's declaration: Astwood under Clairfont, Brightside under Maraval (lots 1 to 59), Woodbourne under Greendale (lots 46 to 102), Cayon under Stonyhill (lots 6 to 16), and Pamplico with Anguilla under the villa arrangement. The 2008 amendment to the master covenants delegates the number of permitted leases in a year to each neighborhood's Supplemental Declaration, so the document that sets your leasing limit may be the parent neighborhood's, not the one that carries your street's name.

The plat eras

By plat era, single-family lots in Phase 1 (399 lots, built 2005 to 2018) had 17 sales at a median of $385,000; Phase 2 (433 lots, built 2006 to 2019) had 41 sales at $395,000; the Phase 3 plats (355 lots, built 2013 to 2018, villas included) had 18 sales at $359,350; and the Anguilla plat (48 lots) had one sale. Phase 2 accounts for 41 of the 77 single-family-lot sales, which makes it the era with the deepest set of recent comparables.

How to read thin counts

Most Sandoval streets sold between one and eight homes in a year. A street median on four sales is a description of four houses, and a single sale is a data point rather than a price level. We use the streets to find the nearest recent sales of a similar house, then adjust for size, year built, lake frontage, a private pool and condition. If the street has no sale, we widen to the 24-, 36- and 60-month windows above and say which window we used.

What Does It Cost to Own a Home in Sandoval?

Owning a Sandoval home costs a master association assessment, a tax bill and, for villas and Somerville condominiums, a second association layer, with no community development district. A detached home at the $392,500 median carries about $9,109 a year in estimated taxes, assessments and base-tier dues, before insurance, utilities and electricity.

Data updated: October 2026 (Sandoval Community Association page read October 7, 2026; Lee County Property Appraiser 2025 certified bills and 2026 millage book printed October 9, 2026, read October 15, 2026; City of Cape Coral adopted rates; Southwest Florida MLS (Matrix) pulled October 10, 2026 for the 12 months to September 25, 2026; Southwest Florida MLS fee fields pulled September 7, 2026).

The fee stack, layer by layer

The master figures are as published by the association and read October 7, 2026. The page prints no effective date, and its footer reads 2003 to 2025, so we do not call them the 2026 budget. The estoppel certificate states the amount in force on your file.

The master association dues, as published

The landscaping tier is the entire difference between the two dues levels, which means the seller's current cost is not automatically yours. Ask which tier the home is on and whether the tier can be changed after closing.

What the MLS fee fields show

Fee fields on Sandoval closings in the 365 days to September 7, 2026 cluster at two levels: about $683 and $733 a quarter on the tier without landscaping and about $1,064 and $1,130 with it. The single-family median of $2,932 a year is $733 times four. The reading is that the association's page may show an earlier schedule than the one now billed, and the estoppel certificate is the document that settles it. These are fees as reported across a 365-day window, not a rate card.

What the master assessment conveys

The association states that internet service is included as a community amenity, and in 2025 it contracted Blue Stream Fiber to build fiber to the home. Amenity access is funded through the assessment: the pool, the community center, the fitness center, the courts, the dog parks, the playground, the fishing pier, Calypso Park and the Esplanade. Gate and access control, the lakes and the common landscaping are association-administered. Optional lawn care is the second dues tier. Cable television is not established as included, and the specific Declaration article that assigns internet, irrigation, gate service and lawn care to the common expense was not identified, so we do not cite one.

Worked example 1: a detached home at the $392,500 median

The inputs are the 12-month detached median of $392,500 treated as the assessed value for a homesteaded owner (an illustration, because the Property Appraiser sets the assessment), the 2026 millage (Property Appraiser's book printed October 9, 2026) of 10.0540 mills on non-school value and 5.271 mills on school value, the 2025 certified City and County assessments on a detached Sandoval home of $1,012.97 (the newest certified Sandoval figures), and the published master dues.

Worked example 2: a villa at $315,000 and a Somerville unit at $255,000

For these two products the second association's charge is not published, so we use the total annual recurring fees entered at MLS closings ($7,862 for villas on 8 closings, $7,848 for Somerville on 15, Southwest Florida MLS, Matrix, 12 months to September 25, 2026), which already include the master layer, and the 2025 certified assessments (the median of the 69 villa bills at $1,026.85; the Somerville sample bill at $596.59).

The Somerville unit pays $416.38 less in assessments than a detached home on a similar assessed value, because it carries no City solid waste line and a smaller County solid waste line. That is not a net saving: the condominium assessment sits on top and is larger.

Worked example 3: adding city utilities

At the stated usage of 5,000 gallons of water and 5,000 gallons of wastewater a month, City water is $52.56, wastewater $97.08 and irrigation $13.40, which is $163.04 a month or $1,956.48 a year. Adding that to the detached home in example 1 gives $11,065.85 a year on the base tier ($922.15 a month) and $12,590.73 on the landscaping tier ($1,049.23 a month). We add the same line to the villa ($15,024.04 a year, $1,252.00 a month). We add no utility line to the Somerville unit because we did not establish which utility accounts the Section association holds.

What the examples leave out

The examples leave out homeowners insurance, flood insurance, electricity, the upkeep of a private pool (the roll posted September 1, 2026 flags a pool on about 47 percent of Sandoval residential parcels), repairs, a lender's escrow cushion and any special assessment a Somerville Section board levies. They also treat the sale price as the assessed value, which is how a reset behaves in the first year but not a promise. The November 2026 tax bills are not yet issued, so these figures are illustrations, not a bill.

What to request at contract

Ask for the current master estoppel certificate, the villa or Section estoppel certificate where it applies, the association's adopted budget and its latest financial statement, the minutes of the last twelve months, and the seller's last two tax bills. Ask which dues tier the home is on. For Somerville, ask for the Section's budget, its reserve schedule and its funding record for the 2024 roof and 2025 window projects described below.

What Associations Does a Sandoval Buyer Join, and What Do They Charge?

A Sandoval buyer joins one, two or three associations depending on the product: Sandoval Community Association, Inc. over every home, Villas I (Anguilla and Pamplico) at Sandoval Neighborhood Association, Inc. over the 69 villas, and, for a Somerville unit, the Somerville at Sandoval Recreation Association and a Section condominium association. Each charges separately.

Data updated: October 2026 (Florida Division of Corporations records and the Sandoval Community Association documents page, read October 7, 2026; recorded instruments as cited).

The seven corporations

All seven Florida not-for-profit corporations were active when we read the State record on October 7, 2026.

The master association

The master is a Chapter 720 homeowners association with its address at 2573 Sandoval Parkway, Cape Coral, FL 33991. The State record lists its principal and mailing address care of a St. Petersburg management company (changed January 7, 2026) and a Naples law firm as registered agent (changed March 27, 2026), with the 2026 annual report filed January 7 and amended March 27. The association has no application process for new buyers, which removes a step that adds weeks elsewhere in Lee County. Tenants do apply, as the rules section below describes. Master estoppel requests go through the management company's website.

The villa neighborhood association

Every villa lot belongs to the master and to Villas I. The villa association's president casts the villa owners' votes at the master under Article IV.C.11 of its articles. By recorded covenant (the Neighborhood Declaration, Instrument 2013000105226, recorded May 6, 2013) the association maintains, repairs and replaces the roofing, paints the exterior and maintains the exterior finish, and carries casualty insurance on the common structural elements; the party wall belongs to the two adjoining owners; and a casualty shortfall of $25,000 or less is assessed across all lots while a larger one is decided by a majority vote and assessed on the damaged buildings. The regular assessment is set by annual budget, apportioned equally among the homes and payable quarterly in advance, and it is published nowhere, so the estoppel certificate is the only source. The State record shows an administrative dissolution filed September 24, 2021 and a reinstatement on March 6, 2022, and a 2026 annual report filed April 22, 2026; ask for evidence of good standing with the estoppel. All 69 villas carry a City re-roof permit applied between September 28, 2022 and September 12, 2026, and 68 were filed between April 8 and April 12, 2024. Who filed and who paid is not established on the public record.

The Somerville structure

A Somerville owner belongs to three layers: the master (Chapter 720), the Somerville at Sandoval Recreation Association (the pool, cabana, roads, driveways, lawns and irrigation) and the owner's Section condominium association (the buildings, roofs, exteriors and their insurance, under Chapter 718). The governing declaration is CFN 2005000155773, recorded December 7, 2005. All five Somerville corporations list Compass Rose Management in Cape Coral as principal address and registered agent, with annual reports filed in March 2026. The declaration has each Section collect the recreation assessment inside the condominium bill, so there is no standalone recreation figure. The pool and cabana stand on a 13.53-acre tract that the recreation association owns, and only Somerville owners and their tenants, guests and invitees fund and use it.

The Somerville building projects

City permits show a tile re-roof of all 22 buildings, the pool house and the mail kiosk applied in June 2024 at a declared value of $2,361,672.59, and a window and door replacement across all 22 buildings that began in September 2025 at a declared value of about $2,190,250 across 45 permits. How either was funded is not on the public record. For a buyer the question is concrete: ask the Section's board for the funding record, whether any special assessment remains unpaid and what the reserve schedule shows for the next roof, paint and paving cycles.

Estoppel certificates by product

An estoppel certificate states what the seller owes the association and the dues in force. The Department of Business and Professional Regulation currently authorizes not more than $299 for a certificate, an additional $119 if it is expedited and delivered within 3 business days, and an additional fee not to exceed $179 if the unit or parcel is delinquent. At those amounts a detached home needs one certificate (up to $299 clean, $418 expedited, $478 delinquent). A villa needs two (up to $598 clean, $836 if both are expedited, $956 if both accounts are delinquent). A Somerville unit needs up to three (up to $897 clean, $1,254 expedited, $1,434 delinquent). The association's own page routes the villa estoppel request to a different management company than the master's, and who issues the villa certificate is unsettled on the record, so order it through the route the master association publishes and see who answers in writing.

The reserve contribution and other closing charges

The $4,000 reserve contribution is payable by the buyer to the master at closing on a resale, as published by the association with no effective date. A villa carries a $1,000 resale capital assessment due to the villa association on the conveyance of a lot or home under section 6.7, added by an amendment recorded July 26, 2022, which the board may change by resolution without recording anything. On the 14 Somerville closings in the MLS pull of September 7, 2026, 11 reported a $4,000 transfer fee, one a $3,000 fee and two none, and nine reported a $150 application fee. The Department's notice states that condominium transfer fees are currently $150 per applicant.

Reserves and the two-story cap

No Sandoval building reaches three habitable stories, so Florida's milestone inspection and structural integrity reserve study requirements do not attach. That finding does not mean the Somerville associations have no reserve obligations: they remain subject to the rest of Chapter 718, including reserve budgeting for the roof, painting and paving, and the master remains subject to Chapter 720.

Does Sandoval Have a CDD or a Utilities Extension Assessment?

Sandoval has no Community Development District and no City of Cape Coral utilities extension assessment: every parcel sits in Lee County taxing district 057, and neither itemized 2025 bill we read, nor any villa bill, carries a district line. Buyers elsewhere in Cape Coral can meet either, so this section shows the difference.

Data updated: October 2026 (Lee County Property Appraiser 2025 certified bills; City of Cape Coral assessments and Utilities Extension Project pages, read October 7, 2026).

Why Sandoval has no district

A community development district is a separate unit of local government that issues bonds and bills the lots for debt service and operations on top of any association dues. The Sandoval record is consistent on this: every parcel is coded to taxing district 057, the City of Cape Coral district, and two itemized 2025 bills and all 69 villa bills carry no district line. Bella Vida, a neighboring Cape Coral community, does carry a district according to our community guide to it, which makes the cost structure of two gated Cape Coral communities materially different.

What a district would add

A district bill arrives on the county tax bill or directly from the district, and it follows the lot for the life of the bonds. In a community with a district, the buyer should ask for the lot's assessment class, the principal balance and the final maturity date. In Sandoval none of that exists, so the debt-to-income ratio a lender calculates has no district line.

Utilities extension assessments elsewhere in Cape Coral

The City says water, sewer and irrigation service has been extended to nearly all of Cape Coral south of Pine Island Road, and the project proceeds by area to the north. Neither itemized 2025 Sandoval bill carries a utilities extension, water, sewer or irrigation assessment line. The City's ownership layer records Somerville's utilities as a developer contribution. For comparison, the City's published per-parcel amounts for areas where the assessment applies are:

On the North 1 East financed amount of $33,142 over 30 years, the City's maximum yearly installments add up to $3,385: $855 water, $997 sewer and $803 irrigation for the line extension, and $126, $360 and $244 for the capital charge.

What happens to an assessment at a sale

The City's own answers are specific: "you do not have to pay off the assessment if you sell the property", the assessment "continues to be assessed against the property regardless of the owner", and "some banks and other lending institutions may require payment in full". A special assessment is, in general, not a lien: it is a tax levy recorded with the Lee County Clerk as a notice and it transfers to the new owner if unpaid. A hardship deferral does record a lien, and "hardship and deferral liens must be paid in full at closing". The City runs a free payoff request service for any parcel, covering special assessments, utility balances, open code cases and building permits.

What to ask for a home anywhere in Cape Coral

For a home outside Sandoval, ask the seller for the payoff request, the Notice of Availability date if the street is in an extension area, and the lender's position on a balance. In Sandoval, the same request returns the utility balance, any open code case and any open permit, which is the City's own check for the unknown.

Sandoval vs Coral Lakes: Which Gated Cape Coral Community Fits Your Purchase?

Sandoval and Coral Lakes are both gated Cape Coral communities with clubhouses and lakes, but they differ in scale and price: Sandoval has 1,406 homes and 92 recorded sales at a $359,500 median, Coral Lakes 67 sales at a $247,990 median in the same 12 months, an estimated 45 of them builder first sales, on 664 single-family parcels plus new homes still coded vacant land. Builders still sell at Coral Lakes, and none sells in Sandoval.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the Sandoval and Coral Lakes association pages and Florida corporate records read October 7, 2026).

The decision table

The Coral Lakes figures cover every county legal description beginning CORAL LAKES in ZIP 33909, every use code, so new homes the roll still codes as vacant land are counted; the roll codes 664 of those parcels as single-family homes. Counting only those 664 parcels (use codes 01 and 04) gives 35 sales at a median of $275,000; its 22 resales at $307,500 are the same 22 shown above.

Scale and sales

Sandoval is more than twice the size on the county roll (1,406 homes against 664) and recorded 92 sales against Coral Lakes' 67, of which 22 were resales. Turnover is 6.5 percent of Sandoval's homes in the window; Coral Lakes' 22 resales against its 664 single-family parcels is 3.3 percent. A buyer looking for resale comparables therefore sees more same-street sales in Sandoval than in Coral Lakes, where a year of resales is a shorter list.

What you are buying: resale or new

Every recorded Sandoval sale was a resale, with the last builder sale in 2019. Coral Lakes still has builders: the county shows an estimated 45 builder first sales at a median of $245,990 in the 12 months, 73 of 91 sales in 2024 and 73 of 97 in 2025, and a national builder's Cape Coral page read October 7, 2026 lists townhomes at Sawgrass at Coral Lakes from the low $300Ks. A builder's marketing price is not a recorded sale. A buyer who wants a new home with a builder contract looks at Coral Lakes; a buyer who wants a resale with an established street history looks at both, with Sandoval's list longer.

Association and fees

Sandoval's master dues are published, with the caveat that the page prints no effective date. We found no dated first-party Coral Lakes dues figure on October 7, 2026 and print none; its Welcome document names a management company, and the estoppel certificate would state the amount in force. A Sandoval buyer should also ask which of its three structures applies, because a villa or a Somerville unit pays on top of the master. The Coral Lakes structure for each product was not established in the records we read, so the comparison on fees is a comparison of what each community publishes, not of what each costs.

Amenities side by side

From each association's own pages: Coral Lakes lists a clubhouse with a main hall, a catering kitchen and meeting rooms, a heated and cooled resort-style pool, a second pool for laps and water exercise, a fitness center, lit tennis and basketball courts, ball fields, a playground, gated entry and lakes and fountains. Its amenities page lists no dog park. Sandoval lists the Lagoon Pool with a waterslide and a children's splash feature, designated lap times in that one pool, a fitness center, three tennis courts, four dedicated pickleball courts and a convertible court, two bocce courts, basketball, sand volleyball, shuffleboard, horseshoes, disc golf, two dog parks, a playground, a 22.51-acre Calypso Lake with a fishing pier, Calypso Park and the Esplanade, a linear park about two miles long. The lap pool and the ball fields are Coral Lakes features; the dog parks, the lake pier and the linear park are Sandoval features.

Flood, taxes and utilities

Both addresses are Cape Coral addresses, so the City's flood program, Community Rating System Class 5 rating, tolls and utility schedules described on this page apply, and the lot's own FEMA zone decides the flood answer in either community. The ZIP code context differs: in the same 12 months, ZIP 33909 recorded 955 home sales at a median of $318,000, and ZIP 33991 recorded 659 at $400,000. Confirm the taxing district and any assessment for a specific parcel.

When the criteria point to Sandoval

The criteria that point to Sandoval are a resale home with a deep run of recorded sales on the same street, a choice among detached homes, villas and condominiums, a two-mile linear park, two dog parks, a fishing pier and four pickleball courts, a gate and a master association with no application for buyers, and no district assessment. The covenants that come with those features are strict vehicle and garage rules and no boat access.

When the criteria point to Coral Lakes

The criteria that point to Coral Lakes are a new home with a builder contract at a lower recorded price per square foot, a separate lap pool and ball fields, and a smaller community. Those come with a shorter list of resale comparables and with fee and district questions that the records we read did not settle.

How to decide

Decide in this order: product (new or resale, detached, villa or condominium), then the monthly number with the association layers added, then the lot's flood zone, then the amenity list against what you will use. For each community, order the estoppel and the governing documents for the exact home before the inspection period ends. Our guide to Coral Lakes covers that community, and our guides to Cape Royal, a nearby golf community in unincorporated Lee County, and Bella Vida, the community with a district, cover two more answers to the same question.

What Documents Does a Sandoval Buyer Receive, and When?

A Sandoval buyer is owed specific documents at specific times: the flood disclosure at or before the sales contract is signed, the homeowners association disclosure summary before signing with a 3-day right to cancel, a condominium resale package with a 7-day review, and an estoppel certificate within 10 business days of the request. The contract sets every other date.

Data updated: October 2026 (Florida Statutes 2026 edition, read October 7, 2026; Department of Business and Professional Regulation estoppel notice, read October 7, 2026).

The flood disclosure

Under section 689.302, the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. The disclosure says what the seller knows; it does not replace a flood determination for the lot.

The homeowners association disclosure summary

Section 720.401 requires that a prospective buyer be given the disclosure summary before signing. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. The summary applies to a villa resale as a Chapter 720 matter, and the condominium resale package rules do not apply to a villa.

The condominium resale package

For a Somerville unit, section 718.503 entitles the buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist, and the buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. Because the Somerville buildings are two stories, there is no milestone report or reserve study to expect under those headings, but the budget and its reserve lines are in the package.

The estoppel certificate and its clock

An estoppel certificate is due within 10 business days of the request, which is two calendar weeks when no holiday falls inside it, and it is good for 30 days if delivered by hand or electronically and 35 days if mailed. A worked example: a certificate delivered electronically on day 0 stays effective through day 30, so a closing set for day 31 needs a refreshed certificate. The statute text sets fees at $250, plus $100 for delivery within 3 business days, plus $150 where the account is delinquent, and has the state adjust the caps for inflation every five years; the Department's notice currently authorizes $299, $119 and $179, with the next update due by July 1, 2027. Order the certificates in the first days of the inspection period for a villa or a Somerville unit, because the three-layer structure can mean three requests.

The property tax disclosure and the reset

Florida law requires that the buyer be given a property tax disclosure summary that warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The practical consequence is in the tax section below: our worked examples assess the home at the price, not at the seller's old capped value.

Open permits and unpermitted work

An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). Permit history for an address can be searched without an account on the City's EnerGov portal. For Sandoval homes built from 2005 to 2019, we search each address before the inspection period ends.

The documents we want in your hands

For a detached home: the master Declaration, the Use Restrictions and the April 2008 amendment, the neighborhood's Supplemental Declaration (the parent's, where the neighborhood is nested), the bylaws, the master estoppel, the master budget, the last two tax bills and the seller's flood disclosure. For a villa: all of those, plus the Villas I Neighborhood Declaration and its amendments, the villa estoppel, the villa budget and the roof and exterior maintenance records. For a Somerville unit: the master documents, the Somerville Supplemental Declaration, the Section's declaration, budget, reserve schedule and minutes, the recreation association's budget, the three estoppels and the funding record for the 2024 and 2025 building projects.

How Does a Home Purchase Run in Lee County, Step by Step?

A Lee County purchase runs from a written buyer agreement before the first tour, through a contract, an inspection period, association documents and estoppels, to a closing where the closing agent the seller chooses records the deed. The contract sets the days; Florida statutes set only the disclosure, cancellation and certificate deadlines described above.

Data updated: October 2026 (Florida Statutes 2026 edition and the National Association of REALTORS written buyer agreement guidance, read October 7, 2026).

Step 1: the written buyer agreement

Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement "prior to touring a home, including both in-person and live virtual tours", and it must state the amount or rate of the agent's compensation and that "broker commissions are not set by law and are fully negotiable". That requirement comes from the industry settlement, not from Florida statute. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent.

Step 2: the search

We search by product first, because the product decides the associations, then by street, then by the lot's flood zone. We read the recorded sales on the street before the first tour, so you hear the price range before you see the house.

Step 3: the offer and the contract

The offer sets price, deposit, financing terms and dates in the Florida Realtors and Florida Bar contract. Contract timelines such as the inspection period, the financing period and the days to closing are set in the contract, and we print no default day count. Ask for the estoppel certificates, the governing documents and the flood disclosure as written conditions.

Step 4: inspections

A home inspection looks at the structure and systems. Insurers may ask for a four-point inspection on a home over 20 years old and for a wind mitigation inspection on the state's Uniform Mitigation Verification Inspection Form, which insurers must accept from an authorized inspector. Sandoval homes were built from 2005, so the oldest are about 21 years old. Ask the inspector to note the roof age, the water heater, the air-conditioning system and, for villas and Somerville units, what the association is responsible for.

Step 5: documents and estoppels

Order the estoppel certificates at the start of the inspection period. The certificate for a detached home takes one request, a villa two and a Somerville unit up to three. The flood determination for the lot and the elevation certificate, where one exists, are requested in the same week.

Step 6: insurance and the loan

Binding insurance quotes for the exact home with its wind mitigation form are obtained inside the inspection period, not after it, because the premium decides whether the monthly number works. The lender orders the appraisal and the flood determination and, for a Somerville unit, reviews the Section association.

Step 7: closing

In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent; the buyer customarily pays to record the deed and all costs of a new mortgage. Those are customs, not law, and the contract controls. Florida property taxes are for the calendar year and are paid in arrears, so a closing prorates the year between seller and buyer.

Step 8: after closing

File the homestead application with the Lee County Property Appraiser by March 1 of the year you qualify. Open the City utility account. Expect the tax reset: the assessment moves toward the price you paid. Keep the estoppel certificates and the closing statement with your records.

What Does a Buyer Pay at Closing on a Sandoval Home?

A Sandoval buyer's cash to close at a 20 percent down payment on the $359,500 all-homes median is about $77,500: $71,900 down, $18.50 to record a two-page deed, $1,006.60 mortgage documentary stamps, $575.20 intangible tax and the master's $4,000 reserve contribution, before inspections, insurance prepaids and lender fees.

Data updated: October 2026 (Florida Statutes sections 201.08, 199.133 and 28.24, 2026 edition; Sandoval Community Association page read October 7, 2026; arithmetic shown).

The state taxes on your mortgage

A new mortgage carries documentary stamp tax of 35 cents per $100 of the debt (section 201.08) and a one-time intangible tax of 2 mills, $2 per $1,000 (section 199.133). Recording a deed costs $10.00 for the first page and $8.50 for each further page (section 28.24), so a two-page deed records for $18.50.

A worked example by product

The table assumes a loan of 80 percent of the recorded median for each product.

What the seller customarily pays

Documentary stamp tax on a deed is 70 cents per $100 of the price (section 201.02), and in Lee County the seller customarily pays it along with the owner's title policy. At the four medians that is deed stamps of $2,516.50, $2,747.50, $2,205.00 and $1,785.00, and an owner's title premium, on the state-set schedule of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, of about $1,875.00, $2,040.00, $1,650.00 and $1,350.00. The title premium figures are estimates before any credit a title company applies. The contract controls who pays what.

The additions for villas and Somerville

A villa buyer adds up to two estoppel certificates and the villa association's $1,000 resale capital assessment, which the estoppel states and the contract assigns. A Somerville buyer adds up to three estoppel certificates and any transfer or application fee the Section reports; the Department states that condominium transfer fees are currently $150 per applicant.

Down payments at the median

At the $359,500 all-homes median, a 3 percent down payment is $10,785, 5 percent is $17,975, 10 percent is $35,950 and 20 percent is $71,900.

Fees we do not print

We print no figure for a title search, a settlement or closing fee, a lien search or a commission rate, because no dated public document sets one. Ask the closing agent for a written estimate, and ask your lender for a Loan Estimate that itemizes its own charges.

Prorations

Taxes are prorated for the calendar year. Master association dues are quarterly, so the closing statement credits the seller for the quarter already paid and charges you for the days you own. The villa assessment is payable quarterly in advance.

How Do Property Taxes Work After You Buy in Sandoval?

A Sandoval owner's yearly bill is ad valorem tax on the assessed value plus City and County assessments. The 2025 certified millage for the Cape Coral district was 15.3806 mills, and the 2026 total is 15.3250 mills in the Property Appraiser's book printed October 9, 2026. A homesteaded home assessed at $392,500 comes to about $5,366 in ad valorem tax.

Data updated: October 2026 (Lee County Property Appraiser 2025 certified rates and 2026 millage book printed October 9, 2026, read October 15, 2026; City of Cape Coral release of October 6, 2026; School District of Lee County release of September 9, 2026; 2025 certified tax bills).

The 2025 millage, authority by authority

The 2026 rate, as adopted

For 2026 the City Council kept the operating millage at 5.1471 mills with a $1.439 billion fiscal year 2027 budget (City release dated October 6, 2026), Lee County held its general revenue rate at 3.7623 and the School Board of Lee County adopted a total of 5.271 mills, down from 5.319. The Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, lists the total for district 057 as 15.3250 mills: 5.2710 for schools plus 10.0540 for every other line.

The assessments on two real 2025 bills

A detached Sandoval single-family home, homesteaded, assessed at $249,128, carried these lines on its certified 2025 bill:

A homesteaded Somerville condominium assessed at $249,356 carried a City fire services assessment of $515.88, stormwater of $62.40 and a Lee County solid waste line of $18.31, a non-ad-valorem total of $596.59 and ad valorem tax of $3,191.93. It carries no City solid waste line, because the buildings are on containerized service billed through the association, which explains the $416.38 difference from the detached home. Across all 69 villa bills, the median non-ad-valorem total is $1,026.85, with City fire services at a median of $543.64 (range $533.23 to $557.52) and stormwater of $62.40 on 68.

The fiscal year 2027 city rates

The City's assessments page still showed fiscal year 2026 as its newest column on October 7, 2026, so the fiscal year 2027 city rates are as reported by the Cape Coral Breeze on August 26, 2026: stormwater of $163 per equivalent residential unit (fiscal year 2026: $156), solid waste unchanged at $384.25 per dwelling unit, and a fire services assessment that averages $515.43 for a single-family home, down from $540.17. The fire services assessment is a two-tier special assessment whose method the Circuit Court validated in December 2013 and the Florida Supreme Court upheld in May 2015. Sandoval's $62.40 stormwater line equals 0.4 of a $156 unit, which suggests a part-unit billing basis; the November 2026 bill governs.

Homestead and Save Our Homes

For tax year 2026, the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000 and to non-school taxes only. The application is due by March 1 of the year you qualify. Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes.

The reset

A change of ownership triggers reassessment, which is why the seller's bill is not a guide to yours. On the 2025 bills, a homesteaded and a non-homesteaded villa of the same plan differed by about $3,470 in the combined bill ($1,575.58 against $5,043.13). Without a homestead at the 2026 rate, a home assessed at $392,500 would carry $392,500 times 15.3250 mills, $6,015.06, against $5,366.40 with the exemptions; the 2026 homestead exemption is worth $648.66 a year.

Worked example: ad valorem tax at the four medians

The method is the Property Appraiser's: taxable value is assessed value less the exemption, times the millage divided by 1,000. These are illustrations at the 2026 millage, not a bill.

Portability

A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, which matters if you are selling a Florida home to buy here. The application is made to the Property Appraiser.

The early-payment discount

Paying the tax bill early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January, 1 percent in February and none in March (section 197.162). On the combined 2025 bill of $4,201.40 on a detached home, the November discount of 4 percent is $168.06, which is why the owner in the example paid $4,033.34.

Amendment 3 is on the ballot, not the law

Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot and is not law. It would raise the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leave only the first $25,000 exempt from school taxes, and cut the non-homestead cap from 10 percent to 5 percent, and it would first show on August 2027 notices and November 2027 bills. It does not replace Save Our Homes. We price no purchase on it.

What Rules Run With a Sandoval Home?

Sandoval's recorded Use Restrictions and April 2008 amendment decide what you can park and lease: boats, recreational vehicles, trailers and golf carts stay in an enclosed garage, pickup trucks meet a list of conditions, leases run 30 days to one year, and no age restriction appears. Each neighborhood's declaration adds its own lease limit.

Data updated: October 2026 (Sandoval Community Association documents index and recorded instruments, read October 7, 2026).

Vehicles, garages and golf carts

The operative text is the April 2008 amendment. Commercial vehicles with visible lettering, mobile homes, recreational vehicles, pickup trucks, all-terrain vehicles, golf carts, three-wheelers, boats and other watercraft, trailers and stored vehicles may not be parked anywhere in the community other than inside an enclosed garage. A recreational vehicle or boat may sit in a driveway for no more than 24 hours while loading and unloading, no more than twice a month. A standard pickup up to three-quarter-ton capacity, an automobile or an SUV may be parked in a driveway if it meets a list of conditions, including no commercial lettering, an unaltered suspension and tires, and a registration to a Sandoval resident. Vehicles may not be parked on streets inside Sandoval. Privately owned all-terrain vehicles, golf carts, motorized scooters and three-wheelers may not be operated on any roadway, bike path, walking path or common area. A vehicle can be towed without notice. Every dwelling must have an enclosed garage, and the garage door must stay closed except for entry and exit.

Pets

The recorded Use Restrictions permit a reasonable number of dogs, cats and other usual household pets, with no breed restriction and no weight limit in the master document. Livestock and poultry are prohibited. Dogs must be leashed or otherwise confined outside the dwelling and droppings picked up. A villa owner may keep two domestic pets per home without board permission, with no weight limit, and two breeds are prohibited by name in section 8.2.10 of the villa declaration. The Somerville declaration permits reasonable numbers of usual household pets, with pit bulls and wolf hybrids excluded and no numeric cap or weight limit (section 9.6).

Age

No age restriction appears in the recorded Use Restrictions: section 1 restricts use to residential, recreational and related purposes with no age qualifier, and the record contains no housing-for-older-persons election.

Leasing in the master documents

The master sets a minimum lease term of 30 continuous days and a maximum of one year, no subleasing and whole-home leases only. A completed application and a $100 non-refundable processing fee must be delivered at least 15 days before the lease begins, and renewals require at least five business days' notice. Tenants buy identification cards at $11 and vehicle stickers at $15. The number of leases permitted in a year is set by each neighborhood's Supplemental Declaration, not by the master, so the document you need is the neighborhood's, or its parent's.

Leasing in the villas

A villa home may not be leased more than two times in any twelve-month period, for no less than 90 consecutive days and no more than one year, under the Neighborhood Declaration as amended by Amendment No. 6 (Instrument 2018000030782, recorded February 7, 2018). Occupancy of a leased home is limited to two persons per bedroom, and subleasing, room sharing and daily rentals are prohibited. Amendment No. 7 adds the association's own lease approval process: written notice, an application and fees at least 15 days before occupancy, with 10 days for the board to approve or disapprove.

Leasing in Somerville

The Somerville declaration sets a 30-day minimum and no more than four leases in a calendar year, for entire units only (section 12.2 and Article IV.A.3 of the Supplemental Declaration). An owner's amenity and parking rights are suspended while the unit is leased. We did not read the four Section condominium declarations, and they may add to this.

Short-term and seasonal rentals

A 30-day minimum forecloses nightly and weekly rental in the master documents, and the villa and Somerville terms are stricter or equal. Sandoval is a workable community for long-term lease and a poor one for short-term rental, and the covenant says so. If you are buying to lease, the leasing section of the correct Supplemental Declaration is the first document we pull.

Signs, equipment and the architectural committee

Window and wall air-conditioning units are prohibited, and exterior air-conditioning, heating and pool equipment must be screened from view. Clothes drying outside the home is prohibited. A home business is permitted only if it is not apparent or detectable from outside and involves no regular visitation. Timeshare and fractional use are prohibited. Realty signs must meet a published specification. Anything built, erected or placed outside a dwelling goes through the Architectural Review Committee under Article IV of the Declaration. The association publishes a review application dated May 9, 2024, an approved plant list dated February 2023 and a satellite dish standard, and the current full Architectural Standards document, dated August 2025, is member-gated, so we do not print fence or setback standards.

What Flood Zone Is a Sandoval Home In?

Sandoval carries three FEMA flood designations across its footprint: Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, on four map panels effective November 17, 2022. The zone is a lot-level fact, not a community-level one, and Cape Coral's Community Rating System Class 5 rating discounts flood premiums.

Data updated: October 2026 (FEMA National Flood Hazard Layer and Letter of Map Amendment records as read in September 2026; City of Cape Coral flood pages read October 7, 2026).

The three designations

A query of FEMA's flood hazard layer bounded to Sandoval returns three designations: Zone AE, inside the Special Flood Hazard Area, with a base flood elevation of 7.0 feet NAVD88; Zone X shaded, the 0.2 percent annual chance band outside the Special Flood Hazard Area; and Zone X unshaded, an area of minimal flood hazard. No AH, AO, A, V or VE zone intersects the footprint. The panels are 12071C0243G, 12071C0244G, 12071C0381G and 12071C0382G, all effective November 17, 2022, and a flood determination from before that date describes a map that no longer governs.

The zone is a lot question

Sandoval is not uniformly in one zone, and the difference is worth real money in premium every year. We do not publish a lot-by-lot map. On the villas, at the parcel point, 47 of the 69 are in Zone AE and 22 in Zone X; 46 of the 69 lots straddle the AE and X line and only one lot is entirely in Zone X. All 48 detached homes at the south end of Anguilla Drive are in Zone X. In Somerville, on the effective map, ten buildings sit in Zone AE and twelve in Zone X shaded.

The Somerville map amendment

FEMA Letter of Map Amendment case 23-04-5574A, dated August 8, 2023, removed all 22 Somerville buildings and the pool house from the Special Flood Hazard Area. A lender may still require flood insurance. Across the whole community FEMA's records hold 18 Letter of Map Amendment cases from 2006 to 2026, so the route is demonstrably available to an owner of an AE-zone home with elevation data.

The Community Rating System discount

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. That is a 25 percent flood insurance discount, which FEMA's current rating method applies to every NFIP policy in the city, X zone included. On November 22, 2024 the City announced that it retained the 25 percent discount and avoided FEMA probation. The City's NFIP community number is 125095. The City also says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area.

Elevation certificates

Many elevation certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file. For an AE-zone Sandoval home, a current elevation certificate is worth commissioning, because it can support a lower premium and, in some cases, a map amendment.

The 50 percent rule if you renovate

An improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Market value for that test is the value of the building only, excluding land. The cost counted includes labor and materials at market rates and a contractor's overhead and profit, while pools, detached accessory structures, permit fees and plug-in appliances can be left out. A building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot of freeboard. We print no look-back period, because the City's current notice states none.

What lenders and the flood disclosure add

Flood insurance is mandatory for a federally backed mortgage on a home in the Special Flood Hazard Area, and it is available to every property in Cape Coral, including X-zone properties. The seller's flood disclosure under section 689.302 tells you what the seller knows about flooding and claims. A lender's flood determination tells you the zone of the structure.

What to do before you buy

Before you offer, ask for the lender's flood determination, any elevation certificate, the seller's flood disclosure and the FEMA Map Service Center record for the parcel. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral, case 25-04-1807P, with a modification date of April 21, 2026, and does not describe the change, so check the current effective map for your parcel on the day you offer.

What Do Hurricanes and Insurance Mean for a Sandoval Buyer?

Sandoval sits in the City's Central Cape evacuation area at level B, county zone B2, surge zone 2, and no source states a Hurricane Ian surge depth at a Sandoval address. Insurance depends on the roof, openings, flood zone and elevation of the exact home; Citizens' published Lee County averages show the order of magnitude, not a quote.

Data updated: October 2026 (National Hurricane Center report on Hurricane Ian; Citizens Property Insurance Corporation 2026 approved rate changes by county; City of Cape Coral evacuation layer as carried from September 2026).

The evacuation classification

The City's evacuation layer places the community address in the Central Cape area, evacuation level B, county zone B2 and surge zone 2. Evacuation level is a county judgment about which addresses leave first. It is not a promise and it is not insurance. Look up your own address before you rely on it.

What the Hurricane Ian record supports

Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 with an intensity of 130 knots, about 150 miles an hour, Category 4. The National Hurricane Center says maximum inundation of 6 to 9 feet above ground occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and that its sensors in Matlacha and Cape Coral were lost or destroyed. The 7.26 feet often quoted is the tide gauge near downtown Fort Myers, not Cape Coral. In Lee County at least 52,514 structures were affected, 5,369 destroyed and 14,245 with major damage. The report gives no Cape Coral count by neighborhood, so we print no Sandoval damage claim.

Why the lakes matter

Sandoval's lakes are the community's engineered stormwater system, permitted by the South Florida Water Management District and attached to the master Declaration as an exhibit. The developer counts 20 lakes; the association owns 25 water-classified parcels totalling about 124.8 acres; Calypso Lake is 22.51 acres on the county record. That is design intent from the recorded documents, not a performance claim.

What Citizens publishes for Lee County

These are Citizens' own Lee County figures, not Cape Coral alone, not the private market and not a quote. For all personal lines, 21,124 policies had an average premium of $2,923 before and $2,797 after an approved change of minus 4.3 percent in the 2026 rates. For homeowners multiperil (form HO3), 5,586 policies had an average of $3,322 before and $3,039 after, minus 8.5 percent. For homeowners wind-only (form HW2), 1,219 policies had $4,550 before and $4,279 after, minus 5.9 percent. For condominium unit owners multiperil (form HO6), 801 policies had $1,459 before and $1,356 after, minus 7.0 percent. We print no premium range for Sandoval, because Citizens' averages carry different coverage amounts than a particular home.

Four-point inspections and roofs

Citizens requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for roof types it treats as longer-lived). Other insurers set their own rules. Sandoval homes built in 2005 are over 20 years old and those built in 2006 are at the line, and the Somerville buildings applied for a tile re-roof permit in June 2024.

Wind mitigation

A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. Every Sandoval home was permitted under the modern Florida Building Code, from 2005 onward, and credits turn on documented features rather than year alone. The practical step is the inspection at purchase.

Flood insurance

Flood coverage is separate from homeowners coverage. Cape Coral's NFIP community number is 125095 and the City's discount applies to policies in the City. A lender requires coverage in the Special Flood Hazard Area, and the City points out that NFIP coverage is available to every property, including X-zone properties.

Get binding quotes inside the inspection period

Obtain a binding homeowners quote with the wind mitigation form and a flood quote for the exact home before the inspection period ends. A premium you learn after the deadline is a premium you cannot negotiate over.

What Utilities and Services Come With a Sandoval Home?

City of Cape Coral water, sewer and irrigation serve Sandoval, solid waste is billed on the tax bill for houses and villas, and internet is bundled into the master assessment under a 2025 fiber agreement. From October 1, 2026 the City's water capacity charge is $25.36 a month and its wastewater capacity charge $32.83 a month, plus usage.

Data updated: October 2026 (City of Cape Coral water, wastewater and irrigation rate schedules effective October 1, 2026, read October 7, 2026; Sandoval Community Association page read October 7, 2026).

City water, wastewater and irrigation rates

A year earlier, the water capacity charge was $22.85 and the wastewater capacity charge $29.58, so each rose 11.0 percent. At 5,000 gallons of water and 5,000 gallons of wastewater a month the bill is $163.04, which is $1,956.48 a year.

Account set-up charges

The City's schedule lists a security deposit of $225.00, a new account application fee of $20.00 and a meter installation charge of $325.00 for a 5/8 inch meter. Ask the City which of these apply to your account at a resale.

Trash and recycling

Single-family homes and villas are on the City's curbside solid waste route and carry the City solid waste assessment on the tax bill. Somerville buildings, with six or eight units each, are on containerized service billed to the association. On 16 of 16 sampled villa addresses read September 12, 2026, collection was on Thursday.

Internet and television

The association states that internet is a community amenity and contracted Blue Stream Fiber in 2025 to build fiber to the home. The association's documents page still reads "up to 500 Mbps" and does not mention the new provider, so we print no speed. Cable television is not established as included.

Electric

We did not verify an electric provider for Sandoval and print none. Ask at contract.

Septic and wells

Sandoval is on City water and sewer, so there is no septic tank to inspect or abandon.

How Far Is Sandoval From Everything?

Sandoval is 1.3 route miles from the Shops at Surfside grocery, 5.2 miles from Cape Coral City Hall, 13.2 miles from downtown Fort Myers and 25.4 miles from Southwest Florida International Airport, measured from Club Sandoval on October 7, 2026. These are route miles, not travel times, and the toll direction matters.

Data updated: October 2026 (route miles computed October 7, 2026 on the OpenStreetMap-based OSRM routing engine, driving profile, destinations geocoded with the U.S. Census Bureau geocoder; toll fares read October 7, 2026).

From the Somerville tract and Anguilla Drive

From the Somerville tract the same grocery is 0.6 route miles, Club Sandoval 1.1, Cape Coral City Hall 6.7, Cape Coral Hospital 8.1, downtown Fort Myers 13.5 and the airport 24.7. From Anguilla Drive on September 12, 2026, Club Sandoval is 0.6 route miles, the grocery 1.5, Cape Coral Hospital 7.6 and the airport 25.8.

Bridge tolls

The Cape Coral Bridge and the Midpoint Memorial Bridge toll for a two-axle vehicle is $2.00 with a transponder or prepaid account and $5.00 pay-by-plate. The Lee County fare page states: "Toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel." The drive from Cape Coral toward Fort Myers is not tolled. LeeWay yearly programs run November 1 to October 31: unlimited trips cost $330 a year, and the reduced fare is $40 a year. One tolled crossing each working day at $2.00 for 250 days is $500 a year, against $330 for the unlimited program.

The Cape Coral Bridge replacement

The finished bridge goes from two lanes each way to three plus a shared-use path, and four lanes stay open during construction. On September 19, 2023, the Lee County Board voted to advance the replacement design with a pedestrian bridge, with construction "set to begin in 2026". We print no cost and no completion date, because published cost figures range widely.

Hospitals

Cape Coral Hospital is the nearest full hospital, 6.6 route miles from Club Sandoval and on the Cape Coral side of the river. The Level II trauma center is Gulf Coast Medical Center in Fort Myers, 16.1 route miles away across the river, which is a distinction many pages get wrong.

Which Schools Serve a Sandoval Address?

A Sandoval address sits in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, so the School District of Lee County offers a pool of four elementary, two middle and five high schools rather than one assigned school at each level. Trafalgar Middle is 0.46 miles from the community address.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027, approved December 1, 2025; Florida Department of Education 2025-26 school grades; distances carried from September 2026 and computed October 7, 2026).

State school grades and distances

From Club Sandoval the route miles are 0.5 to Trafalgar Middle, 1.0 to Trafalgar Elementary and 3.3 to Ida S. Baker High. A grade is one measure of a school. Visit and ask about programs before you decide.

How placement works

The district runs a residential and choice proximity plan. Within a zone, families rank the pool during the annual open-enrollment window, which opened online on January 20, 2026 for the 2026 to 2027 year, and where a school is oversubscribed a lottery places students using a preference order that includes sibling preference and proximity. A page that names a single assigned school at any level is not describing the plan in effect. We name none.

The municipal charter schools

The City of Cape Coral runs its own municipal charter school system, Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High. Oasis High's page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity.

Check your own address

The school a particular address is zoned to needs the district's address lookup. Check it before you offer, because an enrollment plan can change from year to year.

What Amenities Come With a Sandoval Home?

Club Sandoval's two buildings total 11,944 square feet on a 7.49-acre tract. The community has a Lagoon Pool with a waterslide, a fitness center, three tennis courts, four dedicated pickleball courts, two bocce courts, two dog parks, a fishing pier on Calypso Lake, a two-mile linear park called the Esplanade, and no golf course, marina or boat ramp.

Data updated: October 2026 (Sandoval Community Association pages read in August and September 2026 and cross-checked October 7, 2026).

Club Sandoval and the pool

Club Sandoval has two buildings, 11,944 square feet in all with 8,945 square feet air-conditioned, built in 2006 and 2021. The county roll confirms a 2021 building of 8,945 heated square feet on Sandoval Parkway. The community has one Lagoon Pool with a waterslide and a children's splash feature, and a fitness center.

Courts, fields and lawn games

Sandoval lists three tennis courts, four dedicated pickleball courts plus one tennis court convertible to two more, two bocce courts, basketball, sand volleyball, shuffleboard, horseshoes and disc golf.

Dog parks, the playground and the lake

Two dog parks, a resident-designed playground, a fishing pier on Calypso Lake and Calypso Park on a 3.88-acre recorded tract complete the list. Calypso Lake is 22.51 acres on the county record.

The Esplanade

The Esplanade is a linear park about two miles long that connects neighborhoods and reaches the retail at the community's edge.

A second pool in Somerville

A second pool and cabana stand on the Somerville recreation tract and belong to the Somerville recreation association. Only Somerville owners and their tenants, guests and invitees use and fund it.

What is not here

No golf course, no marina and no boat ramp. The nearby Cape Royal community has a public 27-hole golf course with no membership requirement, which answers the golf question for a Sandoval buyer who plays. Our guide to Cape Royal explains how.

What Is Being Built Near Sandoval?

No builder is selling new homes inside Sandoval, whose last homes were completed in 2019, but Cape Coral Grove, a 131-acre mixed-use development about 1.6 route miles from Anguilla Drive, was approved on August 7, 2024 with about 1,200 apartment residences, a 125-room hotel and more than 350,000 square feet of retail, dining and entertainment.

Data updated: October 2026 (City of Cape Coral project pages read October 7, 2026; City Council actions as dated).

Cape Coral Grove

Cape Coral Grove sits on Pine Island Road between Chiquita Boulevard and Burnt Store Road, and the City describes it as rental housing, not homes for sale. The development agreement, Ordinance 64-24, was approved August 7, 2024.

The bridge

The Cape Coral Bridge replacement is the regional project that changes a Sandoval commute; its lane continuity is described above.

North Cape and the south

Growth in the north of the city is citywide context and not a Sandoval item: Seven Islands (a maximum of 995 residential units, development agreement approved January 21, 2026, a community development district approved July 22, 2026) and Star Farms at Cape Coral (a 1,732-acre planned development for a maximum of 3,500 dwelling units, with a district of about 1,280 acres approved July 22, 2026). Bimini East in the South Cape is proposed, not approved: Ordinance 55-26 had its first hearing set for October 7, 2026 and its second for October 21, 2026. Rental projects such as Bimini Square and The Cove at 47th are not places to buy.

Zoning on your street

The City's zoning layer read on September 12, 2026 codes 722 Sandoval parcels R1 single-family and 585 CC commercial corridor inside the Pine Island Road District future land use (the Anguilla, Vareo, Lambay, Belleville, Malaita, Clairfont, Casibari, Cayes, Astwood, Pamplico and Lavaca streets), with Somerville in RML multi-family low. Every villa parcel is CC. Ask the City what the designation means for a rebuild or a change of use at an address you are considering. A citywide text amendment on accessory structures, including garages, was before Council in September 2026.

What the pipeline means for a buyer

The City's public hearing list, as checked for our Sandoval community guide, shows no rezoning case or future land use amendment next to Sandoval, so there is no entitlement change we can name for the land beside the gate. Re-check the list on the day you offer.

How Do We Find You the Right Sandoval Home?

We find you the right Sandoval home by choosing the product first, because the product decides the associations, then reading the street's recorded sales and the lot's flood file before a tour, and then touring only homes that pass those checks. The method takes a day to assemble and saves weeks later.

Step one: the monthly number

We start with your total monthly number, not the price: the mortgage, the master dues at the tier you will carry, a second association layer for a villa or a Somerville unit, taxes at the reset assessment, insurance and utilities. The worked examples above show the arithmetic.

Step two: the product

A detached home, a villa and a condominium differ in association structure, maintenance responsibility and recorded price. We say which one fits your list of requirements, using home features and not anything about who you are.

Step three: the neighborhood file

For each neighborhood on the shortlist we pull the Supplemental Declaration, the parent's where nested, the lot's lake frontage and pool status from the roll, and the street's recorded sales.

Step four: tours that answer questions

We tour with the checklists above. We watch the Southwest Florida MLS for homes that match your criteria and tell you the day one reaches the market.

How Do We Negotiate for You in Sandoval in 2026?

We negotiate for you in Sandoval from the county record: what the same street and product sold for, how that compares with the list price, and which terms protect you. All 92 sales in the 12 months to September 25, 2026 were resales, so the comparison set is other owners' houses, not a builder's price list.

Price from the county record

We start with the sales on the street, then the neighborhood, then the product. The street table above shows the range: a detached home on Hopefield Court sold from $305,000 to $415,000, while one on Stonyhill Court sold from $429,000 to $701,000. We adjust for heated area, year built, lake frontage, a private pool and condition.

Terms that protect you

We ask for the estoppel certificates, the governing documents and the flood disclosure as written conditions of the contract; an inspection period long enough to order them; the association's right-to-cancel windows noted in the contract; and a deposit schedule that fits the dates. The contract sets every day count.

Using what the inspection and the documents find

If the inspection finds a roof near the end of its life, a flood determination in Zone AE, or a Section association that has levied a special assessment, we use it to ask for a price change, a credit or a repair. Where a document is missing, we ask for the contract to say what happens.

Reading time on market

The median Sandoval closing took 78 days on market and sold at 96.1 percent of list in the 12 months to September 25, 2026 (Southwest Florida MLS, Matrix, pulled October 10, 2026). A listing well past that mark is one where we ask the listing agent what has changed, and we tell you which instrument each number came from.

Protecting your deposit

The deposit is held under the contract's terms. We read the deadlines that return it, including the HOA summary and condominium windows, and calendar each one.

How Does Buyer's Agent Compensation Work in Sandoval in 2026?

Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. The requirement comes from the industry settlement, not from Florida statute.

What the national settlement changed

Since the same date, offers of compensation to a buyer's broker are not advertised on the multiple listing service. A seller may still choose to offer compensation off the service, and seller concessions may still be listed. The National Association of REALTORS summarizes the changes on its pages.

The Florida agency question

Chapter 475 does not require a buyer agreement before a showing. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent (section 475.278). We explain the choice in writing before you sign.

Who pays

Compensation is negotiable and is set in the buyer agreement and the contract. We state ours before the first tour and do not print a rate on this page.

What it means for a Sandoval purchase

Because every recorded Sandoval sale in the window was a resale, the compensation conversation is between you, your agent and the seller's offer in the contract. Ask the seller's agent in writing what, if anything, the seller is offering.

How Do You Finance a Sandoval Home in 2026?

Financing a Sandoval purchase turns on four inputs: the down payment, the lender's treatment of association dues, the flood zone of the lot and, for a Somerville condominium, the building's eligibility. There is no district assessment to add to the debt-to-income ratio. A 20 percent down payment at the $359,500 median is $71,900.

The down payment arithmetic

Dues in the debt-to-income ratio

A lender counts the master dues, $2,730.00 a year at the base tier or $4,254.88 with landscaping as published, and, for a villa or Somerville unit, the second association's charge. A lender also counts property taxes and insurance. The charges that the Sandoval association bundles, such as internet, are inside the dues.

Flood insurance

If the lot is in Zone AE, flood insurance is mandatory for a federally backed mortgage, and the premium belongs in the monthly number before you commit.

Condominium eligibility

A lender reviewing a Somerville unit looks at the Section association: its budget, reserves, litigation and any special assessment. The 2024 roof and 2025 window projects are questions a lender may ask the Section about.

Appraisal

An appraiser values a resale from comparable recorded sales. In a market where the median fell 14.3 percent year over year, an appraisal can come in below a contract price that was set from older sales. We bring the recent sales to the appraiser.

Current rates

The current mortgage rate belongs to your lender. Freddie Mac publishes its Primary Mortgage Market Survey weekly. We print no rate on this page.

What Are the Pros and Cons of Sandoval for a Buyer?

Sandoval's pros are a deep amenity list, three distinct products, no district assessment and a long run of recorded sales; its cons are strict vehicle and garage rules, no boat access, limited leasing and, for villas and condominiums, extra association layers. These are features of homes and places, and the weight you give each is yours.

Pros

• A single gated community with a Lagoon Pool, a fitness center, courts, two dog parks, a fishing pier and a two-mile linear park, funded through the master assessment.
• No community development district and no utilities extension assessment on the bills we read.
• Three products from a $212,500 condominium to a $780,000 detached home.
• 92 recorded sales in 12 months, so most streets have a recent comparable.
• Lake frontage on about 65 percent of residential parcels, with no seawall or dock to maintain.
• A recorded two-story cap, so milestone and structural reserve study rules do not attach.
• No association application for buyers.

Cons

• Boats, recreational vehicles, trailers and golf carts must stay in an enclosed garage, and a pickup truck parks in a driveway only under a list of conditions.
• No boat access on any water body.
• Leasing is limited, with villas capped at two leases in twelve months.
• Villas and Somerville units pay a second association, and their assessments are not published.
• The master's published dues carry no effective date.
• Several lots are in Zone AE, so flood insurance can be required.
• Median prices have fallen 14.3 percent from the prior 12 months on a mix-affected basis.

How the list lands for a buyer

If the home you want needs a place for a boat or a work truck, Sandoval's covenants are the deciding fact. If it needs a lake view, 65 percent frontage is the number. If it needs low carrying cost, the detached homes at the lower street medians and the villas sit at different points on the monthly table above. Compare the lists with the worked examples.

Selling a Florida Home to Buy in Sandoval?

If you are also selling a Florida home to buy in Sandoval, the two transactions need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. We run both sides so neither date surprises you.

Already own in Sandoval?

If you are moving within the community, start with a free Sandoval home valuation built on the county's recorded sales by street. When you are ready to list, our guide to selling your home in Sandoval explains how we price a resale. Call Jesse direct at (239) 898-6072.

Timing a sale against a purchase

We map both dates before you sign: the estoppel clock, the inspection period and the closing date on each side.

Selling elsewhere in Cape Coral?

For a home in another Cape Coral neighborhood, start with a Cape Coral home valuation or read how we sell homes in Cape Coral, and see our guide to buying a home in Cape Coral. Our Cape Coral area guide sets the city picture beside Sandoval.

Thinking of Selling Your Sandoval Home? List With the #1 Team in Southwest Florida Since 2012

If you own in Sandoval and are thinking of selling, the most useful first step is a pricing read from the county's recorded sales on your street and in your product. Call Jesse direct at (239) 898-6072 or get a free home valuation. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.

Get a Free Valuation in 60 Seconds. Get a free Sandoval home valuation, read how we sell homes in Sandoval, or call Jesse direct at (239) 898-6072.

Set Up Custom Sandoval Listing Alerts

A custom Sandoval listing alert tells you about the right home the day it reaches the market. With three products and about 92 resales a year, the buyers who see a correctly priced home first are the ones who get to tour it and write the first offer.

Filters that matter here

Price and bedrooms are the least useful filters. The ones that matter are product (detached, villa or condominium), neighborhood or street, year built, lake frontage, private pool and whether the lot is in Zone AE or Zone X.

How to set one up

To see which Sandoval homes are for sale, browse our team's Cape Coral search on Domain Realty Group, or tell us your criteria and we will build the saved search and send you the link. Call Marc at (239) 287-5873.

Get Your Sandoval Buyer Consultation

The Sandoval buyer consultation is a working session, not a sales meeting: we take your monthly number, compare the three products, flag the streets and lots that need a closer look at the flood file and give you the document list for the addresses you like. There is no charge and no obligation.

What you get out of it

A carrying-cost model with the association layers separated from the mortgage; the recorded sales for the street and product you are considering; the FEMA zone and any elevation certificate for any address you name; a list of the estoppel certificates the home needs; and an estimate of your cash to close from the state figures in this guide.

What we will ask you

Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, and which of the vehicle, lease and pet rules matter for your plans.

How to book it

Use the Sandoval buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Reviews From Buyers Who Worked With Us

McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not Sandoval transactions unless the client says so, and we do not display an aggregate rating.

On negotiating

★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review

On the whole process

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

On market knowledge

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

What We Could Not Verify, and Where You Get It

These are the Sandoval questions a buyer will ask that no public primary source we could read on October 7, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet, and each item below names who settles it.

• The effective date and the current amount of the master dues. Settled by the estoppel certificate and the association's adopted budget.
• The villa neighborhood association's regular assessment. Settled by the villa estoppel and budget; it is published nowhere.
• The Somerville Section and recreation assessments. Settled by each Section's budget and estoppel; the only figures we hold are fees entered at closings.
• Who issues the villa estoppel certificate. Settled in writing by the association's response.
• The electric provider for a Sandoval address. Settled by the closing agent or the utility's address tool.
• The delivered internet speed and whether cable television is included. Settled by the association's office.
• The four Section condominium declarations, which may add leasing limits. Settled by the recorded documents.
• How the 2024 roof and 2025 window projects in Somerville were funded. Settled by the Section's board records.
• The flood zone, base flood elevation and elevation certificate of any particular lot. Settled by the lender's determination and the elevation certificate.
• A surge depth at a Sandoval address in Hurricane Ian. No source states one.
• The current architectural standards, dated August 2025, which are member-gated. Settled by the association.
• The original list price and cumulative days on market of each Sandoval closing, which the MLS export we read does not carry. Settled by the listing history of the specific home.
• The November 2026 tax bills. Settled by the Tax Collector.
• Coral Lakes dues, structure and district status. Settled by its association and the estoppel.
• The school an address is zoned to. Settled by the district's address lookup.

Frequently Asked Questions, Buyer Edition

The questions below are the ones Sandoval buyers ask us most, from what Sandoval is and what it costs to which documents you receive and how the purchase runs. Each answer draws on a source, and where a fact is not public the answer says so and names the document that holds it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association documents, Florida corporate records and statutes read October 7, 2026).

What is Sandoval in Cape Coral?

Sandoval is a gated master-planned community of 1,406 homes on Veterans Memorial Parkway in Cape Coral, Florida 33991, developed by Bonita Bay Group, with homes completed from 2005 to 2019. It has detached houses, attached villas and Somerville condominiums under a master association, a Lagoon Pool and a two-mile linear park (Sandoval community guide).

Where is Sandoval located?

Sandoval sits on Veterans Memorial Parkway, west of Surfside Boulevard, in central Cape Coral, with named gates at Veterans Memorial Parkway and Pine Island Road. It is 5.2 route miles from Cape Coral City Hall and 13.2 route miles from downtown Fort Myers, measured from Club Sandoval on October 7, 2026.

How many homes are in Sandoval?

The Lee County roll dated October 4, 2026 lists 1,406 homes: 1,166 detached houses, 69 attached villas and 171 Somerville condominiums. The association's 2025 bulk fiber agreement counts about 1,425 doors, and the county's parcel fabric shows 1,253 single-family parcels plus 172 recorded condominium units, which sum to the same 1,425.

What are the three kinds of homes in Sandoval?

They are detached single-family homes on platted lots, attached twin villas on Anguilla Drive and Pamplico Court, and two-bedroom Somerville condominiums on Somerville Loop. Each joins a different set of associations: the master alone for a detached home, the master plus Villas I for a villa, and the master plus the recreation association and a Section association for a condominium.

What is the median price of a Sandoval home?

For the 12 months to September 25, 2026, Lee County recorded 92 Sandoval sales at a median of $359,500. Detached homes were 70 sales at $392,500, villas seven sales with a median of $315,000 and Somerville condominiums 15 sales at $255,000. The community-wide median is lower than the detached median because of the product mix.

What did Sandoval homes sell for in the last 12 months?

Prices ran from $212,500 for a Somerville condominium to $780,000 for a detached home on Fairmont Cove Court. Of the 92 sales, 58 closed under $400,000, 40 closed between $300,000 and $399,999 and 17 between $500,000 and $749,999. None closed at $1,000,000 or more.

Are Sandoval prices going up or down?

On the county record the all-homes median fell 14.3 percent, from $419,259 to $359,500, while sales rose 53.3 percent from 60 to 92. The like-for-like single-family figure fell 9.2 percent, from $424,000 to $385,000, on 77 sales against 55. From the 2022 peak, the single-family median is down 16.8 percent.

How much is the Sandoval HOA fee?

The association publishes master dues of $682.50 a quarter without landscaping and $1,063.72 with it, $2,730.00 and $4,254.88 a year, as published by the association and read October 7, 2026. The page prints no effective date. Villas and Somerville units pay a second association layer that is not published. The estoppel certificate states the amounts in force (Sandoval Community Association documents).

What does the Sandoval HOA fee cover?

The association states that internet is included as a community amenity, and that amenity access, gate and access control and the lakes and common landscaping are association-administered. Optional lawn care is the second dues tier. Cable television is not established as included, and we did not identify the Declaration article that assigns these items to the common expense.

What is the $4,000 reserve contribution in Sandoval?

It is a one-time reserve contribution payable to the master association by the buyer at closing on a resale, as published on the association's page with no effective date. Ask the title company to confirm the amount on the closing statement, and ask the estoppel certificate to state it. A villa also carries a $1,000 resale capital assessment to its own association.

Does Sandoval have a CDD?

No. Every Sandoval parcel is in Lee County taxing district 057, the City of Cape Coral district, and neither itemized 2025 tax bill we read, nor any of the 69 villa bills, carries a district line. That means no district debt service or operations assessment is billed on a Sandoval home.

Does Sandoval have an assessment for water and sewer?

Neither itemized 2025 Sandoval bill carries a utilities extension, water, sewer or irrigation assessment, and the City records Somerville's utilities as a developer contribution. City water, sewer and irrigation serve Sandoval at the City's monthly rates. Where the City's extension project applies elsewhere in Cape Coral, assessments run from $10,296 in the earliest areas to $33,367 per equivalent parcel up front.

Can I keep a boat or an RV at Sandoval?

Not outside an enclosed garage. The April 2008 amendment lets recreational vehicles and boats sit in a driveway for no more than 24 hours while loading and unloading, no more than twice a month. Boating itself is prohibited on every Sandoval water body, so there is no dock, ramp or seawall in the community.

Can I rent my home in Sandoval?

Yes, on terms. The master sets a 30-day minimum and a one-year maximum, a $100 application filed 15 days before the lease starts, no subleasing and whole-home leases only. Each neighborhood sets how many leases a year, villas allow two in twelve months of at least 90 days, and Somerville allows four in a calendar year.

Are short-term rentals allowed in Sandoval?

A 30-day minimum lease in the master documents rules out nightly and weekly rental, and the villa and Somerville terms are stricter or equal. Read the Supplemental Declaration for the neighborhood and the Section documents for a Somerville unit before you buy to lease.

Are pets allowed in Sandoval?

Yes. The master permits a reasonable number of usual household pets with no breed restriction and no weight limit, and a villa owner may keep two without board permission, with two breeds prohibited by name. Somerville excludes pit bulls and wolf hybrids. There are two dog parks.

Is Sandoval age-restricted?

No age restriction appears in the recorded Use Restrictions, which restrict use to residential, recreational and related purposes with no age qualifier. The county carries no age-restricted designation, and the record contains no housing-for-older-persons election.

Does Sandoval require HOA approval of buyers?

No. The association states on its own governing-documents page that Sandoval has no application process for new buyers. Tenants do apply, with a completed application and a $100 processing fee at least 15 days before a lease begins.

What is the difference between a villa and a detached home in Sandoval?

A villa is an attached twin home on a fee-simple lot, one story, two bedrooms and two baths at about 1,542 square feet, built 2013 to 2017, in a second association that maintains the roof and exterior paint. A detached home is a house on its own lot in a named neighborhood with the master as its only association. The seven villa sales in 12 months had a median of $315,000 and the 70 detached sales $392,500.

What does a Somerville condominium cost to own?

At the $255,000 median, the estimated 2026 ad valorem tax is $3,259.21, the 2025 certified assessments on a sample unit were $596.59 and the fees entered at 14 closings had a median total of $7,848 a year, which together come to $11,703.80 a year or $975.32 a month, before insurance and utilities. The Section and recreation charges are not published.

Do Sandoval condominiums have milestone inspections or structural reserve studies?

No. Florida's milestone inspection and structural integrity reserve study rules attach to buildings of three or more habitable stories, and Sandoval's recorded Use Restrictions cap every dwelling at two stories and 35 feet. The Somerville associations remain subject to the rest of Chapter 718, including reserve budgeting and a resale package with a 7-day review.

What documents do I get when I buy in Sandoval?

You are owed the flood disclosure at or before the contract is signed, the homeowners association disclosure summary before signing with a 3-day right to void, a property tax disclosure summary, and, for a Somerville unit, the condominium resale package with a 7-day review. You also order estoppel certificates, one for a detached home, two for a villa and up to three for a Somerville unit.

How long does an estoppel certificate take and what does it cost?

An estoppel certificate is due within 10 business days of the request and is effective for 30 days if delivered by hand or electronically and 35 if mailed. The Department of Business and Professional Regulation currently authorizes not more than $299, an additional $119 if expedited within 3 business days and up to $179 more if the account is delinquent.

Is Sandoval in a flood zone?

Parts of it are. Sandoval carries Zone AE with a base flood elevation of 7.0 feet NAVD88, Zone X shaded and Zone X unshaded, on four panels effective November 17, 2022. The zone depends on the lot: for example, 47 of the 69 villas are in Zone AE and all 48 detached Anguilla Drive homes are in Zone X. A lender's flood determination settles the lot.

What is the evacuation zone for Sandoval?

The City's evacuation layer places the community address in the Central Cape area, evacuation level B, county zone B2 and surge zone 2. Whether a zone is ordered to evacuate is a county decision made when a storm approaches, so look up your own address.

How did Hurricane Ian affect Sandoval?

The National Hurricane Center reports 6 to 9 feet of inundation above ground in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River and says its Cape Coral sensors were lost. No source we read states a surge depth, or the absence of one, at a Sandoval address, so we make no claim for it (National Hurricane Center).

How much is homeowners insurance in Sandoval?

We print no figure for a Sandoval home. Citizens' own Lee County averages for 2026 are $3,039 for a homeowners multiperil policy, $4,279 for wind-only and $1,356 for a condominium unit owner, but those are Citizens' book for the county, not a quote. Get binding quotes with the wind mitigation form inside the inspection period.

What are property taxes in Sandoval?

The certified 2025 millage for the City of Cape Coral district was 15.3806 mills, and the 2026 total is 15.3250 mills (Property Appraiser's book printed October 9, 2026). A homesteaded home assessed at $392,500 comes to about $5,366 in ad valorem tax, plus City and County assessments that were $1,012.97 on a 2025 detached sample bill. The November 2026 bill governs.

What are the closing costs for a buyer in Sandoval?

At a 20 percent down payment on the $359,500 median, the buyer pays $71,900 down, $1,006.60 in mortgage stamps, $575.20 in intangible tax, $18.50 to record a two-page deed and the master's $4,000 reserve contribution, about $77,500 before inspections, prepaids and lender fees. Estoppel fees are extra.

Who pays the owner's title policy in Sandoval?

In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. These are customs, not law. The contract controls.

What schools serve Sandoval?

A Sandoval address is in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, so the district offers pools of four elementary, two middle and five high schools. Trafalgar Middle is 0.46 miles from the community address. Check the district's lookup for your address.

How far is Sandoval from the airport?

Southwest Florida International Airport is 25.4 route miles from Club Sandoval, measured on October 7, 2026, and the trip crosses the Caloosahatchee River by bridge. Tolls are charged only on trips from Fort Myers toward Cape Coral or Sanibel.

Do I pay a toll to get from Sandoval to Fort Myers?

No toll is charged driving from Cape Coral toward Fort Myers. The Cape Coral and Midpoint bridges charge $2.00 with a transponder or $5.00 pay-by-plate for trips from Fort Myers to Cape Coral, and an unlimited LeeWay program costs $330 a year.

What amenities does Sandoval have?

The Lagoon Pool with a waterslide, a fitness center, three tennis courts, four dedicated pickleball courts, two bocce courts, basketball, sand volleyball, shuffleboard, horseshoes, disc golf, two dog parks, a playground, a fishing pier on Calypso Lake and the Esplanade, a two-mile linear park. Somerville has its own pool and cabana.

Is there a golf course at Sandoval?

No. Sandoval has no golf course, marina or boat ramp. Cape Royal, a nearby golf community in unincorporated Lee County, has a public 27-hole course with no membership requirement.

What internet service does Sandoval have?

Internet is bundled into the master assessment, and in 2025 the association contracted Blue Stream Fiber to build fiber to the home. The documents page still reads up to 500 Mbps and does not name the new provider, so we print no speed. Call the association office to confirm the delivered tier before you close.

How does Sandoval compare with Coral Lakes?

Sandoval has 1,406 homes and 92 recorded sales at a $359,500 median, all resales. Coral Lakes recorded 67 sales at a $247,990 median in the same 12 months, including an estimated 45 builder first sales, on 664 single-family parcels plus new homes still coded vacant land. Both are gated Cape Coral communities with clubhouses and lakes; the decision table above sets out the rest.

Is a new home being built in Sandoval?

No. Homes were completed from 2005 to 2019, and every recorded sale in the 12 months to September 25, 2026 was a resale. A buyer who wants a builder contract looks outside Sandoval.

Do I need a buyer agreement before touring?

Since August 17, 2024, if you work with an agent who participates in a REALTOR-affiliated multiple listing service, you sign a written agreement before touring, including live virtual tours, stating the compensation and that commissions are negotiable. The requirement comes from the industry settlement, not from Florida statute (National Association of REALTORS).

How do I start buying in Sandoval?

Call Marc at (239) 287-5873 or book a Sandoval buyer consultation. The first conversation is a carrying-cost and shortlist session across the three products with the estoppel list for any address you name. There is no charge, and you keep the work whether or not you go further.

Downloadable Documents

Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. A Sandoval buyer is handed several of these during a transaction, and reading them before the offer costs nothing.

Sources and Authoritative References

Every source below was read or checked on October 7, 2026 unless a line gives another date, and no competitor brokerage, listing portal or builder page appears, by policy. County sales figures are our analysis of the Lee County roll dated October 4, 2026 and recorded sales through September 25, 2026.

1. Sandoval Community Association, governing documents index. https://www.livesandoval.com/documents
2. Sandoval Community Association, homepage. https://www.livesandoval.com/
3. Sandoval Community Association, financial information. https://www.livesandoval.com/financials
4. Sandoval Community Association, Club Sandoval community center. https://www.livesandoval.com/community-center
5. Sandoval Community Association, Lagoon Pool. https://www.livesandoval.com/pool
6. Sandoval Community Association, fitness center. https://www.livesandoval.com/fitness-center
7. Sandoval Community Association, the Esplanade. https://www.livesandoval.com/esplanade
8. Sandoval Community Association, dog parks. https://www.livesandoval.com/dog-parks
9. Sandoval Community Association, Calypso Park. https://www.livesandoval.com/calypso
10. Sandoval Community Association, master Declaration of Covenants, Conditions and Restrictions. https://www.livesandoval.com/files/Declaration%20of%20Covenants%20Master.pdf
11. Sandoval Community Association, Use Restrictions recorded July 12, 2005. https://www.livesandoval.com/files/Use%20Restrictions%20Recorded%207-12-05.pdf
12. Sandoval Community Association, amendment to the Declaration, April 2008. https://www.livesandoval.com/files/Amendment%20to%20Declaration%20of%20CCRs%20April%202008.pdf
13. Sandoval Community Association, amended and restated bylaws, July 2014. https://www.livesandoval.com/files/2014%20bylaws%20restated.pdf
14. Sandoval Community Association, Amendment No. 2, January 23, 2018. https://www.livesandoval.com/files/Amendment%20_2%2001232018%20Searchable%20Word%20Doc.pdf
15. Sandoval Community Association, Villas 1 neighborhood covenants. https://www.livesandoval.com/files/Neighborhood%20covenants%20Villaa%20I%2C%20Lavaca%2C%20Casibari%2C%20Vareo%2C%20Lambay.PDF
16. Sandoval Community Association, Villas 1 amendment, February 2018. https://www.livesandoval.com/files/Amendment%20to%20CRRs%20for%20Villas%201%2002022018.pdf
17. Sandoval Community Association, Supplemental Declaration for Somerville at Sandoval. https://www.livesandoval.com/files/Supplemental%20Declaration%20for%20Somerville%20at%20Sandoval.pdf
18. Sandoval Community Association, rental application dated May 19, 2026. https://www.livesandoval.com/files/RENTAL%20APPLICATION%20May%2019%2C%202026.pdf
19. Sandoval Community Association, architectural review application dated May 9, 2024. https://www.livesandoval.com/files/ARC%20Review%20Application%20Form%20May%209%202024.pdf
20. Sandoval Community Association, approved plant list, February 2023. https://www.livesandoval.com/files/Approved%20plant%20list%20Feb%202023.pdf
21. Sandoval Community Association, realty signage guidelines. https://www.livesandoval.com/files/Signage%20Guidelines%20-%20Realty%20Signs.pdf
22. Florida Department of State, Division of Corporations, Sunbiz entity search (Sandoval Community Association, Inc., N03000010403, and the six Somerville and Villas I corporations named in this guide). https://search.sunbiz.org/
23. Florida Department of Business and Professional Regulation, estoppel certificate fees notice. https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
24. Florida Department of Business and Professional Regulation, license lookup. https://www.myfloridalicense.com/wl11.asp
25. Florida Statutes 2026, s. 689.302, disclosure of flood risks to prospective purchaser. https://www.flsenate.gov/Laws/Statutes/2026/689.302
26. Florida Statutes 2026, s. 720.401, prospective purchasers subject to association membership requirement. https://www.flsenate.gov/Laws/Statutes/2026/720.401
27. Florida Statutes 2026, s. 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
28. Florida Statutes 2026, s. 718.503, developer and nondeveloper unit owner disclosure prior to sale. https://www.flsenate.gov/Laws/Statutes/2026/718.503
29. Florida Statutes 2026, s. 718.116, assessments and estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/718.116
30. Florida Statutes 2026, s. 718.112, bylaws and structural integrity reserve study. https://www.flsenate.gov/Laws/Statutes/2026/718.112
31. Florida Statutes 2026, s. 553.899, mandatory structural inspections for condominium and cooperative buildings. https://www.flsenate.gov/Laws/Statutes/2026/553.899
32. Florida Statutes 2026, s. 689.261, disclosure of ad valorem taxes to prospective purchaser. https://www.flsenate.gov/Laws/Statutes/2026/689.261
33. Florida Statutes 2026, s. 201.02, tax on deeds. https://www.flsenate.gov/Laws/Statutes/2026/201.02
34. Florida Statutes 2026, s. 201.08, tax on mortgages. https://www.flsenate.gov/Laws/Statutes/2026/201.08
35. Florida Statutes 2026, s. 199.133, nonrecurring intangible tax. https://www.flsenate.gov/Laws/Statutes/2026/199.133
36. Florida Statutes 2026, s. 28.24, service charges, recording. https://www.flsenate.gov/Laws/Statutes/2026/28.24
37. Florida Statutes 2026, s. 197.162, tax discount payment periods. https://www.flsenate.gov/Laws/Statutes/2026/197.162
38. Florida Statutes 2026, s. 197.333, when taxes are due and delinquent. https://www.flsenate.gov/Laws/Statutes/2026/197.333
39. Florida Statutes 2026, s. 193.155, homestead assessments. https://www.flsenate.gov/Laws/Statutes/2026/193.155
40. Florida Statutes 2026, s. 475.278, authorized brokerage relationships. https://www.flsenate.gov/Laws/Statutes/2026/475.278
41. Florida Statutes 2026, s. 553.79, permits, applications, issuance and inspections. https://www.flsenate.gov/Laws/Statutes/2026/553.79
42. Florida Statutes 2026, s. 627.711, notice of premium discounts and the uniform mitigation verification inspection form. https://www.flsenate.gov/Laws/Statutes/2026/627.711
43. Florida Department of Revenue, Save Our Homes annual assessment limitation table. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
44. Florida Department of Revenue, documentary stamp tax. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
45. Florida Department of Revenue, nonrecurring intangible tax. https://floridarevenue.com/taxes/taxesfees/Pages/nonrecurring_intangible_tax.aspx
46. Florida Administrative Code, Rule 69O-186.003, title insurance rates. https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
47. Florida Department of Financial Services, title insurance overview. https://www.myfloridacfo.com/division/consumers/understanding-insurance/title-insurance-overview
48. Lee County Property Appraiser, general exemption information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
49. Lee County Property Appraiser, tax rolls and millage books. https://www.leepa.org/Roll/TaxRoll.aspx
50. Lee County Property Appraiser, 2025 taxing district millage book. https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
51. Lee County Property Appraiser, 2026 taxing district millage book, printed October 9, 2026. https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
52. Lee County Property Appraiser, property search. https://www.leepa.org/Search/PropertySearch.aspx
53. Lee County Property Appraiser, parcel fabric. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
54. Lee County Tax Collector, property taxes. https://www.leetc.com/property-taxes/
55. Lee County, standard toll fares, LeeWay. https://www.leegov.com/tolls/cost
56. Lee County, commissioners confirm design direction for the Cape Coral bridge replacement, September 19, 2023. https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf
57. Lee County Community Development, flood information. https://www.leegov.com/dcd/flood
58. Lee County Community Development, FEMA map changes. https://www.leegov.com/dcd/flood/floodways/femamapchanges
59. City of Cape Coral, assessments, annual rates and Utilities Extension Project tables. https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php
60. City of Cape Coral, special assessment frequently asked questions. https://www.capecoral.gov/department/financial_services/customer_billing_services/special_assessment_faqs.php
61. City of Cape Coral, Utilities Extension Project overview. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/index.php
62. City of Cape Coral, Utilities Extension Project frequently asked questions. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/frequently_asked_questions.php
63. City of Cape Coral, North 1 East assessment costs. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_assessment_costs.php
64. City of Cape Coral, North 1 West assessment costs. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_west_assessment_costs.php
65. City of Cape Coral, North 2 Utilities Extension Project. https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_2_uep.php
66. City of Cape Coral, CapeIMS and the payoff request service. https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php
67. City of Cape Coral, water, wastewater and irrigation rate schedules effective October 1, 2026. https://www.capecoral.gov/Documents/Departments/Financial%20Services/Customer%20Billing%20Services/UT-Rates-Current.pdf
68. City of Cape Coral, flood protection. https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
69. City of Cape Coral, substantial improvement and damage notice (the 50 percent rule), updated July 1, 2025. https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Improvements%20and%20Repairs%20of%20Buildings%20in%20Flood%20Zones/Substantial%20Improvement%20Damage%20Application%20Checklist%20-%20FEMA%20Packet%207-1-25%20-%20Fillable.pdf
70. City of Cape Coral, FEMA and National Flood Insurance Program notices. https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
71. City of Cape Coral, flood elevation certificate portal. https://capecoralfl.withforerunner.com/
72. City of Cape Coral, EnerGov citizen self service permit search. https://energovweb.capecoral.gov/EnerGovProd/SelfService
73. City of Cape Coral, fire services assessment. https://www.capecoral.gov/government/city_manager/fire_services_assessment.php
74. City of Cape Coral, City Council approves 2027 budget and maintains millage rate, October 6, 2026. https://www.capecoral.gov/news_detail_T4_R796.php
75. City of Cape Coral, property tax toolkit. https://www.capecoral.gov/government/property_tax_toolkit.php
76. City of Cape Coral, HB 803 permit rules effective July 1, 2026. https://www.capecoral.gov/news_detail_T4_R715.php
77. City of Cape Coral, Cape Coral Grove. https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/coral_grove.php
78. City of Cape Coral, Bimini Basin East. https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/bimini_basin_east.php
79. City of Cape Coral, Bimini Square. https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/bimini_square.php
80. City of Cape Coral, The Cove at 47th. https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/the_cove_at_47th.php
81. City of Cape Coral, Northwest Cape and Seven Islands. https://www.capecoral.gov/departments/development_services/city_planning_division/northwest_cape_seven_islands/index.php
82. City of Cape Coral, city planning public hearing cases. https://www.capecoral.gov/publichearing
83. City of Cape Coral, Oasis Charter School information. https://www.capecoral.gov/departments/human_resources/oasis_charter_school_information.php
84. City of Cape Coral, Land Development Code section 4.1.3, zoning district dimensional standards. https://online.encodeplus.com/regs/capecoral-fl/doc-view.aspx?secid=99
85. Cape Coral Charter School Authority, Oasis Charter Schools. https://www.capecharterschools.org/
86. Oasis High School, prospective students. https://www.oasishighschool.net/prospective-students
87. School District of Lee County, Student Enrollment Plan 2026 to 2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
88. School District of Lee County, open enrollment entirely online January 20, 2026. https://www.leeschools.net/news/january_2026/open_enrollment_entirely_online_january_20th
89. Florida Department of Education, 2025-26 school grades. https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
90. Citizens Property Insurance Corporation, 2026 approved rate changes by county. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
91. Citizens Property Insurance Corporation, inspections, four-point and roof rules. https://www.citizensfla.com/inspections
92. Citizens Property Insurance Corporation, your wind mitigation inspection. https://www.citizensfla.com/-/content-your-wind-mitigation-inspection
93. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
94. Federal Emergency Management Agency, Flood Map Service Center. https://msc.fema.gov/portal/home
95. Federal Emergency Management Agency, FloodSmart and the National Flood Insurance Program. https://www.floodsmart.gov/
96. Federal Register notice 2026-09850, flood hazard determinations. https://public-inspection.federalregister.gov/2026-09850.pdf
97. U.S. Census Bureau, geocoder. https://geocoding.geo.census.gov/geocoder/
98. National Association of REALTORS, written buyer agreements 101. https://www.nar.realtor/the-facts/written-buyer-agreements-101
99. National Association of REALTORS, what the settlement means for home buyers and sellers. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
100. National Association of REALTORS, summary of 2024 MLS changes. https://www.nar.realtor/about-nar/policies/summary-of-2024-mls-changes
101. Freddie Mac, Primary Mortgage Market Survey. https://www.freddiemac.com/pmms
102. Consumer Financial Protection Bureau, owning a home. https://www.consumerfinance.gov/owning-a-home/
103. Cape Coral Breeze, Cape Council sets fees and assessments, August 26, 2026. https://www.capecoralbreeze.com/news/breaking-news/2026/08/26/cape-council-sets-fees-assessments-2/
104. Gulfshore Business, new CDDs will fund infrastructure for Cape Coral communities, July 23, 2026. https://www.gulfshorebusiness.com/lee/new-cdds-will-fund-infrastructure-for-cape-coral-communities/article_fee8a0b4-6875-4820-ba24-f6b96242c405.html
105. Lee County Property Appraiser roll file dated October 4, 2026 and county recorded sales through September 25, 2026, analyzed by McGreevy and Comisar; public door at https://www.leepa.org/Search/PropertySearch.aspx.
106. Southwest Florida MLS, Sandoval closings, pulled September 6, September 7 and September 13, 2026, cited only with those dates and only for the fields named; and Southwest Florida MLS (Matrix), Residential, Development SANDOVAL, closings in the 12 months to September 25, 2026 and active listings on October 10, 2026, pulled October 10, 2026, our analysis.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Sandoval buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Sandoval buyers get the same partner-level representation our clients from Estero to Cape Coral get. If you are searching for the best buyer's agent in Sandoval, Cape Coral, Florida, McGreevy and Comisar represents homebuyers across Cape Coral, Lee County, Estero, Bonita Springs, Naples, Fort Myers, Collier County and Charlotte County. Whether you are relocating, snowbirding, buying your first home or upgrading, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.

The community guide for this purchase is our Sandoval neighborhood guide. Selling first? Read how we sell homes in Sandoval. Ready to buy? Start your Sandoval buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Sandoval home is worth. If your Sandoval choice is a villa or a condominium, read our buyer's guides to Villas at Sandoval and Somerville at Sandoval, and see the other Cape Coral guides in buying a home in Cape Coral.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.